Foundation cracks

I set up radon monitors today, I have to do inspect on Friday on this house. The house is 11 years old. I was concerned with so much cracking in the walls. They have had it repaired with the epoxy, but I have not seen one this new with so many repairs. There were about 7 cracks all the way thru, I could see the repairs from the outside as well. I will check into it a lot more on Friday.
There were also some small cracks in the basement floor, just shrinkage cracks, nothing major.
Do you think this is a problem where a SE should be recommended?





It’s difficult to confirm since the outside photo is not shown. The diagonal crack and the numbers could be an issue, albeit insignificant. For a second opinion SE could be recommended.

Waqar is correct. Recommending a SE is definitely a CYA on cracking foundations.

I keep a couple of these to offer the seller and the client, in case they want to keep an eye on it.

I always have trouble recommending a structural engineer because for the most part they don’t do much more than we do. They just have a piece of paper hanging on the wall that we don’t have.

In my opinion I would be recommending a structural repair contractor who has a backhoe to dig and inspect over somebody with a flashlight (most will also have a structural engineer on staff).

I don’t like the looks of those cracks from here, their location to wall openings and each other concerns me.

But were only looking at four photographs from a long ways away. There are a lot of other things I would want to look at before making any recommendations, but you have my attention!

I think we need a little more information.

The size of the cracks matters. It is very possible the owner had plain old boring common drying/contraction cracks filled. If they are all less than 1/16" then it’s not something I would automatically refer to an SE. (but I’m not onsite so I don’t have the full picture)

And that doesn’t look like a professional job anyway, did the owners say who did the repair or is it possible they did it themselves?

Like I say, I go back tomorrow for inspection. They look suspicious to me, I just wanted some input and any advice before I go back over there tomorrow. I definitely would like to know who did the work and see if they are qualified. The out side looks like crap, The epoxy has flowed out onto the ground, almost the color of great stuff, but it is not great stuff. The ground does have a slope towards the foundation somewhat. Tomorrow night, I will post more pics of this area. I appreciate any input. Thanks

Actually, it might be an expanding foam product like great stuff. Some systems use the same injection ports and epoxy seal at the interior but the injection is a polyurethane foam. Home owners can buy those for a little over $100.00. Those systems are only designed to seal the cracks, not bond the concrete.

Do you know if the repairs were made within the first year the foundation was poured, or was it done more recently?

Most if not all of those Co’s who do injections have ‘supposed’ LIFETIME guarantees.

Gave potential buyer an estimate on just-about the same kind and amount of cracks yesterday in Mac Twp. It had 8 diagonal and vertical cracks + 3 other shrinkage cracks. House built 35 yrs ago. Agree pics never as good as being there but best we can do here eh…just eyeballed your pics again, that house i looked at, most cracks are a bit worse

Outside clay soil AND underground tree roots at that house causing 3 of those cracks (2 diag) to widen. 2 of those 3 were previously injected.

It’s a long wall, 48’. On 2 walls builder used control-joints,one of those widened,both leak.

Someone also previously tried repairing about 1/2 the rod holes(epoxy)…and 22 of those same ones leak plus others that weren’t played with.

The piece of shttt also has 2 sump pumps :mrgreen: …potential buyer asked me if i’d buy it, i answered nope.

Wish i’d taken camera, got milk?

…OH, i would NOT recommend ADDING soil/especially clay in order to raise the grade as that would increase the amount of weight against-the-wall, just my 2 centzzz(don’t mean adding 10 bags of top soil)

First 5 photo’s…Poured walls here, diagonal etc cracks.
Inside system company installed a piece of garbage system and injected,patched cracks on inside…cracks widening and leaks.

Cracks are widening because incompetent inside system terds did not evaluate,identify the causes of the cracks etc. Clay soil,underground roots and concrete slabs against 1 wall causing cracks,causing cracks to widen…some nitwit talked homeowner into adding more soil along 2 walls, that increased that weight against those walls, not good. :mrgreen:

The clarinet, the clarinet goes doodle,doodley doodley doodley det!

Pic’s 8,9…if the cracks are like this then imo they just need to be waterproofed, they are not a problem/wouldn’t not stop my dumbaz from buying

just 1 more sorry, The Crack Team…injection,leaks

Got a closer look at things today. The grounds are sloping away slightly from foundation. The repairs look like the homeowner must have done it. Some of the exterior sealant on the outside was scraped away, revealing just a hairline crack, less that 1/16". There were other cracks that were not sealed.
Viewed from the inside, when you look at the top of the basement wall, it is just a very small crack. None of the walls are bowed or leaning. We just had an inch and a half of rain 2 days before and not water leaking, or past signs of any.






Those are fresh injections or what appear to be fresh injections.
Where you offered any warranty to see?

Some know even less.

I told client to ask for the name of people who did it. I think it looks very un-professional, like maybe the homeowner did it.

Injection works under pressure. You are forcing a liquid, a 2 part epoxy, into the the series of holes you drilled. Some are large auto injectors, another means for injection for thin cracks is to use a pump to force the liquid in over a period of time. For large cracks you fill the concrete opening with a polymer based concrete and install the fitting. Then install the auto injectors.

As for your photos. When you see the liquid come out the exterior like that you can there is a good chance water was entering the basement.
The liquid is clear and thin like Maple syrup but when it hits the air, it foams over time. The volume of form is dependent upon temperature.

You can bet water was entering the home at the wall opening, lower window opening and other areas where you see foam.
How much water is dependent upon the the size of the opening.

When I look at the lot slope I see the home in the back is on higher ground. There should be a swale around the home!. Low areas that allow storm water to migrate away from the home on both sides of the home.

One method.

One type of injection.injection.

My report would read.

CONDITION: The foundation has been repaired using what appears to be an epoxy injection method. There was no water or moisture staining on the "visible foundation concrete" during the time of the inspection.
** LIMITATION**. Only 40% of the foundation was visible from the exterior. Boxes, chairs and seasonal household storage concealed the basement walls. Only 60% percent of the basement was visible the day of the inspection.
RECOMMEND: Monitoring seasonally.
COMMENT: Although foundation cracks repaired by injection do work, the best method of repairs are from the exterior by a licensed foundation specialist. The soil cab be evaluated and the sub drainage lines can be inspected for blockage. The cost can be ten fold.
Repairs are normally covered for 10 years.

Sorry for the edit. I was doing a report.

Thanks for all the input everyone!

injection of poued wall crack, leaks #-o