Feb 17, 2023

What to Do If You Have Foundation Cracks: A Complete Guide

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What to Do If You Have Foundation Cracks: A Complete Guide

Over 90% of homeowners will discover foundation cracks at some point. As a real estate professional who has inspected countless homes, I can tell you—finding a crack in your foundation doesn’t always mean disaster. Understanding when to be concerned and what steps to take can save you stress, time, and money.

Why Do Foundation Cracks Happen?

Foundation cracks emerge for a variety of reasons, ranging from minor settling to serious structural problems. Here are the most common causes:

  • Construction issues – Poor soil compaction or weak concrete mixes
  • Expansive soil movement – Particularly in clay-rich areas
  • Seasonal weather changes – Freeze-thaw cycles can stress foundations
  • Inadequate drainage – Water pooling around the foundation can weaken it
  • Soil creep – Gradual downhill movement of soil on sloped properties
  • Natural disasters – Earthquakes, floods, or extreme weather events
  • Heavy excavation nearby – Construction projects can shift soil stability

Types of Foundation Cracks: What They Mean

Not all cracks require immediate action. Here’s how to distinguish between harmless and warning sign cracks.

Minor Cracks (Usually Harmless)

Hairline cracks (under 1/8 inch) ✅ Single vertical cracksSmall shrinkage cracks (common in newer homes as concrete cures)

Serious Cracks (Warning Signs)

Cracks wider than 1/10 inch – Especially if growing ⚠ Horizontal cracks – Can indicate foundation bowing ⚠ Stair-step cracks in brickwork – A possible sign of foundation movement ⚠ Multiple vertical cracks close together – Could mean settlement issues ⚠ Cracks widening at one end – Suggests shifting or sinking ⚠ Diagonal cracks – Especially concerning if appearing on basement walls

When to Call a Professional

If you notice any of the following, it’s time to get an expert opinion:

  • Water seeping through cracks
  • Cracks that are growing over time
  • Multiple new cracks appearing
  • Any horizontal or diagonal cracks
  • You’re unsure about the severity of a crack

💡 Pro Tip: Take photos and measurements of cracks every few months. This allows you to track any changes over time.

Preventing Foundation Problems

The best way to protect your home’s foundation is proper water management. Here are some key steps:

  1. Ensure proper grading – The ground should slope away from your home.
  2. Keep gutters clean – Prevents overflow and water pooling.
  3. Extend downspouts – Direct water at least 6 feet away from the foundation.
  4. Install drainage solutions – French drains or sump pumps can help.
  5. Schedule regular inspections – Catch small issues before they escalate.

Cost of Foundation Repairs

Foundation crack repair costs vary depending on severity:

  • Basic epoxy injection – $800-$1,000 per crack
  • Carbon fiber reinforcement – Strengthens cracked walls
  • Wall anchors – Fix bowing walls ($3,000-$5,000 per anchor system)
  • Foundation underpinning – Used for sinking foundations, costs can reach $10,000+

📍 Related: The Biggest Red Flags in Home Inspections

Need Help Selling Your Home?

Every home has the right buyer—sometimes, it’s just about making the right adjustments.

If you have questions about why your home isn’t selling or want an expert’s opinion on market conditions in Quebec, reach out today!

📞 Call Peter Thompson: (438) 500-8344
📩 Email: peter@peterthompson.ca

🏡 About Peter Thompson

Peter Thompson is a Quebec real estate expert specializing in helping homeowners navigate complex market conditions. Contact him today for a personalized home sale strategy.

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