Structural vs. Non-Structural Foundation Cracks
It’s important to figure out what’s causing cracks.
Noticed cracks in your foundation walls or floor? It’s easy to get worried, but not all cracks spell disaster for your foundation. Cracks can appear for various reasons, like the way the site was prepared, how the concrete cures, changes in temperature, foundation settling, or even the loads your foundation is bearing. While it’s important to figure out what’s causing the cracks, they don’t always mean something is seriously wrong.
Non-Structural Cracks: What Are They?
Non-structural cracks can pop up just about anywhere on your foundation walls. You’ll often find them around windows, doors, or pipes—basically, any spot where the concrete reinforcement is a bit different. These cracks usually happen because of the lateral pressure from the soil outside, and they tend to leak when the ground is soaked.
Shrinkage Cracks and Hairline Cracks
You might see cracks along form seams, shrinkage cracks, or those tiny “hairline” cracks that are less than 1/16” wide. Shrinkage cracks, for example, are a normal part of the curing process when concrete dries and loses moisture. These cracks can appear on foundation walls, typically as vertical lines that aren’t necessarily straight and continuous. They can also show up in poured slab floors. While shrinkage cracks aren’t a sign of structural damage, they might need sealing to prevent water from seeping up and to block radon gas from entering your home. The good news? These can be easily fixed with our carbon fiber and epoxy solution.
Leaking Form Ties
Another common issue is leaking form ties. When hydraulic pressure behind the wall gets too strong, these ties can leak, showing up as small, ring-shaped leaks on the wall, often in a vertical line. But don’t worry—these leaks are also non-structural and can be sealed with carbon fiber and epoxy.
Structural Cracks: A Bigger Concern
On the other hand, structural cracks in poured foundation walls can be more serious. They can result from poor backfilling, street creep, a settling foundation, hydrostatic pressure from heavy rain, or water under the foundation. These cracks often follow a certain pattern, like an “A” shape or two diagonal cracks crossing a vertical one, and they’re usually wider than shrinkage cracks—sometimes up to 1/8” wide. Structural cracks may also have one end that’s wider than the other, which is a telltale sign of foundation settlement.
If you suspect that your cracks are structural, it’s time to call in the pros. We’ll send a technician to inspect your foundation for leaks and other potential problems. Need a foundation inspection and a free estimate? Just give us a call—we’re here to help.
