How To Repair A Crack In A Masonry Foundation

Masonry forms the backbone of many structures, providing durability, stability, and longevity. However, like all structural components, it requires maintenance and occasional repair to ensure it continues doing its assigned job.

Understanding Masonry Foundations

Masonry foundations are constructed using individual units, such as bricks, stones, or concrete blocks, layered and bonded with mortar. Each piece is carefully aligned to maximize stability and uniform load distribution.

Prized for their strength and durability, masonry structures can support substantial loads and resist various environmental stresses. What’s more, with proper care, they often last for decades or even centuries.

However, a masonry foundation’s longevity depends on many factors, including the quality of the masonry, construction techniques, and climate conditions. Over time, you could face issues like cracking, water infiltration, and shifting due to soil pressure.

Types Of Masonry Foundations

1. Brick Foundations: Traditionally used in older homes, brick foundations offer a classic aesthetic but require regular maintenance due to mortar joint wear.
2. Stone Foundations: Found in historic buildings, stone foundations are incredibly durable but can suffer from shifting and settling over time.
3. Concrete Block Foundations: Common in modern construction, these provide excellent strength and stability, though they can be prone to water infiltration if not correctly sealed.

Common Issues With Masonry Foundations

A house’s once-pristine foundation will inevitably show signs of aging. Hairline cracks appear in the mortar, and the once impervious barrier to water now allows moisture to seep in and dampen the basement or crawl space.

Cracks

Foundation cracks can happen due to several factors. Settlement is a common culprit; as the soil beneath the foundation shifts or compresses, it causes the masonry to crack. Then, there is also hydrostatic pressure, the force water exerts against the foundation.

As if that wasn’t enough, the freeze-thaw cycle can wreak havoc on masonry: water that seeps into the cracks expands when it freezes, further widening the fissures.

Water Infiltration

Water infiltration is perhaps the most insidious threat to a masonry foundation. It begins subtly, with a slight dampness you might consider unworthy of attention. But over time, the consequences become more evident.

Sooner or later, you will notice a white powdery residue on the walls. This is called efflorescence, a byproduct of evaporating water that leaves behind mineral deposits. Mold also starts to grow in the dark, damp corners, posing health risks to the inhabitants. Once straight and true, the foundation walls begin to bow under the pressure of expanding soils and relentless moisture.

Even worse news is that damage caused by water infiltration is not limited to these noticeable symptoms. As water continues to penetrate the foundation, it weakens the mortar, causing it to crumble and erode. When this happens, the structural integrity of the entire foundation is compromised, with potentially catastrophic consequences if left unaddressed.

Bowing Walls

It’s possible that one day, a section of your basement wall will no longer seem straight. It will bow inward, a subtle curve that wasn’t there before. The diagnosis is grim but not uncommon: the wall is slowly giving way to hydrostatic pressure. Expansive clay soils can also push against foundation walls, causing them to bend or even crack.

Poor construction and inadequate reinforcement can also lead to bowing. Bulging walls indicate serious structural issues that need to be professionally addressed as soon as possible.

How To Repair Cracks In Masonry Foundations

Repairing a masonry foundation involves addressing the underlying issues and restoring structural integrity.

Assessment Of Structural Integrity

The procedure begins with determining the extent of the damage and identifying any underlying issues contributing to the cracks. It can include evaluating soil conditions, drainage systems, and overall foundation stability.

Repairing Cracks

Sometimes, cracks in a masonry foundation can’t be repaired from the inside. When this happens, they can be fixed from the outside. While this method requires more work and can be pricier than an interior fix, it provides a lasting solution, particularly for difficult-to-reach areas or when there’s severe damage. Here’s what to expect:

• Excavation: The soil around the foundation is excavated to expose the crack.
• Cleaning and Sealing: The crack is cleaned and sealed.
• Waterproofing: A waterproofing material is applied to the wall.
• Backfilling: Finally, the excavated soil is replaced.

Waterproofing

Waterproofing, either exterior or interior, is often the next step.

• Exterior waterproofing involves installing a drain tile system and applying a waterproofing membrane to the outside of the foundation walls. The membrane acts as a barrier, preventing water from penetrating the masonry.
• Interior waterproofing includes installing a drainage system and a sump pump to manage water that enters the basement or crawl space.

Wall Anchoring

For the bowing walls, we use wall anchors and carbon fiber straps. Wall anchors involve driving steel anchors into the soil and connecting them to the interior wall, providing counterpressure and stabilizing the wall. Carbon fiber straps are applied to the interior walls, strengthening and preventing further bowing.

The Real Seal’s Experts Recommend

After the repair, your masonry foundation is secure against future issues. However, to be 100% sure, here’s some practical advice to ensure lasting results:

• Proper drainage is essential. We strongly suggest that downspout extensions carry water at least 15 feet from the foundation.
• The soil around your home should be graded to slope away from the foundation, preventing water from pooling near the walls.
• Do not neglect the importance of regular, DIY inspections. We recommend checking your foundation regularly for signs of cracks, water infiltration, and structural changes. If you notice anything, don’t hesitate to contact a professional for an assessment.

Request A Quote Today!

If you’re experiencing issues with your masonry foundation or need expert advice, don’t hesitate. Request a quote from The Real Seal today. Our team is dedicated to providing top-notch repair services that ensure the longevity and stability of your home. Contact us today for a comprehensive assessment and tailored solution.