Cracks in a foundation wall? Here's what you should know.

Did you Know:

that cracks in a foundation wall of a house are not uncommon. They are usually the result of settling of the foundation over time. That doesn’t mean that you can ignore them. Under certain circumstances exterior foundation wall cracks can lead to water penetration inside the house. The resulting water damage can be costly to repair if it affects finished spaces. Constant moisture penetration can lead to more significant issues like mould and rot. Cracks can also be a sign of structural issues dependent on the size, shape and direction the crack travels where the crack originates and where it terminates. The remedy to repair foundation cracks is also different for modern poured foundations versus concrete block, brick of wood foundations.

Every effort should be made to do what it takes to repair cracks to reduce the risk of costly water or structural damage to the building. Whether your basement is finished living space or just used for storage ignoring foundation cracks no matter how common they might be can be a costly mistake. Here are some tips to help you reduce the risk of an innocent crack becoming a significant issue in your house

1) Check basement and crawlspace areas from time to time looking for signs of moisture. This could be a clue to foundation issues with cracks or poor drainage from the outside

2) Always maintain the grade around the perimeter of the house to promote drainage away from the building. This also includes walkways, decks and driveways.

3) Avoid having gardens or raised planter boxes against the foundation wall as they do not allow for good drainage and will trap moisture

4) Make sure that all roof drains and downspouts are clear of debris and directed far enough away from the building.

5) If you have an in-ground sprinkler system or sump pump discharge pipe installed, ensure that they are directed away from the house

6) Seal all noticeable vertical cracks in poured foundations or step cracks in block brick or stone foundations on the exterior or the structure with exterior grade sealant or concrete based sealant/mortar to prevent water infiltration.

7) If you have you see diagonal cracks originating from a corner of the foundation more than 12 inches in and toward the middle of the foundation or if you see a horizontal foundation crack, seal the crack and seek the advice of a professional to determine if there are active structural concerns that need to be addressed.

8) If you notice active or previous water penetration or stains in the basement or crawlspace adding sealant on the outside may not be enough. Contact a foundation crack specialist that can give you options for repair of your specific type of foundation that will ensure the job is done right.

Brian Daley

Registered Home Inspector

Brian Daley is a registered home inspector

and author of Guide to Home Inspections and the Home Inspection series.