So you’ve got cracks in your foundation…

So you’ve got cracks in your foundation…who doesn’t? I don’t care if you’ve got a row house in DC, a colonial in Virginia, or a farmhouse in Maryland, everyone has foundation cracks. Even a brand new home will often have cracks in the foundation. New homes with cracks are generally caused by the concrete shrinking as it cures. Over time, however, cracks can grow, caused by settlement, moisture, or temperature changes. A lot of people ask me why concrete cracks so much when it is so strong. Saying concrete is strong is like saying rope is strong. Yes, rope is strong when you pull on it, but it’s weak when you push on it. Concrete acts the opposite way. Concrete is strong when you compress it, but when you bend it or pull on it, it’s quite weak. That’s why cracks form.

So, if you find cracks in your foundation, what should you do? Well, first off, don’t panic. Most cracks are normal, especially cracks less than 1/4-inch wide. The big concern with cracks of this size is moisture getting into the basement, and the possibility of cracks expanding because of damage to the steel rebar inside the concrete. In most cases, these cracks can be sealed and monitored. Cracks wider than 1/4-inch should probably be investigated by a licensed professional engineer, such as Kemp Home Inspections. Often, these larger cracks are not a structural issue, but to be sure, it’s worth the investment to hire a qualified engineer to look more closely. Be warned! Never get a contractor to evaluate a crack. They don’t have the qualifications to say whether a crack is significant or not, so they will take the safe (and profitable route) and always recommend repair, often times calling for expensive foundation work when only minor maintenance is needed. I’m not suggesting that contractors are dishonest, but there is a conflict of interest when a contractor inspects and provides repair services based on their own inspection. I have personally seen hundreds of contractors who recommend unnecessary repairs. That’s the truth.

Home inspectors don’t do repairs. In fact, our licensure forbids it! I inspect, provide accurate, honest recommendations, and that’s it. 100% objective. No conflicts of interest. No ulterior motives.

Call us to schedule an inspection of your foundation. Investigations as low as $250.

-Greg

301-916-6030

 

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