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 Foundation Repair Methods
Examples of Typical Foundation Repairs
- FOUNDATION REPAIR METHODS
- Repair Methods and Products for Damaged Foundations, walls, & slabs. Photographs of foundation crack patterns used for foundation crack diagnosis
- FOUNDATION WATERPROOFING - separate article
- Questions & Answers about foundation repair methods and procedures: repairs to foundation cracks, gaps, movement, tipping, leaning, settlement, or footing damage
- References
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InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.
Guide to foundation damage repair methods for bowing, cracking, leaning, settling or other types of foundation damage: This article series discusses How to Repair Damaged Foundations, Foundation Cracks, Slab Cracks, Bowed, Buckled, Leaning Foundation Walls, Settled Floors:
The photo above shows a bowed masonry block foundation wall with horizontal cracking that occurred due to earth loading at the time
of construction, probably by vehicles driving too close to the foundation wall shortly after it was constructed At this website
we explain how it is sometimes possible to be confident about the cause of foundation damage which in turn helps assess
the risk presented to the building and the repair methods needed for foundation damage, cracks, leaning, buckling, bowing, settlement.
Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman.
Guide to Repair Methods for Foundation Cracks
Repair Methods for Foundation Shrinkage Cracks
Before repairing a foundation crack it is important to diagnose the cause of the crack and its effects on the building structure.
The significance of any foundation crack depends on the crack's cause, size, shape, pattern, location, foundation materials, extent of
cracking, impact of the crack on the building, and possibly other factors as well.
If there is an underlying ongoing problem causing foundation movement or damage, that problem needs to be corrected too.
Cracks in poured concrete walls that are larger than 1/4", cracks which are increasing in size, or cracks which
are otherwise indicative of foundation movement should be evaluated by a professional.
At
Do we need to repair shrinkage cracks in foundation walls or slabs?
we discuss how we decide if a foundation crack needs repairing the first place.
The diagnosis and evaluation of foundation cracks and structural
foundation damage and repair methods are discussed extensively at
FOUNDATION REPAIR METHODS
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Suggestions for Repairing Concrete Foundation Shrinkage Cracks
Repairs to foundation cracks which are not traced to building movement, structural problems, site problems, or other conditions which require site or structural repairs
may be attempted for cracked foundations and other cracked concrete structural elements using a variety of products and materials
such as masonry repair epoxy or sealant products.
These products, some of which include even structural repair epoxies, might be used to seal against water leakage as well,
and may be used for repairing certain cracks in concrete foundations
following evaluation and advice from a foundation professional. An evaluation of the presence, absence, or condition of
reinforcing steel in cracked concrete foundations should be a part of such an inspection.
Shrinkage cracks, which are not normally a structural defect in a building, may nonetheless need to be sealed against
water entry. Common repair methods include chipping out the crack and applying a masonry patching compound to the surface, use
of epoxies, or other sealants.
Water entry leaks at foundation cracks: Polyurethane foam sealant is used for foundation crack repairs to stop water entry.
(Also find and correct outside water sources). See our article on
Using Polyurethane Foam for Foundation Repairs for details on using
this product to seal foundation cracks against leakage.
For various methods and products used to seal cracks in concrete floors or walls, see
How to Seal Cracks in Concrete a description of various products and methods used to seal or repair cracks in poured concrete walls, foundations, floors, & slabs.
Once any concrete cracks it is possible for water to leak into the building through the crack. There are several ways to repair a basement
crack leak. An easy, quick, and effective measure to stop basement or crawl space water entry through a foundation crack is to perform an injection of
polyurethane foam into the basement crack. [Also be sure to find and fix the sources of water outside.]
Water entry leaks at foundation cracks: Polyurethane foam sealant is used for foundation crack repairs to stop water entry.
(Also find and correct outside water sources).
Cracks at Control Joints in Concrete explains how we prevent shrinkage cracks in poured concrete floors and walls
Repair Methods for Vertical Foundation Movement - Foundations, slabs, fireplaces, chimneys
In the photos shown here, substantive cracks appeared and continued to increase in size in this poured concrete foundation
used to support a modular home which had recently been completed. The cracks and foundation movement were probably due to
a combination of: poorly prepared foundation footings, blasting on an adjacent building lot to prepare that site for new construction,
and possibly omission of steel reinforcement in the poured wall. As movement appeared to be ongoing over more than a year,
the builder might have repaired the foundation by supporting it from below using one of the methods listed at Vertical Foundation Movement Repairs.
- A detailed discussion and illustration of repair methods for foundation settlement or "vertical foundation movement" repair
is provided at Vertical Foundation Movement Repairs
where we explain and illustrate various methods to arrest foundation settlement, and where appropriate, to raise or level
or reinforce settling or moving foundation walls or slabs.
Additional details provided at Vertical Foundation Movement Repairs
include descriptions of grout pumping to stabilize soils or elevate slabs,
slab jacking to stabilize or lift settled slabs over deeper unstable soils,
the use of driven steel pins to stabilize settling foundation walls or footings,
the use of helical piers or "screw piers" such as those provided by A.B. Chance to repair sinking foundations or
to level floor slabs, and a similar use of
friction piers such as those provided by Magnum piering - are driven piles which rely on soil friction against the sides of the pile.
Since it's sometimes the only appropriate repair method for foundation damage, we also illustrate
foundation reconstruction.
Repair Methods for Bulged Foundation Walls
- In a separate article at Bulged foundation Repairs we illustrate and describe several methods used to stiffen or reinforce bulging foundation walls against further movement.
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The motive for a decision to reinforce a building foundation rather than rebuild it can be easily understood by noticing the difference in cost between bolting a few vertical steel beams to a building or building a pilaster
and the cost to add temporary support to the floors above, remove an existing foundation, and rebuild a new one in its place.
However the decision to support or reinforce a foundation wall versus rebuilding it
is often made by the wall itself. If the amount of bulge or bow is sufficiently severe the wall needs to be rebuilt.
If the underlying source of wall damage cannot be reliably addressed without excavating
outside to add drainage and perhaps water proofing, there is additional motivation to perform a more costly repair.
The foundation bulge or lean repair methods listed below are shown roughly in order of their most common appearance in residential buildings. The sketch shown here describes application of
a steel I-beam against a masonry block wall for reinforcement. More details are given below. |
Repair methods for bulged foundation walls are illustrated and discussed in detail at
Bulged foundation Repairs
where we describe the use of pilasters, reinforcing steel I-beams, foundation anchors, sister walls,
steel cables, and even complete foundation wall reconstruction to deal with foundation wall
bulging, cracks, leaning, or movement.
Horizontal foundation movement creep
- Steel pins for foundation creep repair or prevention: The wall may be pinned to the surrounding soil or hillside. Pinning moving walls is a separate engineering problem and involves
a critical step in discovery of the various components in movement (site drainage, footing condition, condition of underlying soils, clay, or rock.
- Excavation and reconstruction for foundation creep movement Excavation and reconstruction, possibly with reinforcement over original design and with additional foundation and site drainage is often required.
Authority
Opinions herein are the responsibility of the author. Most of this material has been subject to ongoing peer review but is without any professional engineering analysis. Home inspections may include the discovery of defects involving life, safety, and significant costs. Home inspectors who are not both qualified and certain of the authoritative basis of their conclusions should obtain their own expert advice from qualified experts.
This work is also based on the author's construction & inspection experience, training, research, and survey of material from ASHI, and from N. Becker, R. Burgess, J. Bower, D. Breyer, A. Carson, J. Cox, A. Daniel, M. Lennon, R. Peterson, J. Prendergast, W. Ransom, D. Rathburn, E. Rawlins, E. Seaquist, and D. Wickersheimer. Some useful citations are at the end of this paper.
FOUNDATION INSPECTION STANDARDS - Foundation Inspection Standards - ASHI Standards of Practice (American Society of Home Inspectors)
4.1.A.1. The inspector shall ... observe foundation
4.2.A.1. ... describe the type of foundation
4.2.E. ... report signs of water penetration/harmful condensation
Notice that in some Standards there was no mention of observations of damage or unsafe conditions!
- This inconsistency in ASHI Standards reflects debate, fear, risk
- Due Diligence: Clients expect inspection to identify concerns & defects
- Engineering and Code Standards: pertain mostly to new construction; engineering analysis of
foundation defects and design of repairs is beyond the scope of a professional home inspection and
inspector; a home inspector who happens to be qualified to perform such services is not prohibited
from doing so on making appropriate arrangements with a client.
But notwithstanding Section 4.1 above, the following section requires the inspector to observe and report evidence of significant damage, including to visible portions of the foundation. Significant in this case means in need of immediate major repair; it might also mean in need of further evaluation by a qualified expert.
2.2 inspectors shall ... 2.2.b.3. ... state ... any ... components
... in need of immediate major repair
2.3 These Standards are not intended to limit inspectors from
2.3.A. reporting observations and conditions in addition
Strategy for Building Foundation or Floor or Slab Crack, Damage, or Movement Assessment
To understand the cause, effect, and remedy for all types of building foundation or masonry wall damage or movement we have categorized foundation damage into these broad categories:
- FOUNDATION FAILURES by MOVEMENT TYPE: is the movement active or not, how is the foundation moving: bulging, leaning, settling, etc. ?
- FOUNDATION FAILURES by TYPE & MATERIAL: how does damage show up in different types of foundation material & what are the implications for collapse risk or repair need?
- FOUNDATION CRACK EVALUATION, what is the severity of foundation damage, what is its effect on the stability of the structure, and how urgently are foundation repairs needed?
- FOUNDATION REPAIR METHODS discusses alternative ways to fix a damaged foundation or floor slab crack or movement
Frequently Asked Questions (FAQs) about repair methods for cracked or damaged foundations or slabs
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Questions & answers or comments about foundation repair methods and procedures: repairs to foundation cracks, gaps, movement, tipping, leaning, settlement, or footing damage
Ask a Question or Enter Search Terms in the InspectApedia search box just below.
Technical Reviewers & References
Related Topics, found near the top of this page suggest articles closely related to this one.
- "Concrete Slab Finishes and the Use of the F-number System", Matthew Stuart, P.E., S.E., F.ASCE, online course at www.pdhonline.org/courses/s130/s130.htm
- Sal Alfano - Editor, Journal of Light Construction*
- Thanks to Alan Carson, Carson Dunlop, Associates, Toronto, for technical critique and some of the foundation inspection photographs cited in these articles
- A.B. Chance foundation repair systems, helical piers, foundation repairs www.abchance.com
- Dwyer of Florida, supplier of Helical Piles, foundation repair, and concrete restoration in Florida, exclusive dealer for Magnum piering. This company provides helical piles, foundation settlement repair, concrete restoration, shotcrete, pressure grouting, and slabjacking for residential and commercial buildings. 1-866-900-PIER www.dwyerflorida.com
- Terry Carson - ASHI
- Mark Cramer - ASHI
- JD Grewell, ASHI
- Duncan Hannay - ASHI, P.E. *
- Bob Klewitz, M.S.C.E., P.E. - ASHI
- Ken Kruger, P.E., AIA - ASHI
- Aaron Kuertz aaronk@appliedtechnologies.com, with Applied Technologies regarding polyurethane foam sealant as other foundation crack repair product - 05/30/2007
- Bob Peterson, Magnum Piering - 800-771-7437 - FL*
- Arlene Puentes, ASHI, October Home Inspections - (845) 216-7833 - Kingston NY
- Greg Robi, Magnum Piering - 800-822-7437 - National*
- Dave Rathbun, P.E. - Geotech Engineering - 904-622-2424 FL*
- Ed Seaquist, P.E., SIE Assoc. - 301-269-1450 - National
- Dave Wickersheimer, P.E. R.A. - IL, professor, school of structures division, UIUC - University of Illinois at Urbana-Champaign School of Architecture. Professor Wickersheimer specializes in structural failure investigation and repair for wood and masonry construction. * Mr. Wickersheimer's engineering consulting service can be contacted at HDC Wickersheimer Engineering Services. (3/2010)
- *These reviewers have not returned comment 6/95
NOTE: Journal of Light Construction articles are available on CD ROM from the Journal of Light Construction, www.bginet.com, 802-434-4747
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
 The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
Or choose the The Home Reference eBook for PCs, Macs, Kindle, iPad, iPhone, or Android Smart Phones. Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter INSPECTAEHRB in the order payment page "Promo/Redemption" space.
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- Diagnosing & Repairing House Structure Problems, Edgar O. Seaquist, McGraw Hill, 1980 ISBN 0-07-056013-7 (obsolete, incomplete, missing most diagnosis steps, but very good reading; out of print but used copies are available at Amazon.com, and reprints are available from some inspection tool suppliers). Ed Seaquist was among the first speakers invited to a series of educational conferences organized by D Friedman for ASHI, the American Society of Home Inspectors, where the topic of inspecting the in-service condition of building structures was first addressed.
- Design of Wood Structures - ASD, Donald E. Breyer, Kenneth Fridley, Kelly Cobeen, David Pollock, McGraw Hill, 2003, ISBN-10: 0071379320, ISBN-13: 978-0071379328
This book is an update of a long-established text dating from at least 1988 (DJF); Quoting:
This book is gives a good grasp of seismic design for wood structures. Many of the examples especially near the end are good practice for the California PE Special Seismic Exam design questions. It gives a good grasp of how seismic forces move through a building and how to calculate those forces at various locations. THE CLASSIC TEXT ON WOOD DESIGN UPDATED TO INCLUDE THE LATEST CODES AND DATA. Reflects the most recent provisions of the 2003 International Building Code and 2001 National Design Specification for Wood Construction. Continuing the sterling standard set by earlier editions, this indispensable reference clearly explains the best wood design techniques for the safe handling of gravity and lateral loads. Carefully revised and updated to include the new 2003 International Building Code, ASCE 7-02 Minimum Design Loads for Buildings and Other Structures, the 2001 National Design Specification for Wood Construction, and the most recent Allowable Stress Design.
- Building Failures, Diagnosis & Avoidance, 2d Ed., W.H. Ransom, E.& F. Spon, New York, 1987 ISBN 0-419-14270-3
- Domestic Building Surveys, Andrew R. Williams, Kindle book, Amazon.com
- Defects and Deterioration in Buildings: A Practical Guide to the Science and Technology of Material Failure, Barry Richardson, Spon Press; 2d Ed (2001), ISBN-10: 041925210X, ISBN-13: 978-0419252108. Quoting:
A professional reference designed to assist surveyors, engineers, architects and contractors in diagnosing existing problems and avoiding them in new buildings. Fully revised and updated, this edition, in new clearer format, covers developments in building defects, and problems such as sick building syndrome. Well liked for its mixture of theory and practice the new edition will complement Hinks and Cook's student textbook on defects at the practitioner level.
- Guide to Domestic Building Surveys, Jack Bower, Butterworth Architecture, London, 1988, ISBN 0-408-50000 X
- "Avoiding Foundation Failures," Robert Marshall, Journal of Light Construction, July, 1996 (Highly recommend this article-DF)
- "A Foundation for Unstable Soils," Harris Hyman, P.E., Journal of Light Construction, May 1995
- "Backfilling Basics," Buck Bartley, Journal of Light Construction, October 1994
- "Inspecting Block Foundations," Donald V. Cohen, P.E., ASHI Reporter, December 1998. This article in turn cites the Fine Homebuilding article noted below.
- "When Block Foundations go Bad," Fine Homebuilding, June/July 1998
- InspectAPedia.com - The Free Home Inspection & Construction Diagnosis Public Information Website
- ...
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
- The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
Or choose the The Home Reference eBook for PCs, Macs, Kindle, iPad, iPhone, or Android Smart Phones. Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter INSPECTAEHRB in the order payment page "Promo/Redemption" space.
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- Best Practices Guide to Residential Construction, by Steven Bliss. John Wiley & Sons, 2006. ISBN-10: 0471648361, ISBN-13: 978-0471648369, Hardcover: 320 pages, available from Amazon.com and also Wiley.com. See our book review of this publication.
- Decks and Porches, the JLC Guide to, Best Practices for Outdoor Spaces, Steve Bliss (Editor), The Journal of Light Construction, Williston VT, 2010 ISBN 10: 1-928580-42-4, ISBN 13: 978-1-928580-42-3, available from Amazon.com
- Avongard foundation crack progress chart for structural crack monitoring
- Basement Moisture Control, U.S. Department of Energy
- Building Pathology, Deterioration, Diagnostics, and Intervention, Samuel Y. Harris, P.E., AIA, Esq., ISBN 0-471-33172-4, John Wiley & Sons, 2001 [General building science-DF] ISBN-10: 0471331724
ISBN-13: 978-0471331728
- Building Pathology: Principles and Practice, David Watt, Wiley-Blackwell; 2 edition (March 7, 2008) ISBN-10: 1405161035 ISBN-13: 978-1405161039
- Construction Drawings and Details, Rosemary Kilmer
- Crawl Space Moisture Control, U.S. Department of Energy
- Diagnosing & Repairing House Structure Problems, Edgar O. Seaquist, McGraw Hill, 1980 ISBN 0-07-056013-7 (obsolete, incomplete, missing most diagnosis steps, but very good reading; out of print but used copies are available at Amazon.com, and reprints are available from some inspection tool suppliers). Ed Seaquist was among the first speakers invited to a series of educational conferences organized by D Friedman for ASHI, the American Society of Home Inspectors, where the topic of inspecting the in-service condition of building structures was first addressed.
- Design of Wood Structures - ASD, Donald E. Breyer, Kenneth Fridley, Kelly Cobeen, David Pollock, McGraw Hill, 2003, ISBN-10: 0071379320, ISBN-13: 978-0071379328
This book is an update of a long-established text dating from at least 1988 (DJF); Quoting:
This book is gives a good grasp of seismic design for wood structures. Many of the examples especially near the end are good practice for the California PE Special Seismic Exam design questions. It gives a good grasp of how seismic forces move through a building and how to calculate those forces at various locations. THE CLASSIC TEXT ON WOOD DESIGN UPDATED TO INCLUDE THE LATEST CODES AND DATA. Reflects the most recent provisions of the 2003 International Building Code and 2001 National Design Specification for Wood Construction. Continuing the sterling standard set by earlier editions, this indispensable reference clearly explains the best wood design techniques for the safe handling of gravity and lateral loads. Carefully revised and updated to include the new 2003 International Building Code, ASCE 7-02 Minimum Design Loads for Buildings and Other Structures, the 2001 National Design Specification for Wood Construction, and the most recent Allowable Stress Design.
- Building Failures, Diagnosis & Avoidance, 2d Ed., W.H. Ransom, E.& F. Spon, New York, 1987 ISBN 0-419-14270-3
- Domestic Building Surveys, Andrew R. Williams, Kindle book, Amazon.com
- Defects and Deterioration in Buildings: A Practical Guide to the Science and Technology of Material Failure, Barry Richardson, Spon Press; 2d Ed (2001), ISBN-10: 041925210X, ISBN-13: 978-0419252108. Quoting:
A professional reference designed to assist surveyors, engineers, architects and contractors in diagnosing existing problems and avoiding them in new buildings. Fully revised and updated, this edition, in new clearer format, covers developments in building defects, and problems such as sick building syndrome. Well liked for its mixture of theory and practice the new edition will complement Hinks and Cook's student textbook on defects at the practitioner level.
- Guide to Domestic Building Surveys, Jack Bower, Butterworth Architecture, London, 1988, ISBN 0-408-50000 X
- "Avoiding Foundation Failures," Robert Marshall, Journal of Light Construction, July, 1996 (Highly recommend this article-DF)
- "A Foundation for Unstable Soils," Harris Hyman, P.E., Journal of Light Construction, May 1995
- "Backfilling Basics," Buck Bartley, Journal of Light Construction, October 1994
- "Inspecting Block Foundations," Donald V. Cohen, P.E., ASHI Reporter, December 1998. This article in turn cites the Fine Homebuilding article noted below.
- "When Block Foundations go Bad," Fine Homebuilding, June/July 1998
- Log Homes: Minimizing Air Leakage in Log Homes, U.S. Department of Energy
- Log Homes: Controlling Moisture in Log Homes, U.S. Department of Energy
- Log Homes: Log Home Design, U.S. Department of Energy
- Moisture Control in Buildings, U.S. Department of Energy
- Moisture Control in Walls, U.S. Department of Energy
- Quality Standards for the Professional Remodeling Industry, National Association of Home Builders Remodelers Council, NAHB Research Foundation, 1987.
- Quality Standards for the Professional Remodeler, N.U. Ahmed, # Home Builder Pr (February 1991), ISBN-10: 0867183594, ISBN-13: 978-0867183597
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