Foundation repair guide: costs & how-to fix cracks

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Causes of foundation cracks

Foundation cracks occur for several reasons, and identifying the cause is crucial for selecting the right repair method. Common causes include:

Soil movement: Expansive soils, such as clay, can absorb water and expand, putting pressure on the foundation. When the soil dries out, it contracts, leading to cracks.
Soil washout: Also known as soil erosion, this is when water causes the soil below or around the foundation to become weak and soft. The foundation settles and leads to cracks.
Hydrostatic pressure: Water accumulation around the foundation increases pressure against the walls, leading to cracks and water infiltration.
Freeze-thaw cycle: Freeze-thaw cycles cause foundation cracks by expanding water trapped in the soil or within small cracks in the foundation, exerting pressure that weakens and eventually breaks the concrete or masonry.
Poor construction: Inadequate building materials or construction techniques can weaken the foundation, making it more susceptible to cracking.
Natural settling: Over time, all homes settle, but excessive settling can result in significant cracks that compromise structural integrity.

How to prevent foundation cracks from getting worse

Preventative care is essential to avoid further damage. Here are a few steps homeowners can take:

Manage water drainage: Ensure gutters and downspouts direct water away from the foundation. Proper grading around the home can prevent water accumulation.
Soil maintenance: Keep the soil around your foundation at a consistent moisture level to reduce the expansion and contraction that can cause cracks.
Monitor trees and vegetation: Roots from large trees can extend under the foundation, leading to cracks. Keep large vegetation a safe distance from the home.
Regular inspections: Periodic checks can help identify early signs of damage before they become significant issues.

Types of foundation cracks and what they mean

Not all foundation cracks are equal. None of them are good, but some are worse than others. Here's a breakdown of common types and what they could indicate:

Hairline cracks: Usually a result of normal settling and not a major concern. However, they should be monitored for changes over time.
Vertical cracks: Often caused by shrinking concrete or minor settling. These cracks are usually less serious but should still be addressed.
Diagonal cracks: These may indicate differential settlement or pressure from expansive soils. Diagonal cracks can vary in severity.
Horizontal cracks: Among the most serious types, horizontal cracks often indicate significant structural issues due to soil pressure or hydrostatic pressure.

Understanding these crack types can help determine whether a DIY approach is feasible or if professional intervention is necessary.

Common types of foundation crack repair

Several repair methods are available, depending on the type and severity of the cracks:

Crawl space jacks: Designed to stabilize and prevent further settlement in crawl spaces by providing additional support to weakened or damaged floor joists.
Steel I-beams: Used to reinforce and stabilize basement walls that are bowing or tilting due to soil pressure.
Carbon fibre straps: Effective for stabilizing walls with horizontal cracks due to soil pressure.
Underpinning: A method that involves reinforcing the foundation with steel piers to prevent further movement and cracks.

DIY methods and foundation repair costs

The typical cost of foundation repair can vary widely depending on several factors, including the extent of the damage, the type of foundation, the repair method required, and the geographic location. Here’s a general breakdown of the costs you might expect:

Minor repairs: Simple repairs, such as filling small cracks or patching mortar joints, can cost between $500 to $1,000.
Moderate repairs: More extensive work, such as underpinning or stabilizing a small section of the foundation, typically ranges from $2,000 to $7,000.
Major repairs: Serious structural repairs, like installing piers, foundation jacking, or extensive underpinning, can range from $7,000 to $15,000 or more. In extreme cases, repairs could cost upwards of $20,000 to $30,000.

Are DIY methods cheaper?

Common DIY methods include epoxy injections, caulking, and crack fillers, which can range from $50 to $300 depending on the product and crack size. While you might think foundation damage can be fixed for less with DIY solutions, these methods fail to address the root cause and end up costing more in the long run.

Even though these methods can make foundation cracks look better, they’re only a surface fix. DIY repairs generally lead to improper repairs, resulting in more costly problems later.

Interior vs. exterior foundation repair

When it comes to repairing foundation cracks, there are two main approaches: interior and exterior repairs. Each method has its advantages and is suited for different types of cracks and damage levels.

Interior repairs

Interior repairs focus primarily on reinforcing and stabilizing the structural elements of a home from the inside, particularly in the basement or crawl space.

Carbon fibre straps

Used to stabilize and strengthen foundation walls that have minor to moderate cracks or bowing due to soil pressure. Carbon fibre straps are applied to the interior surface of basement walls to prevent further movement.

Steel I-beams

Installed vertically against basement walls to provide additional reinforcement for walls that are bowing or experiencing structural movement due to soil pressure. Steel I-beams offer robust support for severe cases of wall failure and are bolted to the floor and joists to prevent further inward movement.

Crawl space support jacks

Also known as jack posts or adjustable steel columns, these are installed in crawl spaces to support weakened or sagging floor joists. They are adjustable, allowing for gradual lifting of the floor back to its original position over time, ensuring long-term structural stability.

Exterior repairs

Exterior repairs involve addressing the root causes of foundation problems by working outside the home. These methods typically require excavation around the foundation.

Underpinning

Underpinning is a method used to strengthen and stabilize the foundation of a home that has settled or shifted due to soil movement, poor construction, or other factors. This process involves excavating beneath the existing foundation and installing foundation piers to transfer the load to more stable soil or bedrock.

Foundation repair solutions with Groundworks

Groundworks provides industry-leading solutions designed to provide lasting protection for your home. Their professional team uses a variety of methods tailored to each home's unique needs, including:

Foundation piers: Stabilize the foundation by transferring the load to more stable soil. We use helical piers, push piers, and slab piers.
Wall anchors and carbon fibre support system: Wall anchors and carbon fibre system reinforce bowing or cracked basement walls, providing structural support.
Crawl space support jacks: Support jacks prevent moisture from entering and causing damage, protecting the foundation from future issues.

With a free inspection from Groundworks, their experts assess your home’s specific situation and recommend the most effective solution, ensuring a long-lasting fix.

Repair your foundation with Groundworks

Foundation cracks are a common issue for Canadian homeowners, but they don't have to be a source of stress. Understanding the types of cracks, their causes, and the best repair methods can help prevent minor issues from becoming significant problems.

If you notice any cracks in your foundation, don’t wait until it's too late. Protect your home with professional foundation repair solutions from Groundworks Canada. Schedule your free inspection today!