Foundation Crack Repair

Foundation Crack Repair Costs 2021

Being a homeowner is a job in itself, but it’s one that pays off in the long run if you keep up with maintenance, repairs, and replacements. Most importantly, you need to take special care of your home's foundation because it plays a big part in your home’s structural integrity. In the United States, approximately 60% of homes are built on soils with some clay content. Of these, more than half of the homes will experience damage.

If your home is part of the 'more than half,' you want to be properly prepared to take care of any small damages to prevent any bigger ones from arising. Likewise, you'll want to apply additional preventative measures even if there hasn't been any damage yet. 

If you're looking for accurate information related to foundation repair, this guide will be a good place of reference. You will learn:

• When Should You Be Worried About Foundation Cracks
• The Types of Foundation Cracks
• How to Repair Foundation Cracks
• If The Cost of Fixing a Crack in the Foundation is Covered by Insurance
• How to Save Money With Foundation Crack Repair

When Should You Be Worried About Foundation Cracks?

When it comes to the seriousness of foundation cracks, it's important to put into consideration their size and location, as well as how many cracks there are. As homes age, they're eventually going to accumulate cracks in their foundation. It's up to you to keep an eye out to measure how serious the damage is.

Serious signs to look out for:

• Large cracks 
• Multiple cracks
• Operational problems with doors and windows sticking
• Walls bowed inward 
• Cracks or damages to your floor like buckling and waving
• Leaking or musty smell from the basement wall or crawl space 

Now that you're more familiar with signs to look out for, understanding what causes structural cracks can help locate the issue, find appropriate solutions, and implement preventative measures to stop any further damage.

Some common causes: 

• Settlement - Settlements are like hairline cracks. Creaking homes and mild uneasiness aren't often something to worry about on your foundation wall unless it expands and shows signs of 'shifting.'
• Expansive soils - Heaving and lifting pressures are a common cause if your soil is high in clay content. 
• Drainage issues - One of the most common causes of foundation cracks is poor drainage near your home.
• Plumbing leaks - Water lines or sewer lines leak, and if the water gets around or under the foundation, there can be problems. Problems can get significantly worse if the issue isn't addressed promptly.
• Rotation of foundation - Leans slightly inward or outward.
• Poor soil compaction - If the soil doesn't support the weight of the house and foundation. 
• Structural Engineer errors - If they're not properly engineered, cracks and additional damage can become an issue.
• Adding a second story - Sometimes, structural problems can happen if you add a second story to a home that isn't built for it.
• Frost uplift or heaving - Cold climates can cause ice to get into the soil and make it move inward or outward, impacting the foundation. 
• Geotechnical issues - Homes affected by earthquakes, landslides, and similar are vulnerable to structural problems as well. 

Likewise, it is also important to understand and apply preventative measures to expand your foundation's lifespan and durability. As a homeowner, it's your responsibility to keep up with the proper maintenance to avoid decreasing your home value and keep everyone in your home safe. 

Preventative measures:

• Keep the soil moist, not soaking wet.
• A downspout downer moves excess water to the streets to avoid water damages.
• Plant deep-rooted trees and shrubs away from the house so that they don't compete with your soil for water and dry it out.
• Sprinklers on a timer for 30 minutes (morning and night) can be a good fix for dry soil, but be sure not to overwater. 

Check out the video below for more information about keeping your soil moist. 

What Are The Types of Foundation Cracks?

Knowing the different types of foundation cracks will help you pinpoint your exact problem, its seriousness, and where to go from here. While many homes will eventually fall victim to cracks and damage, they're unlikely to have the same exact problems. 

First, there are block foundations that don't go vertical or diagonal. Instead, they take on the shape of 'stair steps.' This type of foundation crack is found in a concrete block foundation, often along mortar joints between blocks. 

The three concrete wall types of cracks to get familiar with are vertical, diagonal, and horizontal.

Vertical Foundation Crack

Vertical cracks are common and not considered to be as dangerous as the other types of foundation cracks. In fact, concrete cracks can happen in new homes when tension and pressure are resulting from rainwater. 

When you have more than one crack, you should consider it a more serious problem. With one, it could just be concrete shrinkage as the wall cured. 

This problem is often taken care of quickly and easily, as long as you take care of the foundation problem right away.

Diagonal Foundation Crack

Often, diagonal cracks result from differential concrete settlements, which means that your foundation is settled unevenly. It can lead to more serious problems but isn't dangerous initially. 

Diagonal problems are not as easy to take care of because you have to pinpoint the exact location of the problem to prevent more damage, but they are significantly easier than horizontal cracks.  

Horizontal Foundation Crack

Horizontal cracks are the nightmare you need to look out for when determining the type of crack you have in your home. They are the number one sign of a severe structural problem. Some common causes can be forced strain from the ground that causes bowing, excessive backfilling, and frost heave.

How to Repair Vertical or Diagonal Foundation Cracks?

Vertical and diagonal concrete foundation wall cracks can be fairly easy to fix. In many cases, for small cracks, all you have to do is apply a sealant like caulk or flexible filler with a putty knife. This solution is great for patching. 

If you have a bigger crack in your foundation, you can use a putty knife to fill the crack in with hydraulic cement. 

Make sure you get deep into the crack, rather than just covering the cracks superficially, and wipe off any excess. 

Can Vertical Cracks Be Fixed With a Crack Injection?

Yes, it's common for a concrete maintenance specialist or homeowner to fix vertical cracks with an epoxy or polyurethane crack injection. In fact, it's believed that more than 99% of the time, the crack injection will fix the problem.

Polyurethane foams are used as a sealer and waterproofing (not structural repair). 

On the other hand, epoxy injections are for structural repair and come from ultra-thin viscosities to more of a paste. The option you choose is dependent on the crack in question. You'll want to fill in the entire crack, so base your choice off of that.

How to Repair Horizontal Foundation Cracks?

Horizontal cracks aren't something you want to mess with and do it yourself to save money. Cracks like this require a detailed inspection from a foundation repair contractor. With that said, this is how it would be done.

Plate anchors are a good solution to correct problems regarding a horizontal foundation crack. They're installed by digging holes into the soil away from the foundation. Rods go into the basement wall's small holes and connect to exterior anchors installed in the soil. 

Then a wall plate is set up inside and secured to the rod. A professional then uses a torque to pull it back into place. With major repairs like this one, you can expect to pay an average of $10,000 or more.

Can Horizontal Cracks Be Fixed With a Crack Injection?

By no means should you quickly DIY a horizontal crack with crack injection. For more serious cases, you'll want to bring in a structural engineer to work on your foundation to ensure the safety of you, your family, and your home. 

When is A Cracked Foundation Beyond Repair?

Fortunately, a cracked foundation being beyond repair is not very common. However, it does occasionally happen. 

Some of the most serious signs of structural problems are:

• Foundation cracks are changing direction.
• Your floors are sloping.
• The pressure is causing your wall to bulge.
• The crack opening is big enough to fit a dime in it.
• Vertical cracks are wider on the top than the bottom.

According to the U.S. Department of Housing and Urban Development Office of Policy Development and Research, in rehab work, permanent wood foundations can replace a large section of an existing foundation that is damaged beyond repair or needs to be replaced. 

Is the Cost of Fixing A Crack in The Foundation Covered by Insurance?

Yes and no. The cost of fixing a crack in the foundation is covered by insurance if you have the 'Dwelling Coverage' component and the repair isn't due to normal wear and tear or leaks. Chances are that you do have the coverage, but it never hurts to check and make sure. 

Dwelling coverage is a component of your homeowners’ insurance that protects your home's structure. This includes the foundation, frame, wall, and roof.

According to Bankrate, your dwelling coverage covers your foundation if it is damaged by:

• Fire
• A vehicle or aircraft colliding with your home
• Vandalism
• Falling objects
• Water damage that results from an overflow in your A/C, heating, or plumbing system
• Windstorms
• Explosions

Likewise, Policy Genius reports most companies will not cover your foundation repairs if it was caused by:

• Earthquakes
• Flooding
• War
• Mudslides
• Sinkholes
• Wear and tear and neglect
• Government action
• Pests
• Slowly accumulated water damage
• Water or any other substance that overflows from a sump pump or other system designed for the removal of subsurface water
• Tree root damage

How To Save Money With Foundation Crack Repair?

Being a homeowner is hard work and often more expensive than you can imagine. Fortunately, there are ways to cut costs without sacrificing quality. 

Before you jump into such a big home project, consider these options for saving money with foundation crack repair:

• Warranty - Warranties don't always cover small cracks (like hairline cracks), but it's always worth trying to see if any local companies around you do. On the other hand, most (if not all) offer warranties for the bigger jobs that need structural work.
• Homeowners Insurance - Insurance can make your financial state much less strained when unexpected covered home improvements are needed. 
• Understand your problem and solution - Don't let a professional talk you into any extra jobs that aren't necessary. Know what your problem is and how it should be fixed to avoid upselling tactics. 
• Compare quotes - Don't be fooled into thinking you have to spend a lot of money to get high-quality professional help. Some companies are overpriced. Instead, shop around and compare costs to make sure that you're getting a good deal.

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