Profile picture for Jmarkus79

Cracked foundation

I have a vertical crack on the side of my house in the foundation. Water doesn't appear to me getting inside so I assume the crack isn't all the way through. My question is roughly how much does it cost to fix a crack as such. It's about 4 foot long and doesn't appear to be more than a half inch wide.
  • August 29 2010 - Woodbridge
  • 0
    0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

Be a Good Neighbor. Be respectful and on-topic. No spam or self-promotion! See our Good Neighbor Policy.

Answers (14)

a half inch wide tells us something more may be going on. Is there any deflection or rotation? Lets find out what caused it and make sure that has been repaired too. Then address the crack.
  • October 20 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

Profile picture for Erick Rodriguez
you can contact engineer for help.
  • October 08 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

Profile picture for vabroker
Jmarkus,
Some builders offer a 10 year foundation warranty.  Some are transferable some are not. Some are transferable only once.  Definitely worth investigating with the builder.  Find an original owner in the community to view their warranty package or contact the builder if they are still in business.  Most builders offer their warranties through a third party warranty provider. Good luck.
  • September 25 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

This all begins with a structural engineer, not a contractor.

Three things could cause this. Bad concrete, lateral pressure, or ground swell meaning you would have to underpin the footing.
  • September 25 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

If it makes you feel better, over 250,000 people suffer from foundation failure problems EACH YEAR!
Read "[embedded hotlink removed by Zillow moderator]
Carl
  • September 20 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

Profile picture for Jmarkus79
I see a few people mention something about 10 years, is the builder mandated to fix the crack, it was built in 2005. I will be the second owner, purchasing the property through a short sale process if that affects anything.
  • September 20 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

There are several ways to fix a cracked foundation, some simple, some complex.  It is really best to get at least 2 professional opinions. 

Has the ground shifted?  Does the crack separate straight across or does it can you feel a shift from front to back.  If it is separating side to side but not shifting front to back, then you might have an easier fix on your hands.  If it is shifting front to back, your fix is likely to be more expensive. 

If the house is under 10 years old, you should have the builder come out and fix it...older than that...I would suggest getting a minimum of 2-3 opinions on what it will take to correct it and prevent it from getting worse.
  • September 17 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

Profile picture for Mills Realty
A half inch might be a problem brewing.  Get a couple of opinions from experts in the field.  You might be right and this is nothing to worry about, but it is better to be safe than sorry.   
  • September 17 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

I would get a profestional evaulaution and would want it sealed. If the house is less than ten years old I would contact the builder.
  • September 17 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

If you home is newer less than 10 years old you can contact the builder if you know who built your home. My clients in past have got a structural engineer to evaluate the problems.
  • September 17 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

If the crack is 1/2 inch wide, I would ge a second opinion. A lot of basement contractors that perform sealing work have structural enginners on staff. Just because it is not leaking does not mean you do not have another problem.

2 things to consider:

If it is a diagonal crack, does it have a "mirror image" crack on the joining wall?

Is there a similar crack on the other side of the foundation?

If so, you may have a settlement issue that should be reviewed by a qualified foundation contractor.
  • August 30 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

Any crack in the foundation could be an indication that the ground underneath your foundation may be shifting or sinking. I agree with vabroker. You should contact an expert to evaluate your situation. A small crack could be the start of a serious problem.
  • August 30 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

Profile picture for vabroker
A foundation crack of a half inch is concerning.  I would get a professional evaluation from Geofreeze 703-504-6120.
  • August 29 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.

Profile picture for remaxagent33
Hi. Call Perm-A-Seal and they will give you a quote. Now I am NOT a home inspector but I know buyers in Joliet that epoxy'd it themselves. They bought it on the internet and it gave them instructions how to inject the epoxy in the crack. The epoxy hardens like cement and then you can knock it off so it is flush to your concrete.
  • August 29 2010
  • 0Yes

  • Report a Problem

    Please enter a valid email address.

    Content flagged

    We will review this content. Thanks for helping make the site more useful to everyone. To learn more, read Zillow's Good Neighbor Policy.

    We're sorry. This service is temporarily unavailable. Please come back later and try again.