Overview
Most homes develop some foundation cracks over time. Concrete shrinks as it cures, and thin vertical or slightly diagonal hairline cracks are common in poured walls and slabs. Many of these are cosmetic. Others can signal movement in the soil or structure that deserves a closer look.
Patterns matter. Horizontal cracks in a basement wall, stair-step cracks in block walls, cracks that are wider at one end than the other, and cracks that keep growing are often treated as reasons for an evaluation. So are related signs upstairs, like doors that stick, gaps around windows or sloping floors.
Repairs depend on the cause. A stable, non-structural crack that lets water in might be sealed by injection. Cracks tied to settlement or wall movement usually call for addressing the underlying cause, which can involve drainage, wall bracing or piers.
The usual process
- Inspecting cracks inside and outside, noting width, direction and location.
- Looking for related signs, such as sticking doors, sloping floors and gaps around windows.
- Checking drainage, grading and downspouts around the foundation.
- Recommending monitoring for stable, minor cracks.
- Sealing cracks by injection where they are stable but leak.
Key considerations
- Hairline shrinkage cracks are common and often cosmetic, but water entry is still worth addressing.
- Cracks can matter in a home sale. Keep records of evaluations and repairs.
- Marking the ends of a crack and dating it can help you see whether it grows over time.
- A structural engineer can provide an independent opinion, separate from a repair contractor's proposal.
- Expansive soils are common on the Front Range and can contribute to foundation movement.
Local notes for Colorado's Front Range
Parts of Colorado's Front Range are known for expansive clay soils and claystone bedrock that swell when wet and shrink as they dry. That movement can affect foundations, basement slabs, driveways and sidewalks, and it is one reason many local homes are built with deep foundations or floating basement slabs.
Front Range weather brings freeze-thaw cycles, spring snowmelt and summer storms. Keeping water away from the foundation with working gutters, extended downspouts, grading that slopes away from the house and careful irrigation near the foundation is a common first step before or alongside any repair.
We take inquiries from Fort Collins, Boulder, Denver, Colorado Springs, Pueblo.
How to prepare your inquiry
- Note where gutters and downspouts discharge and whether irrigation runs near the house.
- Note the age of the home and whether it has a basement, crawl space or slab.
- Take photos of cracks, gaps, sloping floors or sunken slabs, with a tape measure or coin in frame for scale.
- Say whether you are buying or selling the home, since timelines may matter.
- Have any inspection or engineer reports handy, such as from a home purchase.
Signs to slow down
- Large up-front payments demanded before any work begins.
- Recommending major structural repairs without looking at drainage and grading.
- Refusal to let you get a second opinion or an engineer's review.
- No written proposal describing the scope, materials and number of piers or supports.
- Pressure to sign the same day, or claims that a discount disappears if you wait.
How to vet a provider
- What do you think caused this crack?
- Should I monitor it before deciding on repairs?
- What would you recommend, and what would happen if I waited?
- Would you recommend getting an engineer's evaluation?
- Is the warranty transferable if I sell the house?
People also ask
- Are all foundation cracks serious?
- No. Many are shrinkage cracks that are cosmetic. Patterns, width and whether a crack is growing help determine whether it needs attention.
- What does a horizontal crack in a basement wall mean?
- It can indicate soil pressure pushing on the wall. It is generally worth having evaluated.
- Can I seal foundation cracks myself?
- Small, stable cracks can sometimes be sealed with DIY kits. Leaking or moving cracks usually benefit from a professional evaluation.
Related topics
- Bowing Basement Walls: Why basement walls bow or lean, the warning signs, and the bracing and anchoring options homeowners often hear about.
- Foundation Inspections: What a foundation evaluation usually includes, who performs it, and how to use the results.
- Foundation Settlement: What causes foundation settlement, common warning signs, and how repair options are typically evaluated.
Ready to talk to someone about foundation cracks? Send a short inquiry below and we'll follow up.