Foundation Repair 101: How to fix cracks.

How to begin.

Before you panic, consider contacting a foundation repair contractor or structural engineer to assess the situation and provide you with a report.

Contacting a professional will get you started in the right direction. But first, it’s a good idea to educate yourself on some of the potential foundation problems you might encounter. This will help you talk intelligently with your foundation repair contractor. It will also help you make an educated decision about how to proceed with securing a long-term solution for your home’s structural issues.

What causes foundation problems in homes?

Foundation problems can be caused by:

• Earthquakes
• Water damage due to eroded concrete
• Shifting soil from temperature fluctuations
• Soil erosion from improperly draining gutters
• Ground pooling near the foundation
• Improper construction

The most common signs of foundation problems.

Here are some of the tell-tale signs there’s something wrong with your home’s foundation:

• Interior or exterior walls cracking
• Movement in the floors
• Cabinets or countertops are separated from the walls
• Interior or exterior doors are sticking
• Cracked or warped siding
• Mildew smells begin to develop
• Drainage issues develop
• Ground around the home starts to sink

The different types of foundation cracks and how to recognize them.

It’s important to learn how to recognize the different types of foundation cracks. This will enable you to react to them immediately before they develop into a more serious problem. Here are some of the most common cracks to know:

1. Horizontal foundation cracks.

Horizontal foundation cracks are the most serious type of foundation cracks. As the name indicates, these cracks are horizontal and can be of any length and thickness.

Horizontal cracks are sometimes accompanied by bowing walls. Horizontal cracks (or the combination of horizontal cracks and bowing walls) usually indicate a serious issue.

2. Stair-step foundation cracks.

Stair-step foundation cracks look like the shape of a staircase and can be found between the mortar of the foundation walls and concrete blocks. These cracks are usually a sign that your foundation is settling or there are moisture issues that need to be addressed.

3. Hairline foundation cracks.

Hairline cracks are the most common and are not usually a concern. They typically occur shortly after your home has been built and are caused by the drying mortar as it cures.

4. Diagonal foundation cracks.

Diagonal cracks are the result of a settling foundation. Foundation cracks that develop diagonally through the concrete or the block are usually not a huge concern, but it's worth having a pro inspect them. You don't want these cracks to get worse over time.

5. Vertical foundation cracks.

Vertical foundation cracks of any size are usually not a concern unless they are accompanied by a water leak or a bowing wall, there are a significant number of them, or they continue to increase in size. Vertical foundation cracks are typically developed when the foundation settles.

What are non-structural foundation cracks?

Non-structural foundation cracks are not usually a cause for concern if they don’t pose a danger to your home’s foundation. These types of cracks might consist of vertical or hairline cracks that are thinner than a dime.

A non-structural crack can sometimes be a DIY repair. However, foundation repair companies can do the repair for you. You can quickly and easily find foundation repair services on the Thumbtack app.

The best foundation repair methods.

Here are the most common repair methods that foundation repair services may use to provide a permanent solution:

• Concrete piers
• Poured concrete piers
• Concrete pressed piling
• Steel piers
• Helical piers
• Spot piers
• Polyurethane foam jacking
• Slab jacking (mud jacking)
• Shimming
• Sealants and patches

Your chosen foundation repair contractor will give you a recommendation based on your specific repair needs.

How much do foundation repairs cost?

As you might expect, foundation repair costs vary significantly and are based on the severity of the problem. Smaller repairs might include fixing small cracks, waterproofing, etc., and aren’t as expensive as bigger repairs.

But some repairs can be costly. For example, underpinning (piering), foundation jacking, and other repairs that will require the contractor to drill into the ground or around your basement to correct concrete slab issues may cost more.

How to protect and care for your foundation.

Here are some proactive inspection and maintenance tips that can help ensure you don’t experience serious foundation issues now or going forward:

• Clean your gutters and downspouts regularly.
• Repair cracks as soon as they occur.
• Avoid planting trees, bushes, and anything else with extensive root systems near your home.
• Make sure the yard slopes away from your home’s foundation.
• Install exterior drains if needed.
• Add waterproofing membranes to your foundation.
• Avoid overwatering your plants.

When should you walk away from foundation problems?

There are some instances when you should consider walking away from foundation problems. For example, you may want to walk away if you're buying a home and the cost of repairing the foundation is more than what the seller will pay for.

Another example would be a foundation with severe structural damage. Let's say the damage is so severe it has compromised the home's integrity, stability, and safety. In this instance, it doesn’t make sense to try and repair the foundation.

Here's one more example: Suppose the area where your home is located has been proven to have unstable soil. This is an indication that even if you have your foundation fixed, the issues are likely to happen again.

Still not sure what to do? A foundation contractor will help you determine what’s in your best interest.

Where can you find pros who can repair your foundation?

One of the best ways to find top foundation repair companies in your area is to download the Thumbtack app. You simply download the app, provide some details about your project, and Thumbtack will show you a list of pros for your job. Start getting free estimates today.