Foundation Cracks are the most common issue in basements. Every piece of concrete poured will eventually crack. Even the Hoover Dam is cracking! Fortunately, there are verified ways to properly repair these cracks so you do not have to deal with the problems they cause. There are 2 main ways to repair a Foundation Crack:
- From the Interior via Epoxy Injection
- From the Exterior via Wall Seal
Interior Foundation Crack Injection
When addressed from the inside, Foundation Cracks are repaired most effectively with Epoxy Injection. This method uses a NON-Expanding Epoxy Resin to fill the void formed by the crack. Once filled, the epoxy will bond with the concrete, sealing out any further water penetration.
The typical foundation crack repair cost per wall height are:
- 9 ft wall $550
- 8 ft wall $450
- 4 ft wall $400
- 3 ft wall $350
- 2 ft wall $300
These prices are for what we consider “clean” cracks. Cracks where a repair has not been attempted before. “Patched” cracks, where a repair was attempted previously, add $50 to the price of a clean crack. So a 9 ft Patched crack is $600, and so on.
Another factor when repairing Foundation Cracks is lateral movement. Hydrostatic Pressure can push on a wall, and the weak spots on walls are right at the crack locations. As the support there is lessened with the crack, these cracks can re-open, causing further headaches. To combat this, we are able to install Carbon Fiber Crack Locks that hold the crack together and reinforce the strength of the wall. These are extremely effective in strengthening a Foundation Wall.
The cost of using Carbon Fiber Crack Locks with a Foundation Crack is simple to calculate. Take the original price of the crack and double it. If the crack is quoted to be $450, with Carbon Fiber it is $900.
These repairs come with a Lifetime Warranty, transferable to new owners.
Exterior Foundation Crack Sealing
Sometimes fixing a Foundation Crack from the inside is not the best approach. Maybe the basement is finished nicely and there are some stairs right there. Should the interior option not be the best route, we can repair cracks from the outside as well. This is accomplished by a dig & seal approach.
Pretty simple, right? Just like most things that sound simple, it isn’t quite so. The issue is the amount of work needed. Instead of taking one person approximately 1.5 hours to complete, an exterior repair can take 2 people 6 hours to complete! That’s a lot of extra time.
A 2’ x 2’ hole needs to be dug around the crack. If that crack goes deeper that 5 feet, a step-down hole needs to be dug. Put that Foundation Crack on the corner of your home and now holes need to be dug on each side of the corner, doubling the work. Far and away, the digging is the most extensive piece of the work.
Once dug, the Foundation Wall is cleaned with a steel-wire brush and debris is cleared off the surface. Hydraulic cement is used to fill any voids, and an elastomeric waterproofing tar is used to seal the wall. Over the tar, a vapor barrier is installed. We use a 12 mil Thread Reinforced Vapor Barrier. The purpose of this is to protect the tar during back fill. It takes time for the tar to cure, so we want to be sure none is scraped off the wall as we put the dirt back in the hole.
Once back filled, the crack is repaired and comes with a Fully Transferable Lifetime Warranty.
So, what’s the foundation crack repair cost from the outside? Just like the example above, it depends on the height of the foundation:
- 8 ft Foundation $2,250
- 6 ft Foundation $1,800
- 5 ft Foundation $1,500
- 4 ft Foundation $800
- 3 ft Foundation $600
- 2 ft Foundation $500
Another factor to consider with Exterior Foundation Crack Repair is anything in the way on the outside that will need to be moved. A/C units, Porches, Concrete, and more can block access to repair a crack from the outside. These will need to be moved at the location of the crack in order for the repair to be completed.
We hope this helps shed some light on the costs of Foundation Crack Repair, so you can have a ballpark figure when someone comes out to your home. This way, you know what you’re getting into. Thanks for reading, and as always:
“Not Everything’s Better When Wet!”