Vertical Foundation Cracks: What They Really Mean for Your Home

Eos recently reported that many home foundations have started to see damage in recent years, and that some of the most expensive repairs can cost upwards of $300,000. It is vital to remember that vertical foundation cracks are a red flag when it comes to the structure of your home. Ignoring them can seriously undermine your home’s safety and potentially lead to an uninhabitable dwelling.

Read on to learn more about how to overcome the unique challenges that may lead to such a situation, including:

• Soil movement
• Local weather
• Growing foundation instability
• Measuring cracks accurately
• Monitoring solutions

Finally, discover how BAY Crawl Space & Foundation Repair can give you the peace of mind you need as a local trusted expert in foundation diagnostics and repair. Keep yourself and your family safe with our help today with our foundation inspection tips.

Assessing Vertical Foundation Cracks

As a homeowner, it behooves you to inspect your property’s foundations regularly to ensure no cracks exist that could cause instability if left alone. These are not simple things that one can eyeball, either. Perform your due diligence by using a calibrated tape measure and a laser level to mark and measure the precise location of every crack and how wide and deep it is.

Record this information carefully, including:

• When you saw the crack
• The crack’s exact dimensions
• How much larger the crack is since the last time
• The location of the crack
• Photographs of the damage

Be aware that cracks less than one-eighth of an inch wide tend to be superficial. However, you should still record them. Doing this is especially important if they cut through a primary support area, as these can quickly worsen due to the amount they bear.

Studies have repeatedly found that even small cracks can significantly reduce a wall’s load-bearing capacity. As such, you should perform the structural health check after any major weather event, such as heavy rainfall or significant temperature shifts, as these can often temporarily widen or narrow the cracks.

Even if they get smaller, however, the rubbing together of foundation sections can continue to cause instability as the material wears away. You may even discover mold and fungus within these cracks, which can quickly spread and are harder to deal with in such a hidden position.

These cracks can eventually lead to significant misalignments in load-bearing walls and uneven following. Vertical foundation cracks are potentially hazardous, and experts from InForum agree that spring and summer are the perfect times to seek repairs.

Causes of Vertical Foundation Cracks

In the VA and NC areas, many causes of foundation cracks relate to the composition of silt and clay in the ground. As this material holds moisture differently from one another and other forms of earth, they can expand and contract unevenly, quickly stressing foundations. If your building was not developed using custom soil to prevent this, you could be at risk.

Similarly, the natural settling of the home over time, coupled with temperature shifts, can lead to a regular and gradual shifting of the foundation, leading to cracking.

Sadly, not all buildings have what it takes to handle such movements, and you should be aware that even recent constructions may fall victim, especially in the wide shifts in temperature the VA and NC regions experience. The freeze-thaw cycles in North Carolina and the humid summers of Virginia are particularly effective at exposing foundations to stresses they may not have been built to handle.

At the same time, older homes cannot handle recent events such as the uptick in extreme weather worldwide, so regular home foundation maintenance may be necessary to avoid losing these beautiful buildings.

Foundation Crack Repair Strategies

If you want to ensure these cracks do not get worse, it is crucial to understand that hiring an expert may be the best option. The last thing you want is to make a mistake during the repair process and exacerbate any existing problems with your home. As such, avoid the consequences of amateur DIY by speaking with a specialist with access to the tools and training to give you the best results.

Should you still want to attempt the repair yourself, consider investigating some of the following options:

Professional assessment: Seek an expert to assess your foundations and what will likely work before committing to any specific repair process. They should have tools such as moisture assessors and infrared thermography devices to help you discover hidden damage.

Stabilizing the foundation: We use foundation push piers & BAY’s Propriotary Engineered Underpinning System to reinforce the existing foundations.

Grinding out the mortar joints: If we find defective mortar joints, the space between bricks, we will remove the existing joints using a grinder and then pack mortar back into the location to restrengthen it.

Carbon fiber reinforcement: Using a reinforcement fabric and an encapsulating epoxy agent that suits the specific foundation load, you can create a high-strength patch to bridge any crack and bond it to the surface of the foundation. Alternatively, use them to create a “belt” to hold the foundation section together.

Polyurethane foam injection: Much like the above epoxy injection, this can seal the crack to prevent moisture entry and still allow for minor expected movement.

You can even combine methods, such as a “belt-and-braces” method, to reinforce both the deep foundation structure and the surface of the foundation itself. However, ensure that any process complies with local building codes and industrial standards, including your choice of repair material.

Of course, it is often best to seek out professional intervention for the best results, especially if there has been a rapid increase in crack size.

Secure Your Home’s Future with a More Resilient Foundation

Vertical foundation cracks are among the most dangerous signs of home structure damage. You must address them immediately if you want to maintain your home’s integrity.

The above guide should offer you some of the advice you need. However, we always recommend working with professionals for something that important.

BAY Crawl Space and Foundation Repair can promptly evaluate your home and offer hands-on repair strategies to keep your investment in the best condition. So, contact us to learn more about what our specialists can do to save you money and keep your home safe for anyone who enters it.