Question: We have some cracks in the foundation of our home. I know it’s necessary to caulk the cracks to keep water out, but can the crack be repaired to become a good foundation?
I understand cracks are caused by settling and shrinkage. My foundation is 3 feet high and 6 inches wide. I have some cracks that are an even width from top to bottom, so I believe they are caused by shrinkage.
What should I do about them? It hasn’t been a serious problem yet, but I know that you always recommend that home buyers get a structural inspection and we are worried about selling in the future with a bad foundation.
S.E., Snohomish
Answer: Foundations can be repaired, but the repair costs vary dramatically depending on the size and scope of the problem. Vertical cracks are relatively common and not particularly dangerous, but horizontal cracks are a warning sign of serious structural defects. Horizontal cracks are typically caused by bad concrete, concrete fatigue or pressure from excessive amounts of back-fill.
If you have horizontal cracks in your foundation, have it repaired immediately. The foundation may be about to buckle, causing a portion of the house to collapse.
Vertical cracks, on the other hand, may not even need to be repaired. They are typically caused by settling of the foundation. Sealing the cracks with caulking doesn’t really accomplish anything. It won’t keep water out, and it doesn’t add to the strength of the foundation.
Foundation contractors say there is no material on the market today that will permanently waterproof a basement wall if it is applied to the interior surface. To be effective, the waterproof coating must be applied to the exterior surface of the basement wall, before the dirt is back-filled around it.
However, I have successfully used a product called “Thoroseal” to seal cracks in a leaking basement in an old home that I owned. The product is a form of cement. It is mixed to the consistency of pancake batter and then brushed liberally into the cracks to form a seal. Such a repair will keep out water for a few years, but the experts tell me that it won’t last forever.
It really depends on how you use your basement. In my case, the basement was unfinished and used only for storage, so the Thoroseal job was probably sufficient.
When I sold the home, the buyers spent more than $15,000 finishing the basement, so they wanted a permanent solution. They hired a contractor to waterproof the basement by installing a drainage system under and around the basement to redirect water away from the building before it could seep in through the concrete walls and floors.
Since you are talking about a foundation and not a full basement, you may not be as concerned about water seepage. Readers who have a basement that they would like to waterproof should understand that the best solution is to get rid of the water. Make sure your gutters and down spouts are functioning properly and diverting water away from the foundation.
If the problem persists, you might want to install some kind of drain field to help the water flow away from the foundation. If foundation repairs are required, the cost can range from a couple thousand dollars for a simple crack repair to tens of thousands of dollars for replacement of an entire basement. It all depends on the size of the house, how much demolition work is required, and how much of the foundation needs to be repaired or replaced.
Mail your real estate questions to Steve Tytler, The Herald, P.O. Box, Everett, WA 98206, or e-mail him at economy@heraldnet.com.
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