House foundations can be made from a variety of materials. Here in Canada a poured concrete foundation is certainly the most common, for a number of good reasons. When installed properly, they are strong, durable, and relatively inexpensive compared to other foundation types. But, a common condition that concrete does suffer from is cracking. It's been said that there are two types of concrete. 1) Concrete that's cracked. 2) Concrete that's going to crack. Not all concrete foundations have cracks but it's not uncommon to find multiple vertical crack locations on any given house, though you often see no adverse affects from them. We call these "typical minor cracks". The foundation is still able to do its job and support the weight of the house above it. The only real concern with these types of cracks, is the potential for water entry into the basement which happens if the crack continues below grade level. When these types of cracks are noted, be sure to check the corresponding location in the basement for signs of water entry. If a leak is present it will have to be repaired sooner rather than later. With new technologies in foundation crack repair, this process is much less invasive than it used to be. Repairs can now be made from inside the home, rather than having to excavate the exterior to expose the crack. Even if the basement is developed, it's much easier to repair some drywall and baseboards than it is to dig up flower beds, move sidewalks, and re-sod the disturbed areas of the lawn.
To repair these types of cracks, a foundation specialist must be hired, at which point there are three standard repair methods. Resin injection method, an exterior patch method, or by installing a drainage layer to the exterior. The injection method is the most popular and least invasive for this type of crack. This is a structural repair as well as leak repair, ensuring the crack will not leak again.
Horizontal cracks raise more serious concerns, and usually indicate a more significant problem. Where horizontal cracks are present, a foundation expert or structural engineer should be consulted to determine the cause and appropriate repair method.
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| Foundation repair using the injection method |
Minor foundation cracks can go years without being noticed or posing any problems. But remember if they do become an issue, repairs are typically less costly than you might think!
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