Foundation Cracks occur because as the foundation is curing the concrete shrinks due to water loss.
Every Foundation Will Have Cracks
The typical places that cracks form are at:
- Window Openings - These cracks typically start at one or both of the bottom corners and go down to the floor.
- Corners - These cracks form where the foundation changes direction. They typically are from the floor to top of wall.
- Areas of Uneven Settling - Cracks formed by uneven settling can be minor (1/8 in. or less) to major structural cracks.
- Anywhere Along The Wall - Cracks can form anywhere due to stress from backfill equipment, weak points in the wall, etc.
How Can I Prevent Foundation Cracks From Leaking?
The best way to prevent foundation cracks from leaking is to have the foundation coated with a Waterproofing Material durring construction. Damp Proofing is not Waterproofing and will crack with the foundation. Waterproofing is designed to be able to streach over foundation cracks as they form. The Waterproofing will bridge over these cracks and prevent them from causing leaks.
How Do I Know If I Have A Crack In My Foundation?
If your basement is finished the only way to know for sure what the problem is would be to remove the drywall and insulation to expose the foundation. Alternately you may be able to dig out the outside of the structure to find the leak source (more difficult).
How Do I Know If A Crack Has Been Leaking?
Obviously if the crack is wet there is a leak, but if a leaky crack has dried up it will have a white powdery substance called effervescence. This is made up of mineral deposits and salt that is left behind as the water dries.
How Do We Fix Foundation Cracks?
We have three main options that we have found to be very effective at fixing Foundation Crack Leaks.
Option 1 - Epoxy Surface Seal
This option is inexpensive and works very well for simple cracks where additional movement is not expected. This is a good solution for cracks that don't appear to have any issues with leaking in the past.
Option 2 - Urethane Injection with Epoxy Surface Seal
This option is very effective where small additional movement could occur. It is a much better long term solution. The Urethane is injected into the wall and expands to fill the crack all the way through the wall.
Option 3 - Carbon Fiber Stitching + Injection + Epoxy
For large structural cracks the wall needs to be stabilized to minimize movement. Carbon Fiber Stitches are a great answer for minor structural cracks.
