Posted on February 27 2025

How to Fix Foundation Cracks

Your home’s foundation is critical to its structural integrity. Over time, you may notice cracks appearing in your foundation walls or floors. While some cracks are harmless, others can indicate serious underlying issues that require immediate attention. Understanding how to identify, assess, and repair foundation cracks is essential for maintaining the safety and value of your property.

In this comprehensive guide, we’ll delve into the causes of foundation cracks, how to distinguish between minor and serious cracks, and provide step-by-step instructions on how to fix them. We’ll also discuss when it’s necessary to call in professional help and preventive measures to avoid future problems.

Understanding Foundation Cracks
Common Causes of Foundation Cracks
Types of Foundation Cracks
Assessing the Severity of Cracks
Tools and Materials Needed
Safety Precautions
Step-by-Step Repair Guide
When to Call a Professional
Preventing Future Cracks
Cost Considerations
Legal Requirements and Building Codes
Common Mistakes to Avoid
Conclusion
About Wrestore

1. Understanding Foundation Cracks

Foundation cracks are fractures in the walls or floors of your home’s foundation. They can occur in both new and old structures and may be caused by various factors. While some cracks are superficial, others can indicate significant structural problems.

Why Foundation Cracks Matter:

Structural Integrity: Cracks can weaken the foundation, leading to serious structural issues.
Water Infiltration: Cracks allow water to seep into your basement or crawl space, causing moisture problems and mould growth.
Resale Value: Visible foundation cracks can reduce your property’s value and deter potential buyers.
Safety Concerns: Severe cracks may pose safety risks to occupants.

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2. Common Causes of Foundation Cracks

Identifying the cause of foundation cracks is crucial for selecting the appropriate repair method and preventing future issues.

Main Causes:

Soil Movement: Expansion and contraction of soil due to moisture changes can exert pressure on the foundation.
Settling: Natural settling of the house over time can lead to cracks.
Hydrostatic Pressure: Excess water in the soil increases pressure against foundation walls.
Poor Construction: Inadequate reinforcement or improper concrete mixing during construction.
Temperature Changes: Fluctuations cause materials to expand and contract, leading to cracks.
Tree Roots: Roots growing under the foundation can cause shifts and cracks.

Tip: Addressing underlying causes is essential to prevent recurrence after repairs.

3. Types of Foundation Cracks

Not all foundation cracks are the same. Understanding the different types helps in assessing severity and determining the appropriate repair method.

Vertical Cracks:

Description: Cracks that run up and down.
Common Causes: Settling of the foundation, shrinkage of concrete.
Severity: Often less serious; can be repaired easily if less than 1/8 inch wide.

Horizontal Cracks:

Description: Cracks that run horizontally along the foundation wall.
Common Causes: Hydrostatic pressure, soil expansion.
Severity: More serious; may indicate structural problems requiring professional attention.

Diagonal Cracks:

Description: Cracks that run at an angle.
Common Causes: Differential settling, where one part of the foundation settles more than another.
Severity: Severity varies; wider cracks may need professional evaluation.

Stair-Step Cracks:

Description: Cracks that follow the mortar joints in a stair-step pattern, common in brick or block foundations.
Common Causes: Settlement issues, soil movement.
Severity: Can be serious; professional assessment recommended.

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4. Assessing the Severity of Cracks

Before attempting any repairs, it’s important to assess the severity of the cracks to determine if DIY repair is suitable or if professional help is needed.

Factors to Consider:

Width of the Crack: Cracks less than 1/8 inch wide are generally considered minor.
Length and Direction: Horizontal or long diagonal cracks may indicate serious issues.
Movement: Monitor cracks over time; widening cracks suggest ongoing movement.
Moisture: Presence of water seepage increases urgency for repair.
Multiple Cracks: Numerous cracks may indicate widespread foundation problems.

Monitoring Cracks:

Use Crack Monitors: Install crack monitors or simple tools like tape measures to track changes over time.
Document Observations: Keep a log of measurements and any new cracks that appear.

Tip: If unsure about the severity, consult a structural engineer or foundation specialist.

5. Tools and Materials Needed

For minor cracks that can be repaired DIY, gather the necessary tools and materials before starting the project.

Tools:

Chisel and Hammer
Wire Brush
Putty Knife or Trowel
Caulking Gun
Paintbrush
Protective Gear (Gloves, Safety Glasses)
Bucket and Water

Materials:

For Small Cracks (Less than 1/8 inch):
- Concrete Repair Caulk or Sealant
For Larger Cracks:
- Hydraulic Cement
- Epoxy Injection Kits
- Concrete Patch Material
Masonry Cleaner or Detergent
Waterproofing Sealant (if necessary)

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6. Safety Precautions

Working on foundation repairs can involve risks. Prioritize safety by following these precautions:

Wear Protective Gear: Gloves, safety glasses, and masks protect against dust and debris.
Ensure Proper Ventilation: When working indoors, keep the area well-ventilated to avoid inhaling fumes from sealants or cleaners.
Use Tools Correctly: Handle tools like chisels and hammers carefully to prevent injury.
Beware of Structural Instability: If the foundation shows signs of significant damage, avoid working on it yourself.
Follow Manufacturer Instructions: Adhere to guidelines for any products used in repairs.

Tip: If at any point you feel unsure or unsafe, stop the work and consult a professional.

7. Step-by-Step Repair Guide

This guide covers the repair of minor foundation cracks suitable for DIY fixes. For major cracks or structural issues, professional assistance is recommended.

Step 1: Clean the Crack

Remove Debris: Use a wire brush to clean loose concrete, dirt, or debris from the crack.
Widen the Crack Slightly: For better adhesion, use a chisel and hammer to undercut the crack edges, creating an inverted “V” shape.
Flush with Water: Rinse the area to remove dust and allow it to dry.

Step 2: Prepare the Repair Material

Choose the Right Product: Use concrete repair caulk for small cracks or hydraulic cement for larger ones.
Mix as Directed: Follow the manufacturer’s instructions for mixing any products.

Step 3: Apply the Repair Material

For Small Cracks:
- Load the caulk into a caulking gun.
- Squeeze the sealant into the crack, filling it completely.
- Use a putty knife to smooth the surface.
For Larger Cracks:
- Use hydraulic cement to fill the crack.
- Press the cement firmly into the crack with a trowel.
- Smooth the surface to match the surrounding area.

Step 4: Allow to Cure

Follow Cure Times: Allow the repair material to set according to the manufacturer’s instructions.
Protect from Moisture: Keep the area dry during the curing process.

Step 5: Apply Waterproofing Sealant (Optional)

Add Extra Protection: Apply a waterproofing sealant over the repaired area to prevent moisture infiltration.
Follow Application Instructions: Use a paintbrush or roller as directed.

Tip: For cracks that penetrate completely through the wall, consider using an epoxy injection kit for a more permanent fix.

8. When to Call a Professional

Some foundation issues are beyond the scope of DIY repairs and require expert intervention.

Signs You Need Professional Help:

Horizontal Cracks: Often indicate serious structural problems.
Wide or Growing Cracks: Cracks wider than 1/4 inch or those that continue to expand.
Water Infiltration: Persistent leaks or moisture issues after repairs.
Foundation Movement: Visible shifting or bowing of foundation walls.
Multiple Cracks: Numerous cracks appearing simultaneously.
Doors and Windows Misalignment: Difficulty opening or closing doors and windows may indicate foundation settling.

Types of Professionals:

Structural Engineers: Assess structural integrity and recommend solutions.
Foundation Repair Specialists: Experienced in repairing and reinforcing foundations.
Waterproofing Experts: Address moisture issues contributing to cracks.

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9. Preventing Future Cracks

Taking preventive measures can help maintain your foundation’s integrity and avoid future cracks.

Drainage Solutions:

Ensure Proper Grading: The ground should slope away from the foundation to prevent water accumulation.
Install Gutters and Downspouts: Direct roof water away from the foundation.
Extend Downspouts: Use extensions to discharge water at least 3 feet from the foundation.
French Drains: Consider installing if you have persistent water pooling issues.

Soil Moisture Management:

Consistent Watering: During dry periods, water the soil around your foundation to prevent excessive shrinkage.
Remove Problematic Trees: Trees too close to the foundation may need to be removed to prevent root damage.

Regular Inspections:

Monitor Cracks: Keep an eye on existing cracks for any changes.
Inspect Annually: Regularly check your foundation for new cracks or signs of movement.

Tip: Maintaining stable soil moisture levels helps prevent soil expansion and contraction that leads to cracks.

10. Cost Considerations

Understanding the potential costs involved in foundation crack repair helps in budgeting and decision-making.

DIY Repair Costs:

Materials: Concrete repair caulk (£5-£10 per tube), hydraulic cement (£10-£20 per bag), epoxy kits (£50-£100).
Tools: Most homeowners have basic tools; additional tools may cost £20-£50.
Total Estimated Cost: £30-£150, depending on the extent of repairs.

Professional Repair Costs:

Crack Injection Services: £300-£800 per crack, depending on size and complexity.
Structural Repairs: £1,000-£10,000+ for significant foundation issues requiring underpinning or wall reinforcement.
Inspection Fees: Structural engineer assessments may cost £200-£500.

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11. Legal Requirements and Building Codes

Adhering to local building codes and regulations ensures that repairs are compliant and safe.

Considerations:

Permits: Significant structural repairs may require permits from your local council.
Building Regulations: Compliance with Part A (Structure) of the UK Building Regulations is essential for structural work.
Professional Certifications: Ensure that any hired professionals are accredited and certified.
Insurance Requirements: Check if your home insurance policy requires professional repairs for coverage.

Tip: Always consult with local authorities or professionals if unsure about legal requirements.

12. Common Mistakes to Avoid

Avoiding common errors can save time, money, and prevent further damage to your foundation.

Mistakes:

Ignoring the Underlying Cause: Failing to address the root cause leads to recurring problems.
Using Improper Materials: Using the wrong repair products can result in ineffective repairs.
Inadequate Preparation: Not properly cleaning and prepping the crack reduces repair effectiveness.
Delaying Repairs: Waiting too long can worsen the damage and increase repair costs.
Overlooking Safety: Neglecting safety precautions can lead to injuries.
Attempting Complex Repairs: DIY fixes for serious structural issues can be dangerous and ineffective.

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13. Conclusion

Foundation cracks are a common issue that homeowners may encounter. Understanding the types of cracks and their causes is crucial in determining the appropriate course of action. While minor cracks can often be repaired with a bit of DIY effort, more serious issues require professional assessment and intervention.

By following the steps outlined in this guide, you can effectively address minor foundation cracks, protect your home’s structural integrity, and prevent future problems. Remember to prioritize safety, adhere to legal requirements, and don’t hesitate to seek professional help when necessary.

14. About Wrestore

Commercial and Residential Property Maintenance Specialists

At Wrestore, we are committed to helping homeowners maintain safe and efficient properties. As a locally run and owned property maintenance company based in London, we have over 30 years of combined experience in the property and built environment sector. Serving areas within the M25, we provide affordable managed maintenance work for commercial and residential properties.

Our Services Include:

Structural Repairs: Professional assessment and repair of foundation and structural issues.
General Maintenance: Keeping your property in optimal condition.
Plumbing: From fixing leaks to installing new fixtures.
Electrics: Safe and certified electrical repairs and installations.
Decorating: Transforming your space with professional painting and decorating.
Refurbishment: Comprehensive property upgrades.
Handyman Services: Versatile assistance for all those little jobs around the home.

Why Choose Wrestore?

Reliability: We deliver a hassle-free, dependable service that you can count on.
Expertise: Our experienced team ensures high-quality workmanship.
Accredited: We are accredited by Alcumus SafeContractor, Alcumus SafePQQ, and Gas Safe Register, ensuring our services meet high safety and quality standards.
Customer Satisfaction: See our reviews on Trustpilot and discover why our clients trust us with their properties.

Contact Us Today

Phone: +44 (0)207 183 2771
Email: works@wrestore.co.uk
Address: 227 Waterloo Road, London, SE1 8XH

Visit our website to learn more about how we can assist you in ensuring the safety and maintenance of your property.

Protecting your home’s foundation is essential for its longevity and your peace of mind. Take proactive steps today to address foundation cracks and maintain the structural integrity of your property.

Note: This blog post is intended for informational purposes and should not replace professional advice. Always consult qualified professionals for specific concerns related to your home’s foundation.