Construction Consulting Questions #2 - Foundation Cracks - How do I know if they are significant?
For homeowners, to be told that you have cracks in your foundation, can really make you nervous. With most people being aware that their home is built on top of a concrete foundation, the notion that their concrete is cracking brings them to the question – How do I know if they are significant or not? How many answers would you like?
Since most concrete will crack (but not always), the best way to start analyzing the issues is to get a basic understanding of how cracks occur. Essentially there are two main sources of cracks, shrinkage (installation and curing methods) and stress (forces applied to the concrete after it has been installed). Cracks from installation are not necessarily detrimental to your structure but cracks due to stress can be. This is where “the rubber meets the road” so to speak. Are the cracks going to become larger? Are they a sign of ongoing issues which should be immediately addressed or do I have time to deal with them? Different opinions on what to do will be found in the advice you will get. Sound confusing? It can be.
Getting back to the question of how big does a crack have to be to really impact your home; I would say that if you can put your fingers and hand inside the crack, that would definitely be considered problematic and more than likely should be addressed as to its significance.
Smaller cracks from 1/16” to ½” can be readily found in the concrete foundations of many homes throughout the Oakland Hills and the Bay Area. Whether you live in the hills of the East Bay and San Francisco or the flatter areas in Contra Costa County, soil and ground conditions are typically the root cause for settlement issues which in turn can cause stress on the concrete. Sloping floors, cracks in walls, sticking doors etc. can be signs of possible concrete settlement which can also result in concrete cracking.
To determine the best approach to your concerns with regard to concrete foundation cracking, get experienced input from professionals. Most professionals fall into the categories of contractors, engineers and consultants. A moderate amount of time spent educating yourself by speaking with various people in the trades will hopefully help you with your decision process on what to do and how to proceed to the next step.
Anderberg Construction Consulting, Inc.
4100-10 Redwood Road #368
Oakland, CA 94619-2363
(510) 482-2779
tomanderberg@gmail.com
