FOUNDATION CRACKS
Settlement and pressure from the continuous buildup of water may result in the development of foundation cracks. A cracked foundation makes water seepage much more prevalent, and this water then drains into the basement or crawlspace area. If water pools up around the foundation for too long, the soil around the perimeter can get too soft to support the house. When this happens, the foundation can start to sink into the ground. When the foundation sinks, it will typically not sink in a symmetrical manner. This uneven shifting and settlement will lead to the production of even more foundation cracks, allowing even more water to enter the basement or crawlspace area. We use industrial grade polyurethane and epoxy resins to fill and repair these cracks and heal the wall back to its original condition. Small vertical foundation cracks and narrow cracks measuring less than 1/8” in width are considered non-structural. On the other hand, cracks wider than 1/8”, horizontal cracks, a crack that has shifted forward, a crack where one side projects out further than the other side or a bowing wall, can suggest a structural issue which has to be dealt with in a different manner besides just filling the crack with resin to prevent water seepage. Shrinkage cracks are probably the most common type of cracks in concrete. When concrete is first mixed and poured, it has excess water in it and in the hardening process, the concrete loses its excess water which causes shrinkage cracks. If too much water was added, then the cracking may become an issue. The concrete will be weaker, and the shrinkage cracks may be larger and allow moisture to reach the rebar.
Masonry Foundation Leaks
In the early days, homes may have been built entirely with bricks as were all or part of the foundations they rested on. Some foundations may have been built up to the ground with cement blocks or stone and then finished with brick. Bricks and their mortar joints are porous by nature. Older homes built-up with bricks often have water seepage problems. One approach is the injection of sodium bentonite clay slurry from the exterior along the foundation wall. This slurry is great to seal gaps and absorb water expanding up to 15 times its normal size. Another approach addresses parging the interior of the brick wall with a special material, covering it with a moisture barrier and installing an interior drain tile system along the perimeter of the foundation.
Pipe Penetrations
IRC building code requires that a pipe that passes through a foundation wall shall be provided with a relieving arch, or a pipe sleeve shall be built into the foundation wall. The sleeve shall be two pipe sizes greater than the pipe passing through the wall. This opening is then sealed using a proper sealant. Many homes do not follow these guidelines and water starts seeping through these openings.
Rusted Rebars & Tie Rods
Rusting and exposed rebars/tie rods can reduce the structural strength of concrete. This can result in cracks and weakened foundations as well as leaks in basement walls. As rebar rusts, it slowly loses its strength and deteriorates. It also expands (up to 4 times its diameter) in volume which places tremendous pressure on the concrete causing it to crack and deteriorate in a spalling process where chunks of concrete fall off.
Porous Concrete
This is typically a result of poor-quality concrete or concrete which has not been vibrated/mixed well after the pour.