Crack Questions, Answered

Is my crack serious?

Are cracks in a house normal?

Yes, most are. Concrete shrinks as it cures and houses move slightly with the seasons, so thin cracks in foundations, walls and ceilings are very common. What matters is the width, the direction, whether one side is offset, and whether the crack is growing. See normal foundation cracks.

How wide is too wide for a crack?

As a rule of thumb, hairline cracks under 1/16" are usually cosmetic, 1/16" to 1/8" is common and worth sealing if water gets in, 1/8" to 1/4" or growing should be inspected, and anything wider than 1/4" should be seen by a structural engineer. These are guidelines inspectors use, not hard limits. See foundation cracks.

Which cracks are most serious?

Horizontal cracks in a basement or foundation wall, cracks where one side is higher or sticks out further than the other, stair-step cracks in block or brick that are widening, and any crack that comes with a bowing wall, sloping floors, sticking doors or a sagging ceiling. See horizontal foundation cracks.

Are vertical foundation cracks a problem?

Usually not. A thin vertical crack in a poured concrete wall is most often a shrinkage crack from curing. Seal it if water comes through, and have it checked if it is wider than about 1/8", wider at one end, or growing. See vertical foundation cracks.

How can I tell if a crack is getting worse?

Mark each end of the crack with a pencil line and the date, measure the widest point, and photograph it with a ruler in the frame. Check monthly for a few months and after heavy rain or a freeze. If it grows past the marks or gets wider, have it inspected. The Crack Checker can help you decide what to do next.

When should I worry about a ceiling crack?

Most ceiling cracks are cosmetic, especially thin cracks along drywall seams or where the wall meets the ceiling. Worry if the ceiling sags, the crack comes with a water stain, it grows quickly, or cracks continue down the walls. A sagging ceiling needs attention right away. See ceiling cracks.

Who to call

Who should I call about a foundation crack?

For anything that could be structural, start with an independent licensed structural engineer. They diagnose the cause and don't sell the repair. Then get quotes from repair contractors based on the engineer's report. For a simple leak, a waterproofing contractor or a DIY injection kit may be enough. See foundation cracks.

Is a free foundation inspection worth it?

Treat it as a sales visit, not a diagnosis. Free inspections usually come from companies that also sell the repair. They can still be useful for a quote, but for anything structural, an independent engineer's opinion is worth paying for. See foundation crack repair cost.

Costs

How much does foundation crack repair cost?

Typical US ranges: a DIY injection kit about $150 to $500, professional injection of a single crack about $250 to $800 (up to about $1,000 in some guides), and a structural engineer's evaluation about $300 to $1,000. Structural wall repairs such as carbon fiber straps often cost $4,000 or more per wall. Prices vary widely by region. See foundation crack repair cost.

Does homeowners insurance cover foundation cracks?

Usually not. Standard policies typically exclude settling, shrinkage, earth movement and wear. Coverage may apply when a crack results from a sudden covered event, such as a burst pipe or a vehicle hitting the house. Policies vary, so check your policy and ask your insurer.

Repairs you can do

Can I fix a foundation crack myself?

Often, yes, if it is a thin, dry or leaking vertical crack in poured concrete that isn't growing. A polyurethane injection kit seals leaks through the full thickness of the wall. Don't seal horizontal, displaced or growing cracks before an engineer has seen them. See foundation crack repair.

Does hydraulic cement fix a leaking foundation crack?

Usually only for a while. Hydraulic cement patches the surface, and water often finds its way around it as the wall moves. Injection fills the crack through the whole wall and is the usual lasting fix for a non-structural leak. See basement wall crack repair.

What is the best filler for concrete cracks?

It depends on the crack. Outdoor cracks that open and close with the seasons need a flexible polyurethane sealant: self-leveling for flat surfaces and non-sag for steps and walls. Use foam backer rod in cracks deeper than about 1/2". Rigid patches and epoxy suit stable cracks. See best concrete crack filler.

How do I stop a drywall crack from coming back?

Stop the movement first by adding screws if the drywall flexes, then bridge the crack with paper or fiberglass tape bedded in setting-type joint compound rather than filling it with spackle alone. For cracks where the wall meets the ceiling that open every winter, a flexible caulk usually works better. See wall cracks.

Should I seal driveway cracks before winter?

Yes, if they are 1/16" or wider and both sides are level. Water in a crack freezes and widens it, and de-icing salt makes it worse. Use a flexible sealant on clean, dry concrete, and check the label for the minimum temperature. See driveway crack repair.

About CrackAdvise

Is CrackAdvise affiliated with any repair company?

No. CrackAdvise doesn't do inspections or repairs and doesn't accept payment from contractors to recommend them. Our guides are general information and can't replace an on-site inspection. See about us and our editorial policy.