How Firm Is Your Foundation?

So, you're looking at a home you're considering purchasing, and you've found a couple of cracks in the home's foundation.

While we might think this is the exception, it is often the case. We've found a perfectly good home, but we have questions about the integrity of the cement foundation. Frequently, the cracks are small, but, every now and then, the cracks are much bigger. Which foundation cracks pose a problem? All of them? Any of them?

First, concrete cracks sooner or later. Yes, all concrete cracks. Many cracks are too small to see without the aid of good light and close proximity. However, in most cases, for cracks in excess of 1/4 inch, further investigation is probably warranted. A good source for expert advice is either a home builder/contractor, or, more specifically, a structural engineer. These professionals can ascertain how serious the foundation problem is.

Secondly, there are many factors that cause concrete to crack. These include:

1. Settlement - foundation settlement occurs when ground around the foundation "settles" or shifts, caused by tension or stressors in the environment.
2. Corrosion - When the steel rebar corrodes inside of concrete, it expands and may cause the surrounding concrete to crack.
3. Water - water lines that leak can result in soil movement/erosion beneath the foundation. Without the support of the soil, the foundation often cracks.
4. Drying Shrinkage - the combination of concrete and water eventually hardens and cures. The drying out of the concrete results in shrinkage, and frequently, cracks.

REPAIRING CRACKS

• Minor Repairs

Small cracks are easily repaired with off-the-shelf crack fillers from your local Lowes, Home Depot or Walmart. Many opt for hydraulic cement for filling. Their purpose is to seal the crack to prevent moisture and air from moving into the concrete, causing more cracks.

• Major Repairs

If you've decided to take on the job of repairing good sized cracks, one of the most popular repair methods is the use of polyurethane foam. This foam is injected into the basement crack in a liquid form. This allows a gentle and slow filling process of the basement crack that will completely fill the crack. The polyurethane foam forms a strong bond to the concrete. This is often the method many choose for the repair. Due to the foam's expansion and penetration, the seal that develops is about as fool proof as it gets. However, if you're not one willing to Do-It-Yourself, then, please call an expert. Remember, large foundation cracks are serious and can result in major damage to a home. They aren't to be taken lightly.

A structural engineer who specializes in residential foundation issues is an important resource to use for questions concerning major foundation problems. Unlike a salesman, the engineer has no product to sell. Additionally, their expertise is exactly what's needed to identify the cause of the crack, and subsequently, to identifify the proper method of repair.

Home foundation faults are common. Most faults are minor and are simply a result of the settlement of a supporting structure like soil or another supporting element. These cracks are frequently easily repaired using off-the-shelf fillers. However, sometimes, the repair requires more than just a simple fix. Since homes are built from the ground up, there's nothing more important than having a firm foundation. Without it, you're just asking for trouble.

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