Have you noticed cracks in your home’s foundation? If so, you may be wondering how to fix them.
There are many ways to repair cracks in your foundation, but one of the ways is to do it from the outside. This article will explain how this foundation repair works and what you can expect when you hire a professional contractor.
So, keep reading.
What Are Foundation Cracks?
Foundation cracks are openings or fissures in the foundation of a building or home. They can result from various factors and vary significantly in size, shape, and severity. The foundation is a critical part of the structure, providing stability and support. Although minor cracks are usually harmless and part of the natural aging process of a structure, more significant or developing cracks can indicate underlying issues. They may compromise the foundation and the overall structural integrity of the building.
What Causes Foundation Cracks?
Many factors can cause foundation cracks. Some of the most common include:
Soil Movement
Expansive soils are soils that significantly change in volume with water content fluctuations. The primary soil responsible for this behavior is clay soil. It expands when the soil absorbs water (e.g., rainfall, irrigation, or leaks). The expansion exerts upward pressure on the foundation, leading to heaving—an upward movement of the structure. During dry periods, the previously expanded soil loses moisture and contracts. This shrinkage can cause the foundation to settle or sink. This behavior can make the foundation move unevenly, causing cracks and other structural issues.
Soil settlement refers to the downward movement of the ground and foundation due to the consolidation and compaction of soil under load over time.
- Even Settlement: When the entire structure settles evenly, minor issues may arise but are generally less severe.
- Uneven Settlement: This occurs when different parts of the foundation settle at different rates or extents, leading to tilting, cracking, and other structural problems.
Water Problems
Water problems are a significant contributor to foundation issues. Poor drainage and water leakage around the foundation can lead to water accumulation, which in turn affects the stability of the soil and the integrity of the foundation itself. When water doesn’t drain away from the foundation adequately, it can pool around the structure’s base.
This pooling can cause the soil to become saturated, especially in soils that absorb and hold water (e.g., clay). Saturated soil expands and exerts pressure on the foundation walls and footings. This pressure can make your foundation walls bow, crack, and even move.
Leaks from pipes can lead to water infiltration, and poor ventilation can cause condensation to seep into the foundation material.
Temperature Changes
In regions with freezing temperatures, water can infiltrate small cracks in foundation materials. When surrounding temperatures drop, this water freezes and expands, causing the cracks to expand and potentially leading to significant foundation damage over time.
Design Flaws
Flaws in design or architectural plans, such as improper load distribution or unsupported overhangs, can result in uneven stress on the foundation, causing cracks and other issues.
Footings that are too shallow or improperly constructed may not provide adequate support. This can lead to the foundation settling or shifting, resulting in cracks and structural instability.
Using a concrete mix with improper proportions of cement, aggregate, and water can also compromise the strength and durability of the foundation, making it more susceptible to cracks and other damage.
Tree Roots
Large trees too close to a foundation can have extensive root systems that grow under and around the foundation. These roots can cause the soil to shift, leading to foundation displacement and cracks.
Natural Disasters
Seismic activity can stress foundation structures immensely, leading to cracks, shifts, or even complete foundation failure. Excessive water from floods can saturate the soil surrounding the foundation, leading to erosion, soil movement, and weakening of the foundation.
Fixing Foundation Cracks From The Outside: How It’s Done
If your foundation expert determines that cracks in your foundation need repairing, they may opt to carry out the work from the outside.
Here are the general steps they will follow to perform the service:
Step 1: Identify The Crack Location
This step involves walking around your home’s exterior and looking for visible cracks in the foundation. In addition to the visible cracks outside, checking for cracks inside your crawl space or basement is also necessary.
Step 2: Excavate The Area Around The Crack
The professionals will then excavate the soil around the crack to expose its full length. The trench should be wide enough to provide easy access to the foundation and deep enough to reach the bottom of the crack.
Step 3: Clean And Prepare The Area
After the excavation, they’ll clean out any loose debris, dirt, or old sealant from the crack and the surrounding area. Then, ensure the area is dry before proceeding.
Step 4: Apply Cement To The Crack
A frequently used method for sealing a foundation crack from the outside is to apply cement to the crack. After the cement has dried, the crack will be concealed on the exterior surface of your foundation wall.
Step 5: Install Waterproofing Materials
Once the cement has cured, apply a waterproof sealant over the repaired area. This can be a liquid rubber membrane or waterproofing paint. They can install a waterproof membrane (vapor barrier) over the cured cement and sealant if additional waterproofing is needed.
Step 6: Backfill The Excavated Hole
Once the repair is done, they will carefully backfill the trench with the excavated soil. They will place the soil back in layers and compact each layer to avoid air pockets that could lead to settling. Professionals will ensure that the soil around your foundation slopes away from your home to direct rainwater away from the foundation.
While some homeowners might think they can DIY these foundation projects, we do not recommend it. A home’s foundation is one of its most essential parts. It keeps the house standing and protects it from the elements. If you want to ensure that your foundation is in good shape, you should hire a professional contractor specializing in foundation repair.
Apart from repairs, a professional can inspect your foundation. They can tell you if any other issues with your foundation need to be addressed. If they find something wrong, you can discuss it and decide on the following steps.
Is It Possible To Fix Foundation Cracks From The Inside?
Yes, you can fix foundation cracks from the inside. In many cases, interior repairs are effective and can provide a practical solution, especially when exterior repairs are not feasible. The cracks may be more accessible inside and can be repaired more easily. However, interior repairs are not always the best option. You should consult a foundation expert before undertaking any repairs on your foundation.
Do All Foundation Cracks Need A Repair?
Not all foundation cracks require repair, but assessing them carefully is essential. Here are some general guidelines:
- Hairline Cracks: These are often a normal part of the foundation settling process and do not typically require repair. However, they should be monitored for changes.
- Vertical Cracks: Vertical cracks are usually less concerning and can result from normal settling. A professional should evaluate them to determine if repair is necessary.
- Horizontal and Diagonal Cracks: These can be more serious and might indicate pressure on the foundation walls or shifting of the soil. Such cracks usually require professional evaluation and repair.
- Cracks with Water Seepage: Any crack allowing water to enter your basement or crawl space should be addressed to prevent mold, mildew, and further structural damage.
Having a foundation specialist inspect any cracks is always a good idea to determine the cause and the best course of action.
When To Call A Foundation Professional
Knowing when to call professionals for foundation issues can save you tons of time, money, and potential headaches.
Here are some signs indicating it’s time to consult foundation experts:
- If you notice cracks that are wide, long, or growing over time
- If you see horizontal or diagonal cracks
- If you observe water entering through foundation cracks
- Any noticeable shifting, settling, or movement of the foundation
- Walls that seem to be bowing or bulging inward
- Problems in opening or closing doors and windows or noticing gaps around them
- Floors that slope or feel uneven
If you notice these signs, call HydroHelp911 for a free estimate. We’ll come out and inspect your foundation and give you an estimate for any needed repairs. We are the trusted foundation experts in Greater Charlotte and surrounding areas.
