Where does foundation & crack repair fit your project?
Pick the closest match. Each one shows how we handle that kind of job, then you can go deeper or book a visit.
For homeowners: Foundation & Crack Repair
Work planned around the house you live in, with the rest of the home kept livable where possible.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For an insurance claim: Foundation & Crack Repair
We document the work so your insurer can see what was found and what was done.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For commercial buildings: Foundation & Crack Repair
Scheduled around an occupied business and built to the commercial code and the building use.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For condos and multi-unit buildings: Foundation & Crack Repair
Coordinated with the building, the board and the access rules.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For rental properties: Foundation & Crack Repair
Planned for durability, tenant turnover and a schedule that keeps the unit available.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
Foundation & Crack Repair
Find out why the crack is there, then repair it so the foundation stays dry and stable.
What it is
Not every crack is a problem, but some are. A widening crack, a horizontal crack or a wall that bows inward points to a structural issue. Cracks that leak point to water moving through the foundation, which leads to mould and rot.
We find out what is causing the crack first, then repair it in a way that deals with the cause, not only the mark on the wall.
How it works
- Assess the crackWe measure the crack, check its direction and look for movement, staining and water.
- Find the causeWater, soil pressure, settlement or a failed footing are checked before we choose a repair.
- RepairThe crack is sealed or structurally repaired, and water is directed away from the foundation.
- Monitor and confirmWhere needed we monitor the crack and confirm the repair is holding.
What we look at
Hairline cracks
Often shrinkage. Sealed and monitored.
Leaking cracks
Water entry. Sealed from the inside and the water path dealt with.
Bowing or horizontal cracks
Structural. These need an engineer and a structural repair plan.
Decision 1: Where foundation crack repair is used
Foundation crack repair is used on poured concrete and block foundations, in basements and crawl spaces, where cracks leak or move.
| Foundation | Typical crack | What matters most |
|---|---|---|
| Poured concrete | Vertical or hairline cracks | Leaking and width |
| Block foundation | Stepped or horizontal cracks | Movement and bowing |
| Commercial foundation | Structural cracks | Load and engineering |
Our pick: Identify the foundation type and the crack pattern. The repair depends on both.
Decision 2: Crack type and what it means
The direction, width and movement of a crack decide whether it is cosmetic or structural. Each pattern points to a cause.
| Crack | Usually means |
|---|---|
| Hairline vertical | Shrinkage, often cosmetic |
| Wide vertical or diagonal | Settlement or movement, check |
| Horizontal in a wall | Soil pressure, needs engineering |
| Stepped in block | Movement along the joints |
Our pick: A horizontal or widening crack needs an engineer before any sealing.
Decision 3: Measuring and monitoring
The crack is measured and monitored over time. Movement is the key test: a crack that moves needs a structural repair, not a seal.
| Method | Purpose |
|---|---|
| Crack gauge or tell-tale | Shows movement over time |
| Width measurement | Records the starting size |
| Photos and dates | Shows the progress |
Our pick: Monitor before you repair. A crack that is still moving needs more than a seal.
Decision 4: Sealing and injection
Non-moving cracks are sealed to stop water. The sealing material is chosen for the crack and the water pressure.
| Method | Used for |
|---|---|
| Epoxy injection | Structural cracks that need bonding |
| Polyurethane injection | Active leaks and water control |
| Surface sealant | Hairline cracks, cosmetic |
Our pick: Choose the sealant for the crack. Surface sealant on a leaking structural crack fails.
Decision 5: Structural repair options
Where the wall has moved, the repair restores the wall, not only the crack. Options include wall anchors, carbon straps and rebuild.
| Option | Used for |
|---|---|
| Wall anchors | Bowing wall, restores the position |
| Carbon fibre straps | Bowing or cracked wall |
| Rebuild the section | Failed block or deep damage |
Our pick: Restore the wall position for a bowing wall. A crack sealed on a moving wall returns.
Decision 6: Drainage and grade
Water pressure on the foundation causes most cracks. The repair includes the grade and the drainage so the pressure does not return.
| Element | Check |
|---|---|
| Grade | Falls away from the foundation |
| Gutters and downspouts | Discharge away from the wall |
| Weeping tile | Clear and draining |
Our pick: Fix the water first, then seal. Sealing over water pressure fails.
Decision 7: Safety and access
Foundation work is done in tight, sometimes wet spaces. Ventilation, access and the stability of the wall are checked before work.
| Hazard | Action |
|---|---|
| Confined space | Ventilation and access checked |
| Unstable wall | Supported before the repair |
| Electrical in the basement | Power checked and protected |
Our pick: Support an unstable wall before any repair starts.
Decision 8: Permits and engineering
Sealing a non-moving crack usually needs no permit. Structural repair needs engineering and a permit.
| Scope | Check |
|---|---|
| Sealing a non-moving crack | Usually no permit |
| Structural anchors or rebuild | Engineering and permit |
| Commercial foundation | Engineering and inspection |
Our pick: Get engineering before any structural repair. The permit follows the engineering.
Decision 9: Documentation and the record
The crack, the measurements, the monitoring and the repair are recorded. The record protects the owner in a sale or an insurance claim.
| Record | What it shows |
|---|---|
| Measurements and photos | The crack before and after |
| Engineering letter | The structural decision |
| Repair method | What was done |
Our pick: Keep the record with the house file. It is the proof for the next buyer or insurer.
Decision 10: After-care and recheck
The repair is checked after the first season and after heavy rain. A new crack or movement is the sign to call back.
| Item | What to do |
|---|---|
| Crack | Rechecked after the first season |
| Water | Checked after heavy rain |
| Drainage | Kept clear |
Our pick: Recheck the crack after the first season. Movement is the signal to act.
Questions
Is every foundation crack serious?
No. Many are cosmetic. Horizontal cracks, widening cracks and bowing walls need a structural check.
Do I need an engineer?
For structural cracks, yes. We coordinate the engineering when it is needed.
Will the crack come back?
If the cause is fixed, a sealed crack should hold. If it moves again, we check the cause again.
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