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How do you assess the severity of foundation cracks?

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Foundation cracks are a common problem in many buildings, but not all of them are equally serious. Some cracks are cosmetic and can be easily fixed, while others indicate structural damage and require professional intervention. How do you assess the severity of foundation cracks and what steps can you take to repair and maintain your foundation? In this article, we will answer these questions and provide some tips on how to prevent further cracking.

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1 Types of foundation cracks

The first step to assess the severity of foundation cracks is to identify what type of crack it is. There are four main types of foundation cracks: horizontal, vertical, diagonal, and stair-step. Horizontal cracks run across the foundation wall and are usually caused by soil pressure, frost heave, or water damage. They are the most serious type of crack and can compromise the stability of the wall. Vertical cracks run up and down the foundation wall and are usually caused by settling, shrinking, or curing of the concrete. They are less serious than horizontal cracks, but can still allow water and pests to enter the wall. Diagonal cracks run at an angle across the foundation wall and are usually caused by differential settling, which means that one part of the foundation moves more than another. They can vary in severity depending on the width and direction of the crack. Stair-step cracks follow the pattern of the mortar joints in a brick or block foundation wall and are usually caused by uneven movement of the wall. They can also vary in severity depending on the width and location of the crack.

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2 Repair methods for foundation cracks

The second step to assess the severity of foundation cracks is to determine what repair method is suitable for the type and size of the crack. Epoxy injection, polyurethane injection, carbon fiber reinforcement, and piering or underpinning are some of the most common repair methods. Epoxy injection is effective for narrow, non-moving cracks that are dry and clean, while polyurethane injection works well for wider, moving cracks that are wet or damp. Carbon fiber reinforcement is suitable for horizontal or diagonal cracks that are stable or slightly moving. Piering or underpinning is recommended for severe cracks caused by significant settlement or soil pressure.

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3 Maintenance tips for foundation cracks

When assessing the severity of foundation cracks, it is important to follow some maintenance tips to prevent further cracking and damage. Monitor the cracks regularly and look for any changes in width, length, or direction. Ensure the soil around the foundation is well-drained and graded to avoid water accumulation and pressure, and install gutters, downspouts, and drainage systems to divert water away from the foundation. Trees or shrubs planted too close to the foundation can create cracks, so prune them regularly and install root barriers if necessary. Control the humidity and temperature in your basement or crawl space with a dehumidifier, a vapor barrier, and insulation to keep the space dry and warm. Additionally, apply a waterproofing coating or membrane to the exterior or interior of the foundation wall to seal any minor cracks and prevent water penetration. By following these tips, you can protect your foundation from further deterioration.

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Mark W. Hoidas

Owner, Hoidas Engineering, PLLC
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The best advice I would give is to have the footing soil tested for bearing capacity by a licensed and insured professional geotechnical engineering firm prior to placing concrete in footings. Also add rebar to footings for insurance.

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Tedd Miller

Construction Project Manager
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For residential foundations and basements, having a solid water drainage plan is key. Many times builders do the bare minimum and only what the code requires. Always tile your downspouts away from the house, invest in a good waterproofing membrane system for your basements walls and get a good name brand sump pump with battery back-up.

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How do you assess the severity of foundation cracks?

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1 Types of foundation cracks

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3 Maintenance tips for foundation cracks

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How do you assess the severity of foundation cracks?

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1 Types of foundation cracks

2 Repair methods for foundation cracks

3 Maintenance tips for foundation cracks

Construction

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