Foundation Crack Repair: Causes, Types & Lasting Solutions

Small cosmetic cracks may look easy to patch, but surface repairs don’t address the underlying cause. If a crack is growing, leaking or caused by foundation movement, a professional repair helps prevent additional damage and recurring problems. 

Foundation cracks can be an expected part of a home’s aging process. Hairline and small vertical cracks usually stem from concrete curing or minor settlement. However, horizontal, widening or leaking cracks may point to structural movement and should be professionally evaluated to see whether repair is necessary. 

Foundation crack repair costs range based on the crack type, its location and whether structural stabilization is needed. Repairs involving foundation settlement or bowing walls are usually more involved than cosmetic repairs. The best way to get an accurate estimate is with a free professional inspection. 

Water entering through a foundation crack should never be ignored. While the crack provides a pathway for water, the underlying cause is usually hydrostatic pressure or poor drainage around the foundation. Depending on what’s causing the leak, waterproofing or drainage improvements may also be recommended to help stop future problems. A professional inspection can determine whether the crack, the drainage or both should be addressed to create a long-term solution. 

While some foundation crack types are harmless, some need attention right away. Cracks wider than ¼ inch, horizontal cracks, actively growing cracks, water leaks or cracks accompanied by sticking doors, sloping floors or bowing walls may suggest structural movement. Isolated, vertical hairline cracks are typically cosmetic, but a professional inspection can verify the cause. 

Horizontal foundation cracks are usually the result of hydrostatic pressure or expanding soil placing force against foundation walls. Unlike many vertical cracks, horizontal cracks frequently indicate structural movement and may require wall stabilization. Depending on the severity, repairs may include PowerBrace®, GeoLock® Wall Anchors or EverBrace®. 

Vertical foundation cracks are usually caused by normal concrete shrinkage or minor settlement and usually aren’t structural. However, some may indicate ongoing movement or allow water to enter your basement. A professional inspection can determine whether the crack is cosmetic or whether the underlying foundation issue should be addressed.