Foundation Cracks: Understanding the Causes & Solutions

Your home’s foundation is the backbone of your house, and it’s crucial that it remains sturdy and intact. However cracks are a common issue that can lead to seepage and other problems. If you’re facing crack seepage, it’s important to understand the causes and take the necessary steps to fix the problem. In this blog post, we’ll go over what you need to know about foundation crack seepage and how to address it.

What is Foundation Crack Seepage?

Foundation crack seepage refers to the infiltration of water through cracks. This can cause water damage to your home, weaken the structure of your home, and create mold and mildew issues. In severe cases, it can also cause settling-related problems like doors and windows that stick or fail to close properly.

Causes of Foundation Cracks

There are several factors that can cause cracks, including:

• Concrete shrinkage: This is common in newer home builds. Once the foundation wall is poured the curing process begins. While new concrete cures it also dries out which can cause shrinkage cracks. 
• Poor construction: If your home was not built properly, it can lead to foundation cracks and seepage. This can be due to using poor-quality materials or not following proper construction standards.
• Soil movement: Changes in the soil around your home can cause settling and cracking in the foundation. This can be due to soil expansion and contraction caused by changes in temperature and moisture levels.
• Tree roots: The roots of nearby trees can grow into your foundation and cause cracks to form.
• Hydrostatic pressure: When water accumulates around your foundation, it can cause an increase in hydrostatic pressure. Hydrostatic pressure pushes up against your wall which can cause new cracks to form and existing ones to grow.
• Natural disasters: Earthquakes, hurricanes, and other natural disasters can cause significant damage to your foundation, leading to cracks and seepage.

Repair Options for Foundation Cracks

There are several options for repairing foundation cracks, including:

• Polyurethane grout injection: A urethane injection involves injecting a flexible 2-part chemical into a foundation crack. The urethane grout fills the void of a foundation crack and begins expanding to completely seal water out. The malleable characteristic of the grout makes it an ideal option for Midwest states and others that have large temperature swings throughout the year. The grout expands and contracts with the temperature change to ensure the injection will always keep the water out. All of our crack injection repairs carry a lifetime transferable warranty.
• Exterior membrane: An exterior membrane is another option for foundation crack seepage repair. Although injection is always the superior option there are some cases where a crack can not be accessed from the interior. In these cases, we opt to dig out the exterior soil and expose the crack. Once it is cleaned and dried we apply a 3-layer membrane (liquid rubber membrane -> 6 mil plastic liner -> foam insulation board)  to completely seal the crack from the outside. Exterior membranes only carry a 15-year transferable warranty since it is exposed to harsh elements.

In conclusion, foundation cracks can become a more serious structural problem for homeowners if they are not addressed. Understanding the common causes, dangers and repair options is key to protecting your property and ensuring the safety of your family.