Don't Delay Foundation Repairs
3 pros!
Don't let basement cracks or water leaks linger on your foundation.
When Shawn Stad of Lakeville, Massachusetts, discovered two 8-foot-tall cracks in the basement wall of his recently purchased home, the Angie’s List member turned to Drycrete Waterproofing in Waltham, Massachusetts, to fill the cracks.
For $1,000, Stad says the company removed loose concrete, inserted a series of ports, then injected PERMA-SEAL Flexible Resins into the cracks — all of which took about four hours to complete. “We’ve had a very wet spring and summer and I have not seen any signs of moisture,” he says.
Nicholas Scaldino, owner of Scaldino Basement Solutions in Linden, New Jersey, says Stad acted wisely in quickly addressing the problem.
“Sometimes, with an unfinished basement, people blow it off a little more, but it’s just as important in an unfinished basement as a fully finished one,” he says. “That basement supports your foundation, and cracks can compromise it. Plus, half the air you breathe in your house comes up from the basement, so mold and mildew down there can definitely affect you. It’s very much a health issue.”
Foundation repair and waterproofing experts say they often recommend epoxy or resin injection to solve basement or foundation cracks. They also say that while homeowners don’t always give a lot of thought to foundations, they should never underestimate how severe the problems can get with even small foundation or basement cracks.
Byron Lowe, owner of Absolute Waterproofing & Drainage in Nashville, Tennessee, says one of the best ways to protect your foundation is to keep the water away from it.
“In about 40 percent of my cases, either their gutters are stopped up or not deterred away from the structure, or they’ve got surface water running up against the structure because of poor grading in their soil,” Lowe says. “You’d be amazed how many people tell me that just cleaning their gutter solves the problem. If you can eliminate roof water or poor grading, you’re going to solve your issue without a major, extensive waterproofing job.”
What’s it cost?
As with Stad’s job in Massachusetts, repairs can be as simple as pumping epoxy or resins into a crack, says Tim Kremnitzer, owner of Crack Attack Waterproofing Team in Naperville, Illinois. He charges several hundred dollars for an epoxy injection. More complex repairs, costing between $5,000 and $7,000, typically address a larger problem, such as adding a drainage system to divert water away from the foundation.
If the foundation fails completely, collapsing and causing the house to begin sinking into the ground, it’s to infinity and beyond regarding costs for foundation replacement, which start at $10,000 and can easily reach $50,000. “You have to jack up the house, support it, dig around it to get access to the wall, knock it out and build a new wall or foundation,” Scaldino says.
“It really behooves you to stay on top of that,” Kremnitzer adds. “An untreated foundation crack will, five to 10 years down the road, turn into a foundation failure. Your foundation moves with expanding and contracting and eventually breaks itself apart.”
5 tips to protect your foundation
In short, experts say, don’t put off foundation repairs, and fix the little things before they become big problems.
“Most of the problems are caused by deferred owner maintenance or owner neglect,” says Christopher Mancuso, partner with Accurate Basement Repair in Milwaukee. “Grading, gutters, downspouts. Those are the big three. If you get to the problem soon enough, you can save yourself a lot of money.”
What are the signs?
In addition to causing physical damage, a leak or crack can affect the sale of your home. “If you’re buying or selling a home, the foundation damage or basement leak will be red-flagged during a home inspection and that could shut down the sale,” Mancuso says. “A bank is going to be reluctant to approve that loan.”
Robin Culver, owner of Bryan Plumbing, Heating & Waterproofing in Middle River, Maryland, and a past president of the National Association of Waterproofing and Structural Repair Contractors, says epoxy can solve the problem of split cracks, but in cases where the foundation has sheared and separated in different directions, a qualified contractor should use carbon fiber strapping, metallic stitches and heavy staples to stabilize it.
Experts advise homeowners to keep an eye on early indicators, such as small cracks, and signs of moisture, peeling paint, leaks or dampness, and mold or mildew smells. “Stained or discolored baseboards are a sign of water rot behind it, and a musty smell means there’s probably water behind the finished walls,” Culver says. “We smell or see the signs before we see the actual damage.”
If you notice something, but you’re not sure whether to call a professional, Kremnitzer advises following your instincts before damage gets worse. “We offer free estimates,” he says. “It’s worth it to have a professional take a look.”
Scaldino and Kremnitzer say homeowners can take simple steps to protect themselves, including making sure downspouts direct water at least 10 to 15 feet away from the home and grading dirt away from the home. High water tables or living near a river or lake also raise the risk of basement or foundation leaks.
Causes of foundation damage vary by region and soil, Culver points out. In Maryland, for instance, she says clay soil sometimes poses a problem, and settlement or ground shift can damage foundations.
Did you do your homework?
Kremnitzer advises seeking out a well-established, local company to do any repairs, as fly-by-night services frequently set up shop but can’t be relied upon to back their work. Many municipalities also require basement waterproofing companies to be licensed, so check with your municipality before you hire.
Culver recommends getting at least three estimates and talking at length with anyone you plan to hire. “Cost shouldn’t always be the determining factor,” she says. “It should be the knowledge and expertise of the person you’re talking with, and whether or not they can explain to you what you’re getting in terms you can understand.”
Mancuso and Culver also suggest looking for certification from the Basement Health Association, a national trade organization formerly known as the National Association of Waterproofing and Structural Repair Contractors.
Lowe also stresses the importance of talking to your contractor about investing in good materials. The extra expense in using stronger drainage pipe leads to longer system life, he says. “Make sure whoever you’re hiring is using the highest-grade materials available,” he says. “And drainage rock! You cannot put enough drainage rock against a foundation.”
Water presents a potent natural force. “When we build a house and foundation with a basement, it’s like trying to float a boat,” Culver says. “Water is always trying to get in. The Grand Canyon was formed by water! Water always gets its way.”
