Foundation Crack

Foundation Crack – Cost of Cracked Foundation Repair

Cracked foundations can be disastrous for a structure. The most common cause of a cracked foundation is settlement. As the foundation shifts and settles into the ground over time, cracks can occur. Depending upon the severity of the settlement the cost of cracked foundation repair will vary.

House foundation crack

Cracked Foundation Repair Average Cost

The average cost of cracked foundation repair will range between $5,000 and $7,000. This is considered a base price and does not account for any unforeseen problems when the contractor begins work. If the foundation is heavily damaged, the cost of repair can be over $10,000. You also might be interested in our article on foundation construction requirement.

What to do if you found cracks in foundation

The process of repairing a cracked foundation generally includes a formal inspection. This is where an official inspector will assess the cracks and then they will recommend the next step which usually involves bringing in a structural engineer if the cracks are problematic. You may be lucky enough to only need a mason to fix a few cracks, but generally if the cracks are so noticeable that they need repaired; it is beyond the stage of a quick, cheap fix.

Foundation Cracks

If the work will be extensive, it is best to get estimates from contractors so you know you are getting the possible repair for your money. Contractors need to be licensed and insured before working on foundations.

If the repairs that need to be made a basic and just need patch work completed, then the cost could be as low as $500. Basic repairs on a cracked foundation will not generally go over $2,000 unless bigger issues are found during the repair process.

If the repairs that need to be made are major or extensive, the cost will range between $5,000 and $7,000. This depends on the type of work that is required to fix the foundation. However, if the project requires excavation and pouring of new sections then the cost will reach over $10,000.

Why Foundation Cracks

Foundations crack for various reasons. Settlement is the biggest reason that they crack. It is always best to keep a check on the foundation of a building regularly and repair any crack that presents before it becomes problematic and costs thousands of dollars to repair.

Concrete Foundation

How To Repair Concrete Foundation Cracks 

          5 Simple Steps

Foundations will shift and settle over time and cracks will form. Many times minor cracks do not cause any really problems to the structural integrity of the structure. It is essential, however, to stop the cracks from spreading and becoming problematic in the future. It can be relatively simple to fix foundation problem that does not require an engineer or contractor to be hired.

If there are cracks that larger than ¼ inch wide or they form a spider web pattern with an excessive number of cracks consult with a structural engineer to determine if the foundation needs extensive repair. If the cracks within the foundation are small then a simple do it yourself fix can be done to correct the problems. When determining how to repair concrete foundation cracks make sure to pick a product that has a little elasticity or give so that as the foundation continues to shift and settle the crack does not reappear.

Foundation crack repair | before and After

5 Steps to Repair Concrete Foundation Crack

There are 5 basic steps that should be taken when repairing a concrete foundation crack.

Clean the Area

Clean the area around the crack and make sure all loose chips are removed. This can generally be done by using a sturdy wire brush and a little elbow grease. Scrub the area around the crack and then wipe away any dust that has accumulated. If the crack is wider than 1/8 inch a small chisel and sledge hammer should be used to chip away any loose matter.

Mix the Concrete

The concrete should be about the consistency of a thin paste. A good tip is the mix the dry mix with latex instead of water to add elasticity and adhesion to the mixture. If there is a large area that needs to be patched, mix the paste in small batches so that it does not dry out before drying out.

Mist and Trowel

Be sure to mist the crack with a little water before using a trowel to put the paste into the crack. By wetting the crack before patching the crack will not gather moisture which will cause the patch to crack. It will not form a solid bond and be long lasting.

Scrape Away Excess Paste

Using the trowel, scrape away all excess paste from the wall. This will create a smooth finish and if done correctly will not show that a patch has been done. You can adjust the finish of the paste to match the finish on the wall.

Clean Up Quickly

Make sure that any excess paste that has fallen on the floor or on the wall is quickly removed. Also clean the tools and buckets quickly. The paste will dry fast and is difficult to get off tools once dry.

Many home improvement stores and hardware stores will have compound mixes specifically for fixing cracks in foundations. Ask the professionals that are on hand at those stores for advice as to which compound works best for your situation. Follow mixing instructions on the bag correctly to ensure that the compound will adhere correctly to the cracks.