Foundation Cracks – Problems, Causes, and Solutions

Foundation cracks can be a major concern for homeowners as they can compromise the structural integrity of a home and lead to costly damage. It is important to recognize the signs of a foundation problem and take action to repair the cracks as soon as possible.

Problem Signs

When you notice a crack in the foundation of your home, it is important to take note of its size, orientation (vertical or horizontal), and any accompanying signs such as difficulty opening doors or windows or dampness. Many foundation cracks are non-structural and are simply settling cracks that occur naturally over time. However, larger cracks and especially horizontal cracks may indicate a more serious structural problem. It is important to address foundation cracks as soon as they are noticed in order to prevent further damage and preserve the integrity of the home.

Cracks in the walls, floors, or foundation
Water stains on the cement walls below the cracks or pooling of water near the crack
Doors and windows that are difficult to open or close
Gaps between the walls and floors or ceilings and walls
Uneven or sloping floors

Causes

Settling foundations can be caused by several factors. Firstly, water can accumulate along foundation walls as a result of poor exterior drainage. When basements are poured, hard-pan clay is removed and replaced with softer, soft pan clay. This can lead to extra hydrostatic pressure through the “Clay Bowl Effect”. Poor soil quality and geology can also be an issue. In some places like the State of Missouri, Karst geology can work together with water to form small or large underground sinkholes that can lead to foundation cracks. The last factor is improper construction. Older homes or foundations that were not poured to modern standards or without a proper footing can cause foundation cracking in a home that is not supported as well as it could be.

- Poor exterior drainage: If water is not properly drained away from the foundation, it can cause hydrostatic pressure and lead to foundation cracks.

- “Clay Bowl Effect” and Hydrostatic pressure: This occurs naturally as a result of the excavation and construction of a basement. Hydrostatic pressure is when water builds up in the soil around the foundation, causing pressure on the foundation walls and leading to cracks.

- Poor soil quality: Soil that is too wet, dry, or rocky can put additional stress on the foundation and cause cracks to develop.

- Improper construction: Incorrect construction techniques or the use of inferior materials can also lead to foundation cracks.

Possible Solutions

There are several options available for repairing foundation cracks, including low-pressure and high-pressure crack injection, carbon fiber reinforcement, and helical piers. Low-pressure injection involves injecting a substance, such as Ultra Low Viscosity Epoxy (ULV) or polyurethane, into the crack using minimal pressure and surface injection ports. High-pressure injection involves drilling small holes at a 45 degree angle into the concrete wall and injecting polyurethane or epoxy at a high pressure, up to 3000 psi. Carbon fiber strips can be attached to the foundation using adhesive to provide extra support and stability, and helical piers are driven into the ground to support the foundation and help stabilize the home.

Low-pressure and high-pressure crack injection: Using either injection ports, or small holes drilled at a 45-degree angle to inject either Ultra Low Viscosity Epoxy (ULV) or Closed-cell Polyurethane Foam. ULV epoxy is a high-strength material that is suitable for small to medium-sized cracks, and “glues” the concrete together, while polyurethane is a flexible material that is suitable for larger cracks.

Carbon fiber reinforcement: Carbon fiber strips are attached to the foundation using a strong adhesive. These strips provide extra support and stability to the foundation, helping to prevent further cracks from forming. This solution is often used in conjunction with other repair methods and is suitable for cracks of all sizes.
Helical piers: These piers are driven into the ground to support the foundation and help stabilize the home. They can be used to repair foundation cracks and can also be used to level a foundation that has settled.

In Conclusion

When repairing foundation cracks, it is important to follow the guidance of reputable organizations such as the American Society of Civil Engineers (ASCE). The ASCE recommends repairing cracks as soon as they are noticed in order to prevent further damage and preserve the integrity of the foundation.

While it is possible to repair foundation cracks on your own, it is often best to call in a professional. A skilled contractor will have the knowledge and experience to properly assess the damage and determine the most effective repair method for your specific situation. Ignoring foundation cracks can lead to serious problems in your home. Repairing the cracks as soon as they are noticed is essential in maintaining the safety and value of your property. Using leading construction methodologies and guidance, and possibly seeking the assistance of a professional, can help ensure that the repair is done correctly and effectively.

At The Foundation Guys, we understand the importance of addressing foundation cracks as soon as they are noticed in order to prevent further damage and preserve the integrity of your home. Our team of professionals is available to provide information and free inspections for homeowners in Missouri. We are committed to working with our customers to find the most effective and budget-friendly solution for their specific situation. Don’t let foundation cracks go unchecked – give us a call to learn more and schedule your free inspection. The sooner you address the issue, the more you can protect the value and safety of your home.

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