Norwalk Foundation Repair: Don’t Ignore Small Cracks

Understanding Normal vs. Concerning Foundation Cracks

Hairline (less than 1/8 inch) foundation cracks are generally due to normal concrete curing and settling processes occurring during the first two years after the home was originally constructed. The typical hairline cracks are usually identified as vertical lines and do not grow or move with time. Although these types of cracks are generally a sign of normal foundation settlement, they will not cause any structural harm to the home. However, structurally damaged foundations are identified by cracks greater than 1/8 inch in width, or irregular patterns, or evidence of structural movement in the foundation.

Warning signs of foundation damage include cracks that grow wider towards one side of the crack, cracks that follow stair-step patterns in block walls, or horizontal cracks along foundation walls. These crack patterns identify differential settlement of the foundation, soil pressure on the foundation walls, or structural stress that needs to be evaluated by a professional. When you see water leaking into a crack, a bad odor, or visible movement of the foundation, it is a good indication that you should seek an assessment of the foundation problems caused by qualified professionals immediately.

Key Indicators That Require Immediate Attention

The worst type of crack is horizontal cracks in the foundation, whichsignifys severe lateral soil pressure on the foundation walls that could potentially lead to wall failure, and require prompt professional assistance to mitigate catastrophic structural problems. A horizontal crack larger than 1/4 inch poses a serious threat to safety and may require emergency measures to stabilize the structure.

Step cracks in the concrete blocks or bricks are indicative of uneven foundation settlement and will compromise the overall structural integrity of the home. The diagonal cracks that go 45 degrees indicate uneven foundation settlement where one part of the foundation is moving, and another part of the foundation is stationary. Under the high seismic conditions of California, foundation settlement progresses quickly, so it is essential to have a professional inspect the foundation as soon as possible to address the problem effectively.

Moisture Problems Indicative of Crack Activity

Leaking water through the foundation cracks causes several problems, such as structural damage, mold growth, and poor indoor air quality. The small amount of water that enters the home during a heavy rain event in Southern California through the small cracks can also cause significant damage to the concrete and all other structural components adjacent to the foundation. In addition, water entering a leak in the foundation wall is indicative of movement of the crack that has compromised the foundation’s waterproof barrier.

White powdery efflorescence on concrete surfaces indicates the presence of water flowing through the foundation walls, even if there are no obvious leaks. Musty odors, wet spots, and mineral staining around the foundation area are indicative of continued moisture flow into the basement area of the home and warrant immediate attention. Leaks in the basement foundation that allow water to enter the home during a rainstorm need to be sealed immediately to prevent extensive damage to the home.

Symptoms of Other Structural Damage

Crack problems in foundations rarely exist alone, but usually accompany other structural problems in the home. If doors and windows are sticking, binding, or have gaps between them, this usually means the foundation is shifting, and the whole home is being pulled apart. Sinking floors, particularly those that are sloping towards certain areas, signify differential settlement of the soil below those areas.

Interior wall cracks, especially cracks that form close to door and window openings, usually relate to the movement of the foundation and settlement problems. Gaps in exterior trim, chimneys that are tilting, and gaps between various building materials signify movement of the foundation, and require professional inspection to determine the extent of damage. These signs help identify the difference between cosmetic surface issues and actual structural foundation damage.

Location-based Soil Conditions and Risk Factors

As a city located in seismically active Southern California, Norwalk has a number of unique stress factors that contribute to rapid crack formation and progression. Properties located near areas with varying soil types, such as the San Gabriel River, have their own set of risk factors based on soil type and seasonally changing moisture levels that impact foundation stability. The clay-rich soils that are common throughout Los Angeles County swell and shrink with moisture fluctuations, causing constant pressure on the foundation walls.

Properties built before modern seismic design standards are more likely to develop foundation-related vulnerabilities as they age and display a history of crack development over time. Older homes in neighborhoods around Norwalk, such as Pioneer Boulevard, experience foundation problems resulting from original construction methods and local soil conditions. Homeowners who have homes over 40 years old will find increased frequency of inspections required to ensure the foundation does not fail and develop cracks.

Diagnostic Methods and Evaluation Techniques

Qualified foundation experts employ specialized tools and testing techniques to evaluate the nature of the cracks in question, the underlying reasons for the cracks, and the necessary repairs. Assessments by qualified professionals include soil condition tests, structural loading evaluations, and complete documentation of the crack patterns in question. Contractors with experience in assessing cracks for homeowners and commercial property owners differentiate cosmetic surface issues from structural problems that require immediate action.

Many times, diagnostic procedures uncover hidden damage that is not evident upon cursory examination, including internal deterioration of the concrete or movement of the soil beneath the foundation. Many qualified contractors in the field use state-of-the-art technology, such as ground-penetrating radar or structural monitoring systems, to monitor the rate of movement of the foundation and predict future problems. A professional assessment of your home’s foundation will provide you with a detailed list of recommended repairs and estimated costs to assist in your financial decisions.

Financial Implications of Early Detection vs. Delayed Detection

Repairing minor cracks in foundations via epoxy injections or professional sealants can cost anywhere from $250 to $800 per crack, depending on the size of the crack and the number of cracks present. However, delayed repairs will permit the problems to develop into much larger structural problems that will cost between $5,000 and $25,000 or more for total foundation stabilization. Repairing foundation problems early will prevent the spread of secondary damage to the floors, walls, and other structural components of the home.

Regional labor costs and material prices drive up the cost of repairing foundations in Southern California, thus providing strong justification for the importance of early detection of foundation problems in controlling costs. Complete foundation repairs may involve lifting the home, underpinning the home, or reinforcing the walls that will exceed the cost of repairing the individual cracks.

Documentation Methods for Monitoring and Tracking the Condition of Your Home

Implementing regular monitoring methods will help you to document the development of the cracks, and when professional assistance will be needed. Document the cracks by taking photographs with measuring devices to show scale, and record the length, width, and any changes in the cracks over time. Documenting the cracks monthly for the first year after discovering the crack(s) will enable you to establish whether the cracks remain stable or continue to grow.

Document all activity, including date, measurement, weather conditions, and any associated symptoms, such as water intrusion or structural changes. The documented information provided above will serve as valuable information for the contractors evaluating the cracks, and help the contractor understand the patterns of development of the cracks. Monitoring your home regularly will enable you to recognize any changes in the rate of growth of the cracks, and, therefore, take immediate action to correct any foundation damage.

Methods for Preventing and Protecting the Integrity of Foundations

Appropriate drainage management around the perimeter of the foundation will help to prevent many of the crack development situations mentioned above. Properly install gutters and downspouts to direct water away from the foundation walls, and properly grade the yard to slope away from the home. Correct any landscape problems that create excessive root systems of trees and shrubs that will cause the soil to shift and create pressure on the foundation walls.

Schedule periodic inspections by a qualified contractor to help identify potential problems before they become major repair issues. Implementing a plan for consistent soil moisture around the foundation through the use of proper irrigation methods to prevent extreme drying and swelling of the soil will protect the integrity of your home’s foundation for decades to come. The quality of the original construction of your home, along with the maintenance of your home, will help to protect your home from costly repairs.

Professional Foundation Repair Services

Norwalk Concrete Works is here to help you evaluate your home’s foundation problems and provide you with the necessary repair options to help you maintain the structural integrity and long-term stability of your home. We offer a full line of foundation repair products and services designed to meet the needs of our customers. From the time you contact us until the completion of the repair of your home’s foundation, you will receive the same level of professionalism and service that we would expect ourselves.