Shrinkage cracks
Concrete shrinks while it cures. HUD’s inspection guide calls shrinkage cracking in foundation walls rarely serious. A dry wall with a crack that has not changed calls for a measured response.
Foundation Crack Repair in Sammamish
Typical cost in Sammamish
- One crack, up to 10 feet$350 – $1,000+
- Three to four cracks, each up to about 10 feet$1,200 – $3,500+
- One wide or structural crack$900 – $2,500+
A crack in a concrete foundation wall can be a harmless shrinkage line or a sign that the wall is moving, and the surface alone does not tell an owner which. Sammamish Foundation Repair looks at what kind of crack it is first and then at whether sealing fits.
We serve Sammamish, Issaquah and Fall City. About three-quarters of Sammamish homes date from 1980 to 2009, with 1994 as the median year.
Cracks that matter and cracks that do not
Cracks that taper
A crack wider at one end can indicate differential settlement, HUD says, from an inadequate foundation or piers under a projecting element. Sealing it addresses the opening and leaves the movement that caused it, so cause comes first. A moving foundation is covered on the settlement and piering page.
Cracks that leak
A crack that admits water is a drainage problem as much as a crack. HUD describes minor settlement cracking as mainly a concern where moisture leaks through it over a long period. Sealing may close the leak at that point, while the water outside may still need attention.
How a crack gets sealed
One approach is to seal the crack on the face of the wall and inject a resin through small ports along its length, working from one end to the other. The material, the number of ports and whether the work is done from inside or outside depend on the wall and on whether the crack is still moving.
A crack that moves can open again after it is filled. This page does not promise that a sealed crack will stay closed, which is why the cause is looked at before the seal is chosen.
When an engineer should look first
Minnesota Extension says concrete and block foundations pick up some cracks, and that a crack can be severe when floor joists are not tied to the wall, leaving it free to move. HUD recommends a structural or soils engineer for the cause of settlement.
An engineer can help work out the cause when a crack is widening, the wall leans or bows, or floors slope and doors stick. Engineering is not something this business does, and an engineer’s report is the document the repair is then scoped against.
What changes the cost
Cracks differ in length, depth and access, so a price follows a look at the wall. The factors are:
- The length of the crack and how many cracks there are
- Whether the work is done from inside, outside or both
- The wall thickness, and what is against it: finished basement walls, shelving or planting beds
- Whether water is coming through, and whether drainage work is needed too
- Whether an engineer’s report is needed first
- Permits, if the city treats the work as a repair requiring one
Questions and answers
Is a hairline crack in my foundation a problem?
HUD describes shrinkage cracking as rarely serious, so a dry hairline that has not changed can be watched. Mark its ends with dates and check again, and call if it grows or leaks.
Can a crack be fixed from the inside?
Both sides can be considered. Whether work is done inside, outside or from both depends on the wall, on access and on whether water comes through. The inspection settles it.
Will sealing a crack stop water coming in?
Sealing is meant to close the crack, and it may stop a leak at that spot. Water that keeps loading the wall from outside can find another way, so drainage is looked at alongside it.
A crack that was filled and then reopened is the cue to read the settlement and piering page, since movement may never have been addressed; a wall that stays wet belongs on the drainage page instead. All four services sit side by side on the Sammamish Foundation Repair home page.
Request a free foundation repair quote
Where is the crack and how long is it? Can a coin or card slide into it? Say whether water has come through, and send close-ups with a ruler beside the crack for scale. We'll get back to you soon with an estimate or any questions we have. Estimates are free and there's no obligation.
Call (425) 642-1026