A Photo Guide To Common Foundation Problems

Identifying Common Foundation Problems:

Cracks in mortar or bricks

Size

The further up the wall a crack climbs, or the wider it is, the more dramatically the foundation is shifting.

Mirroring

If an exterior crack is mirrored in the corresponding spot on the interior wall, there is likely a foundation issue that needs addressing.

Number

One or two tiny cracks may be the result of the property settling. But the more cracks you see, the more likely it is you have a foundation problem.

Location

Cracks in or near exterior-attached chimneys, garage doors, and bay windows are also a signal of foundation movement.

Soil Pulled Away From Exterior Walls

In the hot summer weather, clay soil loses moisture, dries up, and shrinks. So, a very minor amount of soil movement where your property’s exterior walls connect with the ground is not unusual. But the more soil pulls away from the walls, the more dangerous it is for your foundation.

Look for:

Large Gaps

Between the soil and the exterior walls.

Cracks In Walls

Where soil has pulled away.

Damage On Southeast & Southwest Corners

The sun and wind hit most strongly against a building’s southeast and southwest corners. So, the clay soil in these spots dries out more than other points of your exterior walls. This soil shrinkage causes foundational movement. Get your foundation checked right away if you notice either of these symptoms:

Stair-Step Crack

These step-like cracks can appear anywhere on the wall but usually start at the foundation.

Sheer Crack

This is a vertical crack that cuts through both mortar and brick. Since it takes a lot of pressure to break the brick, this type of crack indicates a severe foundation issue.

Trim Pulled Away From Windows

Are any of your window frames pulling away from the brick, stone or siding where they should be firmly installed? This is a clear, visible sign your foundation is shifting. When this issue is happening to your property, you will notice one or more of these signs:

• Windows that are separating from their trim
• Caulking that is pulled apart or uneven
• Gaps between window frame, trim and wall

Sheer Crack

This is a vertical crack that cuts through both mortar and brick. Since it takes a lot of pressure to break the brick, this type of crack indicates a severe foundation issue.

Stress Cracks Around Doors & Windows

One of the most common types of interior cracking you’ll see are stress cracks, which as their name suggests, are caused by stress on weak portions of the wall as the foundation shifts. Have them inspected to judge their severity. Look for:

• Cracks that appear above doors and windows, as well as below windows
• Cracks that start at the corner of a door or window, and extend at an angle away from their origin point

Sheetrock Cracks

This type of crack appears on an interior wall, most frequently at the joints where individual pieces of sheetrock have been taped together. These joints are the weakest point of a wall. As your foundation moves, the signs will show up here before other places on the wall. Look for:

• A straight vertical or horizontal crack along the seam of a piece of sheetrock — should be checked to verify it’s not just cosmetic
• Wide cracks—more than one-quarter inch wide are often serious
• Cracks that occur at an angle across sheetrock — this is a sign that the foundation slab has moved, so call a foundation repair expert immediately

Doors & Windows That Get Stuck

One sign that your foundation has shifted is that structural features set in the walls — specifically doors and windows — have been pushed off-kilter. Signs of this kind of foundation movement include:

• Doors and windows that are stuck in place
• Doors and windows that don’t easily or completely open or close
• Doors and windows that don’t lock because the locking mechanisms don’t properly line up

Issues In Areas With Plumbing

Anywhere you have plumbing and pipes, you may see signs that your foundation has shifted. This happens because the movement can pull on pipes, causing them to move as well. Look for:

• Issues with pipes anywhere you have plumbing — bathrooms, kitchen, washing machine hookups
• Plumbing that has been pushed out of kilter
• Pipes that are leaking, especially if you can see the leak is the result of pipes not lining up properly