Mike's Home Inspector Blog

When to Worry
While many foundation cracks are benign, there are signs that may indicate a more serious issue, and I will usually recommend contacting either a Structural Engineer or Foundation Contractor depending on the situation. Here’s what to watch for:

Widening Cracks: If a crack is growing wider over time, it may suggest a significant problem with the foundation's stability. Unfortunately, a home inspection is a snapshot in time so this is not something I can spot during an inspection. but can provide guidance on what to look for.  

Cracks with Displacement: Cracks that cause noticeable displacement of the foundation or cause doors and windows to stick may indicate structural issues. This is one reason I check all interior doors for proper operation.

​Cracks Accompanied by Other Signs: Other signs such as sagging floors, uneven ceilings, or water intrusion can signal a more serious problem.

These pictures below are three different examples of cracks I considered significant enough to contact a specialist for further evaluation. In reality it is rare that I see anything other than small, vertical cracks. 

What to Do If You Find a Crack

Document the Crack: Take photos and measure the crack to track its size and progression over time. This information can be helpful for professionals assessing the problem.

Monitor the Crack: Keep an eye on the crack and note any changes in width or shape. Regular monitoring will help you determine if the crack is stable or worsening.

Consult a Professional: If you’re unsure about the severity of a crack or if it shows signs of worsening, consult a structural engineer or foundation specialist. They can provide a detailed evaluation and recommend appropriate repairs.

​Address Contributing Factors: Ensure that drainage around your home is adequate and that gutters are functioning properly to prevent water damage. Consider soil stabilization or other preventive measures if soil movement is a concern. The best way to solve moisture related damage is to prevent it in the first place. 

Cracks in concrete foundations are a common issue for homeowners, but understanding their types and causes can help you determine their severity and the necessary actions to take. Regular inspection and maintenance are key to ensuring the longevity and stability of your foundation. If you’re ever in doubt about the health of your foundation, don’t hesitate to seek professional advice. A well-maintained foundation is crucial for a safe and stable home, so stay vigilant and proactive in addressing any potential issues.

When it comes to the structural integrity of your home, the foundation is one of the most critical elements. It supports the entire structure and bears the brunt of environmental stresses and changes. As a home inspector, I frequently encounter concerns about cracks in concrete foundations. Since the overwhelming majority of foundations I inspect are concrete, this is the focus of today's blog post.

These cracks can range from minor cosmetic issues to serious structural problems and understanding them is essential for maintaining the health of your home. 

Types of Concrete Foundation Cracks

Hairline Cracks
These are very thin cracks that typically measure less than 1/16 inch in width. They are often the result of normal settling and shrinkage during the curing process. Hairline cracks are usually not a cause for concern, but it’s a good idea to monitor them over time. I have a statement I frequently make during inspections that goes “Concrete cracks. Period.”

Vertical Cracks
Vertical cracks are common in poured concrete foundations. They often occur due to the natural settling and curing of the concrete. These cracks generally do not indicate a serious structural problem but should be inspected to ensure they are not widening. It's a good idea to repair these, but mainly to keep water out.

Horizontal Cracks
Horizontal cracks, especially those that occur near the middle of the wall, can be more concerning. They may suggest that the foundation is experiencing significant pressure from the surrounding soil, which can be caused by poor drainage or soil expansion. Horizontal cracks are more likely to indicate a serious issue and should be evaluated by a professional.
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Diagonal Cracks
Diagonal cracks typically run from one corner of a concrete block to the opposite corner. They often occur due to uneven settlement of the foundation or soil movement. Diagonal cracks can vary in severity and may warrant further investigation.

Common Causes of Foundation Cracks

Settlement: Over time, the soil beneath a foundation can settle or compress, leading to minor cracks. This is a normal part of the foundation's aging process, but significant settlement can lead to more severe issues.

Soil Expansion and Contraction: Soils can expand when wet and contract when dry. This constant movement can exert hydrostatic pressure on the foundation, leading to cracks. Proper drainage (i.e. gutters, downspouts, proper grade) and soil management can help mitigate this issue.

Water Damage: Poor drainage around the foundation can lead to water accumulation, which can erode the soil and cause the foundation to shift. Waterproofing measures and proper grading can help prevent water-related problems.

Temperature Changes: Extreme temperature fluctuations can cause concrete to expand and contract. This is especially an issue here in Nova Scotia, where we experience significant freeze/thaw cycles that can rapidly damage foundations.

Construction Defects: Sometimes, cracks can be attributed to poor construction practices, such as inadequate mixing of concrete or improper reinforcement. These issues are typically more apparent in newly built homes but can also occur in older homes as well. This is another reason why newer homes need inspections too. 

Stay tuned next week for part 2 where we look at when to worry and what to do about it.