When there are cracks in the foundation it is always wise to look at the big picture. are the cracks getting larger or growing in number over a period of six months or a year? Often, after learning more about the reason or causes of a foundation crack, you will determine that things are normal or common and that you may just want to monitor the crack(s) i.e. When there are “yellow or red” flags of a possible foundation issues, first familiarize yourself with a little more information on what you observed for the more you understand the reasons and causes of your observations, the better you can analyze the seriousness.
(If home on sloping lot or hillside read about slope creep) Warning signs that there may be a foundation problem Foundations exposed to an earthquake, a sink hole or landslide pressures or slope creep often develop cracks. (Read about frost heaving and ice lenses ) In cold climates where the ground freezes a foundation may be subject to damage if the frost / freezing gets below the depth of the foundation or basement walls. No rebar (steel reinforcement) or insufficient rebar in the foundation.įrost uplift or heaving. If a home has a second story added and the original footings were not designed for a two story building or strengthen for the added weight, then cracks may appear. Foundations not properly sized and engineered for the type of soils and the loads that the foundation is carrying will create cracks. The sinking of the ground in small or large areas, often due to water being pumped from underground aquifers or wells, underground mining operations or sink holes.Įngineering. The soils basically fail to support the weight of the foundation and house. If the soil was not properly compacted before digging the footings, then the foundation may drop down a little and crack. If the leak has been going on over a long period of time, then the damage may be even greater. When plumbing leaks occur, either from water lines or sewer lines and the moisture migrates around or under a foundation, then cracking may occur. Poor drainage near a home’s foundation is actually one of the more common causes of foundation cracks and damage. (More about expansive soils )ĭrainage issues.
#FOUNDATION FRAMER CRACKED CRACK#
In soils with a clay content, especially a high clay content, heaving or lifting pressures of the soils may crack the foundation. If a foundation settles, cracking may occur, especially if there is differential settlement.Įxpansive soils. Roots may cause cracks, however, foundations rarely crack from the roots pushing up, but from them drawing the moisture out of the soil under the foundation due to “Transpiration.” Read about Transpiration
Reasons for foundations cracking or failingįoundations crack or become damaged for many reason. Understanding cracks: What you should know
In areas with extreme clay content, some foundations will shift up and down as much as an inch or two inches seasonally usually causing foundation cracks. In areas with expansive soils (clayey type soils) there is usually more soil and foundation movement than in other areas. Correction of foundation and structural problems can be very costly and occasionally foundation cracks will be a warning sign of other structural issues with a home.ĩ8% of the homes in the United States have foundations constructed out of concrete, masonry blocks or brick, all of which tend to crack when there is movement and excessive stress.
#FOUNDATION FRAMER CRACKED WINDOWS#
A large number of homes have cracks in their foundation and the older a home gets, the more likelihood of cracks appearing.Ĭracked foundations can lead to framing issues, roof issues, problems with doors and windows and even leaks in basement walls. The seriousness of a crack depends on the location, size and number of cracks, as well as whether the home has other signs of structural issues. This soil movement is just one of a number of reasons that foundations crack or fail. Soils with a heavy clay content may result in a foundation having a seasonally movement of 40 to 60 mm, 50mm equals about 2 inches. In the United States approximately 60% of homes are built on soils with some clay content of these more than half of the homes will experience damage. Cracks may indicate serious structural problems and others may be insignificant. Foundations crack for many reasons including unstable soils, poor drainage and settling.
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