Vertical cracks in a foundation most often occur due to poor construction practices or when the concrete in the foundation shrinks and cures. These cracks are common in both new construction and older homes. While vertical wall cracks in the foundation do not typically cause structural problems as often as horizontal cracks, they typically leak water from the foundation out into the basement or under-floor space area. In fact, this flow of water can be so heavy that some customers call to say that the water was literally gushing into the house!

The unfortunate truth of the matter is that no one wants to buy a home with a leaky foundation wall crack. Certainly, nobody wants to live in a house with basic water! Damaged or deteriorating foundation walls create a host of problems for homeowners and their bank accounts. Water from the foundation soil entering a basement will make a home difficult (if not impossible) to sell and will cause the home to lose 10% or more of its value. This means that with a $ 200,000 home, the value will be hit by $ 20,000! The problem will only get worse over time as more water passes through the crack and forces of nature open it further.

Home foundation repair

DIY wall crack solutions are not the answer. In many cases, homeowners will try to repair the problem simply by adding caulk in the gaps. With a caulk seal, efflorescence will build up as water fills the crack to the caulk, causing this plug to come off. Also, if the crack is not clean, the putty will stick to the soil instead of the cement, weakening its effectiveness. Of course, the seal will work for a while, but if you want to troubleshoot so your foundation wall never leaks, this is not the answer.

Filling a crack in the wall with hydraulic cement or other rigid substances is also doomed to failure. The problem here is that while the hole is plugged, the problem (the foundation water is pressing from the outside) still exists. Over time, as the base swells and shrinks with changes in temperature and humidity, the movement will loosen the plug. Base leaks will often start again in about two years.

In cases where epoxy is used, the seal can still hold, but its stiffness will cause the wall to simply crack again close as it continues to expand and contract. Also, epoxy tends to cure very slowly and may actually come out the other side of the crack before it hardens completely. The surface to which the epoxy is added must be completely dry for it to form a proper bond. Alternatively, urethane seals work somewhat better because they are flexible and expandable, but cracks can easily shift and expand more than 100% over time, which is well beyond the ability of this material to stretch.

Dirty work

Another possible way to repair a crack in a leaking foundation wall is from the outside. To do this, you will have to dig directly into the foundation and uncover the entire crack in the wall. Hopefully, there is no sidewalk, bush, lawn, driveway steps, or anything else in the way of the area where the crack is located or they will need to be removed. If there is a porch, deck or outside stairs in the way, you will have to fix it somehow or remove it as well. Digging up the soil will leave mounds in your yard and create a mess, and as the soil fills in, it will become more porous and water absorbent than ever. While the multiple layers of waterproof synthetic materials that you install will often be effective in solving the problem, if there is ever a seal failure, the entire process will need to be repeated. Additionally, you will need to re-grade the soil that was dug over the next year to prevent it from building up around the foundation and exacerbating the problem.