Quick Answer
Okay, so here's the deal with foundation cracks. Most tiny, vertical hairline cracks (less than 1/8 inch wide) are just the house settling. Annoying, but not a five-alarm fire. It's the horizontal ones, the stair-step cracks in your block wall, or anything wider than 1/4 to 3/8 inch (or wider than a nickel, roughly 3/4 inch) that should get your attention. Those are often signs of significant pressure from outside soil and water, or differential settlement. Nine times out of ten, often it starts with a water management problem. You can caulk a tiny crack for cheap, but a real structural fix is gonna start around several thousand dollars and go way up from there. The key is knowing which is which.
Common Symptoms
Possible Causes
Step-by-Step Diagnosis
Step 1
Perform a thorough visual inspection of the entire foundation, inside and out, with a bright flashlight.
Step 2
Categorize cracks by type (vertical, horizontal, stair-step), orientation, and location.
Step 3
Measure the width of the cracks. Mark the ends and width with a pencil and today's date to monitor for any growth over the next few months.
Step 4
Use a long level or a plumb bob to check if basement walls are vertical or if they are bowing inward.
Step 5
Inspect the rest of the house for related signs of movement like sticking doors, uneven floors, or cracks in drywall.
Step 6
Assess the exterior drainage situation, especially during heavy rain, to see where water is going.
DIY vs Professional Costs
| Repair Type | DIY Cost | Professional Cost | Time Required |
|---|---|---|---|
Hairline Crack Injection (Non-Structural) | $50-$150 | $500-$1,500 | 2-4 hours |
Horizontal/Stair-Step Crack Reinforcement | N/A - Do not attempt | $5,000-$25,000+ | 1-3 days |
Major Settlement (Underpinning/Piers) | N/A - Do not attempt | $20,000-$150,000+ | 1-4 weeks |
When to Call a Professional Concrete
- You discover any horizontal cracks in the foundation wall.
- A crack is wider than 1/8 inch or you've monitored it and it's getting longer or wider.
- You use a level and find that a basement wall is bowing or leaning inward.
- You have stair-step cracks that run through the mortar joints of a block or brick foundation.
- Water is actively leaking through a crack, not just making it damp.
- You have multiple symptoms at once: cracks, sticking doors, uneven floors, etc.
Prevention Tips
- Clean gutters and ensure downspouts direct water at least 10 feet away from the foundation.
- Ensure the ground around your home slopes away from the foundation (at least 6 inches of drop over the first 10 feet).
- Avoid planting large trees closer than 20 feet to your house.
- In times of severe drought, consider lightly watering the soil around your foundation to maintain consistent moisture levels.
- Regularly inspect your foundation walls for any new cracks or changes.
Frequently Asked Questions
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