by John F Mann

Created on: April 27, 2008   Last Updated: March 08, 2012

Cracks in foundation walls can be of no significance or a major structural defect, which can be expensive to correct. Proper evaluation is therefore very important to determine; (1) If repair work is warranted and, (2) Details for effective repairs.

As a licensed professional engineer, I am called in to evaluate cracked foundation walls frequently. Unfortunately, repairs for defective foundation walls can easily cost tens of thousands of dollars. However, much money can also be wasted based on incorrect evaluation by unqualified persons.

Water in the soil around a basement is often one of the factors responsible for cracked foundation walls. Water in the soil may also be the source of water leaking into a basement. However, cracks in foundation walls are generally not the primary cause of water leaks. There are also other potential causes of water infiltration into a basement. Therefore, although increased pressure from water (against foundation walls) is relative to this discussion, the topics of water infiltration (leaks) into a basement and waterproofing should be discussed separately.

Much information provided online about this topic (cracked foundation walls) is grossly misleading or totally incorrect. Many descriptions tend to be vague, confusing or off-topic. Examples of incorrect online information are provided at the end of this discussion.

DISCOVERY OF FOUNDATION CRACKS

Cracks in foundation walls typically occur within several years after a house is built, although there are exceptions (such as tree roots). Owners often do not notice cracks until many years after initial formation. This is especially the case in dark basements.

The most dangerous situation is when cracks occur in foundation walls when the basement is finished. Although catastrophic failures are relatively rare, cracked-wall conditions can progress over time to total foundation wall failure without anyone seeing the progression.

Cracks in foundation walls often become a major issue when discovered by a home inspector during a pre-purchase inspection. Although the owner usually contends a cracked wall has been that way "forever", a buyer tends to become concerned when confronted with a warning in the inspection report.

Homeowners selling a house often attempt to cover-up foundation cracks by painting the wall or filling cracks with flexible caulking. A qualified, experienced home inspector should highlight any such attempt in the home inspection report.

BASIC TYPES AND CAUSES OF CRACKS

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