Horizontal and Vertical Foundation Cracks in New England Homes
Foundation cracks are common in New England homes, but not all cracks are alike.
While vertical cracks are often caused by natural concrete settling and may be easier and less expensive to repair, horizontal foundation cracks typically signal more severe and costly problems.
This page explains horizontal and vertical foundation cracks, common warning signs, causes, and the steps you can take to protect and repair your New England home.
- What Are Foundation Cracks?
- What’s the Difference Between Horizontal and Vertical Foundation Cracks?
- How to Check if a House Has Foundation Issues in New England?
- What Causes Foundation Cracks?
- What Happens If You Don’t Fix a Foundation Crack?
- How to Protect the Foundation of Your House
- What is the Best Method for Foundation Crack Repair?
- Contact Groundworks for Professional Foundation Crack Repair
What Are Foundation Cracks?
Foundation cracks are breaks or separations in concrete walls, floors, or slabs that form when a structure shifts, settles, or is exposed to external pressure.
These cracks can appear in basement walls, floors, crawl spaces, or slabs when the structure experiences movement or pressure. While some cracks are cosmetic, others may signal serious structural problems.
What’s the Difference Between Horizontal and Vertical Foundation Cracks?
The difference between horizontal and vertical foundation cracks lies in their cause and severity; horizontal cracks often indicate serious structural pressure, while vertical cracks typically result from natural settling. A crack’s direction can reveal what’s causing it and how severe the problem may be. Let’s review the differences between horizontal versus vertical cracks.
How Serious Are Horizontal Foundation Cracks?
Horizontal foundation cracks are considered serious because they often indicate structural pressure that can lead to bowing walls or even wall collapse if left unaddressed.
Horizontal foundation cracks in New England typically form along basement walls and often signal external pressure pushing inward. These cracks are typically caused by expanding soil, hydrostatic pressure, or frost heave, which place pressure against the foundation wall. In poured concrete foundations, they may also occur if corroded reinforcing steel expands inside the wall.
Are Vertical Cracks in a Foundation Concerning?
Vertical foundation cracks are usually not a major concern initially, as they often result from normal settling, but they can become serious if they widen, leak, or appear alongside other structural issues.
Vertical foundation cracks on basement walls run slightly diagonal or straight up and down and often result from normal foundation settling. These cracks are common in newer homes and typically don’t cause an immediate threat. However, they can expand over time if the underlying cause persists.
Simply put, the difference between horizontal and vertical cracks often indicates the severity of the issue and the type of foundation repair required.
How to Check if a House Has Foundation Issues in New England?
You can check for foundation issues in a New England home by looking for visible cracks, moisture problems, and structural shifts. Some foundation issues are obvious, while others develop gradually and may be overlooked. Common warning signs include:
- Wet drywall cracks and nail pops
- Uneven floors
- Bowing basement walls
- Wet basement walls
- Doors and windows that stick
If you notice any of these signs, your home may be experiencing more than normal foundation settling.
What Causes Foundation Cracks?
Many environmental and structural factors cause foundation cracks in New England. These factors include:
- Expansive Clay Soil: The soil, combined with New England’s climate and moisture variations, places pressure on foundations as the soil shifts, causing cracks.
- Foundation Settlement: Soil movement or poor soil compaction causes foundation settlement and cracks.
- Pyrrhotite Minerals: This iron sulfide mineral is found in some concrete aggregates, and when it’s exposed to water and oxygen, it can cause a chemical reaction, leading to foundation cracks. This is a significant issue in homes built between the 1980s and 2015 in parts of Massachusetts and Connecticut.
- Freeze-Thaw Cycles: These cycles cause frost heave as the soil contracts and expands with moisture changes, causing foundation cracks.
- Hydrostatic Pressure: This pressure is caused by excessive water pooling from poor drainage or saturated soil.
- Yard Grading: Poor yard grade slope and short downspouts can cause water accumulation near the foundation, leading to pressure and cracks.
- Poor Foundation Drainage: Inadequate drainage leads to water accumulation, water seepage, and foundation damage, including horizontal foundation cracks in New England
Differential settlement is another common cause, especially of horizontal cracks. It occurs when one part of the foundation sinks more than another, creating uneven stress. Contributing factors include:
- Poorly compacted soil before construction
- Heavy excavation too close to the home
- Natural disasters like floods or earthquakes
- Weather changes affecting expansive soil
- Heavy objects parked near the foundation
What Happens If You Don’t Fix a Foundation Crack?
If you don’t fix a foundation crack, the damage can worsen over time, leading to structural issues, moisture intrusion, higher repair costs, and reduced property value. Foundation issues won’t fix themselves. Here’s what happens if you delay repairs:
Structural Damage Worsens
Delaying foundation crack repair often results in extensive damage and higher costs. While some vertical cracks result from concrete shrinkage and may be non-structural, horizontal cracks are considered structural and should be evaluated immediately. These cracks spread as the foundation shifts, causing major damage and, in severe cases, collapse. Stabilization or reinforcement maintenance helps prevent further structural damage.
Property Value May Decrease
Potential buyers are cautious when it comes to homes with visible foundation damage. New England houses may linger on the market if they have foundation cracks. Sellers may have to lower their asking price, while lenders may deny financing if the damage is significant. Addressing issues as soon as they become evident and documenting any repairs can protect and potentially increase your home’s value.
Increased Utility Bills and Pest Infestation
Horizontal and vertical foundation cracks allow outside air and pests to enter. As heat and air escape through these cracks, it can increase energy costs, while also permitting rodents, termites, and insects entry into your home. Sealing cracks and improving insulation can lower bills and keep pests out.
Water Damage and Mold Growth
Moisture often enters through foundation cracks, causing persistent dampness, which leads to mold, mildew, and wood rot. Moisture damages finished basements and stored belongings. Install drainage systems and basement waterproofing solutions to prevent ongoing damage.
How to Protect the Foundation of Your House
You can protect your home’s foundation by monitoring for warning signs, maintaining proper drainage, and addressing minor issues before they escalate. Here are a few simple DIY foundation maintenance steps to take to protect your home:
Conduct a DIY Foundation Inspection
- Look for foundation cracks, concrete cracks, and gaps.
- Identify areas of water pooling, poor drainage, or improper grading.
- Check doors and windows for misalignments or improper functioning.
- Look for interior drywall cracks, nail pops, and uneven floors.
- Monitor seasonal changes, such as moisture levels and soil movement.
Get a Free Professional Inspection
Even if horizontal and vertical foundation cracks seem minor, professionals accurately identify and diagnose potential problems. They use specialized tools and expertise to evaluate whether the issue is structural, cosmetic, or water-related.
Foundation repair experts, like Groundworks, offer free foundation inspections in New England and professional solutions to prevent ongoing problems.
What is the Best Method for Foundation Crack Repair?
The best method for foundation crack repair depends on the severity of the damage, the type of soil, the location of the crack, and the underlying cause. Groundworks offers the following solutions for foundation repair in New England:
- Helical, Push, or Slab Piers: These foundation piers lift and stabilize settling foundations, providing robust support. Piers are used with poly foam injection in some cases.
- Polyurethane Injections: In some cases, concrete lifting and stabilization may be necessary. Poly foam is injected beneath settling concrete slabs to fill voids, compact loose soil, and gently lift the concrete back to its original position.
- Carbon Fiber Straps: Reinforce basement walls with minor damage
- Wall Anchors or Beams: These stabilize bowing walls caused by horizontal foundation cracks.
- Basement Waterproofing: These solutions address water seepage. Solutions include sump pumps, vapor barriers, dehumidifiers, interior drainage systems, insulation, and egress windows.
- Epoxy Injections: Epoxy seals hairline vertical cracks.
A professional inspection helps you understand exactly what’s going on and what to do next. Experts can pinpoint the problem and recommend the best long-term fix for your New England home.
Contact Groundworks for Professional Foundation Crack Repair
If you’ve noticed horizontal or vertical foundation cracks in your New England home, don’t wait for the problem to worsen. Groundworks offers free, no-obligation inspections and repair solutions tailored to your home’s specific needs.
Our local teams understand the soil conditions, climate, and construction methods unique to the region. Protect your home and your peace of mind by addressing foundation damage at its source. Contact us today!
Foundation Cracks FAQs
Homeowner’s insurance usually does not cover foundation repair. We recommend contacting your insurance provider to learn the details of your policy. Factors such as the age, type, and location of the foundation will influence whether your home is eligible for coverage. Groundworks offers affordable financing options. Contact us to learn more.
Ignoring foundation cracks can lead to various problems that can become costly both in terms of money and health. The cracks can become more extensive, jeopardizing the structural integrity of the entire foundation. Other risks include water infiltration, mold growth, and pest intrusion. All these issues can endanger your family’s safety and decrease the overall value of your home.
While not all cracks require immediate concern, it’s vital to examine horizontal, diagonal, and stair-step cracks that are expanding in width, as well as gaps around windows and doors. Further exploration is recommended for cracks accompanying bowing walls and uneven floors. Regions with clay-based soil, such as Wichita, experience an increased risk of foundation issues.
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