Cracks In House Foundation: When To Fix Them, and When to Walk Away
By Adrian Pedraza | July 23, 2024
Foundation cracks are a pretty common complaint from homeowners - in fact, according to the National Association of Home Builders, cracks are the most commonly cited homeowner concern when it comes to structural problems.
The real question is, however - when do cracks become something you should worry about? And is there a way to prevent foundation cracks from reoccurring? We’re going to answer all these questions and more below, so let’s take a look.
Understanding Your Home's Foundation
When it comes to any kind of building - especially one as important as your home - it can’t stand safely without a healthy foundation. The foundation of a building is essentially its load-bearing structure, and is designed to:
- Support the weight of your home
- Keep groundwater out of the building
- Work as a barrier against soil vapor
If your home’s foundation is compromised, you can end up dealing with a never-ending list of costly, frustrating, and even dangerous problems. Common house foundation problems can include smaller issues such as uneven floors and misaligned doors, to more severe problems like flooding and structural damage.
Common Types of Foundations
It’s worth noting that not all home foundations are the same, and some are more prone to foundation damage than others:
Concrete Slab
One of the most commonly used home foundations in the US, concrete slab is popular thanks to its relatively quick installation process, as well as its ability to put up a resistant moisture barrier. As for its susceptibility to cracking, we’d rank it somewhere in the middle; it can end up cracking due to soil movement and shrinkage, but generally holds up well against the elements.
Crawl Space aka Raised Foundation
Next up is what’s known as a ‘crawl space’ foundation; this type of foundation is often used in areas where high rainfall or proximity to water can mean higher chances of flooding. Essentially, a crawl space creates a block between the soil and the main living area of your home, so you’re better protected against potential water damage. When it comes to foundation cracking, crawl space foundations are generally less prone to cracking than slab foundations - especially in dry and cold areas - but can still crack due to soil pressure.
Full Basement
We’re sure you already know what a basement is, but how do basement foundations hold up when it comes to cracking? Unfortunately, basement foundations are at high risk for cracks; this is due to the larger surface area and increased exposure to soil pressure and hydrostatic pressure.
Pier and Beam
Less popular than concrete slab foundations but still worth a mention, pier and beam foundations work by raising the house above the ground on a series of concrete piers and wooden beams. One of the main benefits of this type of foundation is its flexibility, making it more tolerant of soil movement than other foundations. However, the presence of wood does mean that rot can become a problem over time.
What are Foundation Cracks?
So, what are foundation cracks, and when are they serious? Put simply, foundation cracks are small-to-large fissures that occur either within your home’s foundation walls or the concrete slab upon which your home was built. While they can be severe, some small cracks are normal.
What Causes Foundation Cracks?
Before taking a look at causes, it’s important to understand the distinction between structural cracks and non-structural cracks.
In simple terms, structural cracks are the worst-case-scenario for your home: these types of cracks usually require professional intervention, and may even render your home unlivable if they’re severe.
On the other hand, non-structural cracks - which tend to be mostly cosmetic - can be easily repaired and aren’t a threat to your home’s structural integrity. Here are some common causes of each:
Causes of Structural Foundation Cracks
- Soil movement
- Seismic movement (such as earthquakes)
- Soil pressure and expansive soils
- Inadequate reinforcement
- Poor workmanship
- An overloading of the foundation
- Poor drainage
Causes of Non-Structural Foundation Cracks
- Shrinkage
- Thermal expansion and contraction
- Settlement of the fill
- Small construction defects
- Concrete curing
Different Types of Foundation Cracks
As we just mentioned, not all cracks automatically mean that there’s a problem with your building’s structure. Below we’ve listed some of the most common types of cracks we’ve come across, their severity, and how you can identify them:
Hairline cracks
Hairline cracks - aka cracks measuring less than 1/16 of an inch wide - are incredibly common, and usually don’t indicate a serious structural problem. They often occur due to the natural concrete curing process, or as the foundation settles with time.
Horizontal cracks
As the name implies, these types of cracks run up the foundation wall and are commonly caused by unbalanced soil and water pressure. So long as they’re small or isolated, they don’t typically indicate a wider issue - but anything over ¼ of an inch should be investigated by a professional.
Stair Step cracks
Stair step cracks are where things tend to get more serious. You can identify this type of crack by its appearance, which as the name implies, usually resembles ascending stairs (take a look at the image below) and occurs mostly on brickwork. Unlike vertical cracks, stair step cracks tend to occur along the mortar joints and can indicate serious structural integrity problems.
Foundation slab cracks
As we mentioned, concrete is generally prone to cracking over time, so it’s normal to notice small hairline cracks in your foundation slab. However, if the slab is new, this could be the result of poor workmanship, and could pose a serious threat to your home’s structural integrity.
Diagonal cracks
Similar to vertical cracks, small diagonal cracks in house foundations aren’t always aren’t a cause for concern, and are often simply caused by the natural curing process of concrete. That being said, you should monitor diagonal cracks over time, and reach out to a professional if they keep growing or measure more than ¼ of an inch in width.
Shrinkage cracks
Shrinkage cracks get their name from the concrete curing process, which often causes the concrete to contract, shrink, and develop small, non-structural cracks due to the loss of moisture. Generally speaking, these types of cracks are purely cosmetic, and don’t pose a threat to your home’s structural integrity. Again, it’s all about the size; thin, vertical cracks that are isolated and less than ¼ of an inch are relatively benign, so long as they don’t grow.
Strutural cracks
As we already touched on above, structural cracks are incredibly serious, and generally indicate a significant problem with your home’s foundational structure. You can identify structural cracks by their size and shape; they’re typically vertical and wider than ¼ of an inch, and may even be accompanied by other signs of deterioration in your home, such as uneven floors or doors that won’t close fully.
These kinds of cracks tend to be caused by significant movement, typically either within the soil or seismic movements like earthquakes. If you suspect structural cracks in your home’s foundation, you could end up with your house foundation cracking and sinking, so you should call for professional assistance as soon as possible.
Crack In Foundation of House: When To Worry
So, when do you need to worry about a crack?
Generally speaking, you only have to take a look at the appearance of foundation cracks to know whether or not they’re serious. If a crack is wider than ¼ of an inch, or appears to be growing over time, it’s a good idea to get it checked out by a professional. Other common red flags include any of the following:
- A large and growing diagonal crack
- The crack appears to be wider at one end
- The crack is larger than ¼ of an inch in width
- Your walls appear to be leaning
- Your floor feels uneven
- Your doors and windows don’t shut or appear misaligned
Sometimes it's better to sell than to pay for expensive foundation repairs. You might consider a getting a cash offer from The California Homebuyer. We buy houses fast - just the way they are - in as little as 10 days. There's no need to clean and we handle all the paperwork.
How to Fix Foundation Issues
So, can you fix house foundation problems? Generally, it all depends on how severe the cracks are. For example, some homeowners can easily fix cosmetic cracks in house foundation floor with epoxy or polyurethane injection filler. Some other options include:
Hydraulic cement
Hydraulic cement can be used to fill in small cracks in your foundation; this cement works by expanding as it cures and filling up any open spaces. That being said, we’d point out that it doesn't always form a particularly strong bond with concrete, so it might not always hold up over time.
Masonry patching
Hydraulic cement can be used to fill in small cracks in your foundation; this cement works by expanding as it cures and filling up any open spaces. That being said, we’d point out that it doesn't always form a particularly strong bond with concrete, so it might not always hold up over time.
Carbon fiber reinforcement
For larger cracks, carbon fiber reinforcement can come in useful; this involves installing carbon fiber strips or sheets over the affected area to provide additional structural support while also stabilizing the foundation. While effective, this method is generally quite expensive.
Note: While the above methods can work on smaller cracks, they might not be suitable for larger or more severe cracks. If your crack appears structural, or if it continues to widen, it typically warrants an overview from a professional.
Can You Prevent House Foundation Cracking?
While it can be difficult to fully prevent your home’s foundation cracking - especially if your local climate isn’t on your side - there are some steps you can take to better protect it:
- Soil management - This involves making sure that your home has proper drainage, and ensuring any gutters and downspouts aren’t being directed towards your foundation.
- Regular checks - It’s always easier to fix a foundation problem as soon as it occurs! Giving it a thorough check from time to time can prevent more costly repairs down the line.
- Grading - You’ll also want to make sure that the ground around your home slopes away from your foundation; if it slopes inwards, this can cause water accumulation.
Foundation Issues vs Settling: How to Tell The Difference
It’s also worth pointing out that some homeowners often confuse foundation issues with what’s known as ‘settling’. While foundation issues can be problematic, settling is simply the natural process of your home adjusting to its position on the land over time, and usually isn’t anything to worry about.
Normally, you should be able to tell the difference between settling and foundation problems by identifying some key markers of each. Firstly, your home shouldn’t still be settling years after its construction - it’s typically a process that occurs in the first 1-2 years after it’s been built. Similarly, settling can cause small, hairline cracks as the concrete cures, whereas structural cracks are typically larger, measuring over ¼ of an inch in width.
The type of foundation you have is also a factor. For example,when it comes to raised vs. slab foundation, you're more likely to experience settling with concrete slab. So if your home has a different foundation and you’re noticing cracks or other problems, you might want to get a professional in to take a look.
When to Walk Away from Foundation Problems
In some cases, there’s not much you can do to repair a severe foundation crack, nor prevent further cracks from reoccurring. In this instance, the most cost-effective option might be to walk away from the problem entirely by simply selling your home.
After all, a one-time repair might not be an option: if you live in a diverse climate (for example, in California where we’re based) your chances of experiencing soil movement - either via an earthquake or via drought-induced soil shrinkage - are considerably high. In short, this potentially means having to pay for constant repairs or costly replacements every few years.
At The California Homebuyer, we’ve spoken to hundreds of homeowners across the state who’ve invested tens - and sometimes hundreds - of thousands of dollars in replacements and repairs for their foundation, only for the unpredictable California climate to bring them right back to square one.
So if you’re dealing with endless repairs - not to mention worry and uncertainty about the safety of your home - we can help. We buy all types of homes in California in cash - including those with foundation cracks - and we can even get your deal closed in as little as 7 days. No agents, no middlemen - just a quick, pain-free process.
Remember - you don’t need to live with home insecurity, and it’s a total myth that you can’t sell a home with a cracked foundation. If you want to see how much you could sell your home for, simply fill out our form here and we’ll get back to you as soon as possible with an offer.
FAQs
How much does it cost to fix cracks in house foundation?
We’re based in California, where the cost of fixing a cracked house foundation can be anywhere from $5,000 to a staggering $100,000, depending on the extent of the damage. Don’t forget that you might also need repeat repairs, which means incorporating high annual maintenance costs into your budget.
Can I fix a foundation crack myself?
Unless you’re an expert in home construction, we wouldn’t recommend trying to fix a foundation crack yourself. Even if it appears cosmetic, the crack might actually hide more severe damage, and a botched repair might make the problem worse.
Can I sell a house with a cracked foundation?
In most cases, you have to be upfront with a buyer if you plan on selling a home with a cracked foundation. While it’s true that buyers might be put off, you can more easily sell to renovators and cash buyers, like us at The California Home Buyer.
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Adrian Pedraza is a Southern California native with a passion for residential real estate. Since 2016, Adrian has been actively investing in properties across the region. He founded The California Homebuyer, a company dedicated to offering homeowners a quick cash sale option. Adrian's enthusiasm for exploring the diverse neighborhoods and unique pockets of SoCal has made him a local expert in various markets and real estate trends. He has been featured on CNN, U.S.News, Realtor.com, Newsweek, and more.