How to Read Cracks in your Kansas City Basement Foundation
- Eric Scheele
- Oct 27, 2017
- 2 min read
Reading Foundation Cracks
As concrete cures, it shrinks slightly. Where the concrete can’t shrink evenly, it tends to crack. Concrete and block foundations usually have at least a few cracks. The trick is recognizing which are insignificant and which are serious.
Here’s a list from least to most serious:
Hairline cracks in the mortar between concrete blocks are rarely worth worrying about. These cracks are normal due to shrinkage and our Kansas City seasons.
Cracks at an L-shape section, such as where a foundation steps down to follow a hillside, are probably shrinkage cracks, especially if they meander and taper down to a hairline. These aren’t a structural issue, though you might need to plug them to keep the basement or crawl space dry. Continue to monitor the width of the crack. Place a toothpick in the crack and check it season to season to check for variances. Monitoring is best here.
Stair-step cracks in masonry joints are a bigger concern, especially if the wall is bulging or the crack is wider than ¼ inch. A plugged gutter or other moisture problem outside is probably exerting pressure on that part of the wall.
Horizontal cracks are most serious. It may be that water-saturated soil froze and expanded, pushing in and breaking the foundation. Or, you may have soil that expands when damp and shrinks when dry. The bad news: You probably need a whole new foundation.
Getting a Professional Opinion
A structural engineer can determine whether any of these warning signs point to normal settling or to structural damage. Expect to pay $300 - 500 for a structural engineer to inspect your foundation and provide an evaluation, and as much as $2,000 for a full set of drawings for an engineered solution.
At KC Pier, our structural consultants can provide a free review and evaluation of any of our structural concerns. Should we deem our observations of needing a structural engineers opinion we will be sure to make our recommendation.
Be aware and observant of your foundation cracks. It never hurts to have a professional opinion to ease your mind and ensure that your foundation is set to serve your family years of worry free home ownership.
About KC Pier - Foundation Repair Experts in Kansas City
KC Pier - Foundation Experts provide foundation repair and basement waterproofing in Kansas City and the surrounding metro area. KC Pier specializes in pier installation to correct foundation settlement, waterproofing leaking basements, straightening or stabilizing bowing walls and correcting poor drainage, foundation piers, wall piering and ibeam support solutions.
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