Foundation Damage? Here’s What to Know
Concrete block foundations (aka CMU – Concrete Masonry Unit) are a common feature in many Columbus, Ohio homes and commercial buildings. Over time, these foundations can develop issues due to various environmental factors and soil conditions. Below, we’ll explore common types of cracks, causes, and structural issues like bowing and leaning, as well as potential repair methods to address these problems.
This article focuses on CMU foundation defects – be sure to check out this article this goes into more general detail about CMU foundations.
Types of Cracks and Structural Issues in Concrete Block Foundations
- Horizontal/Frost Line Cracks
- Horizontal cracks typically occur at or near the frost line and are often caused by hydrostatic pressure from expanding soil during freeze-thaw cycles. These cracks may indicate that the foundation wall is under significant stress, which can lead to further issues if not addressed.
- Step Cracks
- Step cracks follow a staircase pattern along the mortar joints and are often associated with foundation settling or soil shifting. These cracks can allow moisture to seep in, which may lead to additional structural concerns over time.
- Shearing
- Shearing refers to a situation where the foundation wall starts to slip or shift off the footer. This movement can create diagonal or horizontal cracks near the base of the wall. Shearing often results from uneven soil pressure or settling and can impact the overall stability of the foundation.
- Bowing
- Bowing occurs when a foundation wall moves inward, often accompanied by horizontal or step cracks. This inward movement is typically caused by lateral pressure from the soil outside the wall, which can result from water buildup or soil expansion. Bowing can compromise the integrity of the wall and may require reinforcement to prevent further inward movement.
- Leaning
- Leaning involves inward movement of the foundation wall without any visible cracks. This type of movement is usually due to excessive pressure from the soil outside the foundation, which can push the wall inward. Even though cracks are absent, leaning can still indicate serious structural issues that might require intervention to stabilize the wall.
Common Causes of Foundation Cracks and Structural Issues
- Hydrostatic Pressure
- Hydrostatic pressure builds up when water accumulates in the soil surrounding the foundation. This pressure can push against the walls, causing issues like horizontal cracks, bowing, and even leaning. Solutions to reduce hydrostatic pressure may involve improving drainage and addressing waterproofing concerns.
- Settling
- As the soil beneath the foundation shifts or compacts, it can cause uneven settling. This movement may result in step cracks, shearing, or even bowing if pressure builds up unevenly around the foundation. Foundation stabilization techniques are often employed to counteract settling.
- Lateral Soil Pressure
- When soil around the foundation exerts lateral pressure against the walls, it can lead to bowing or leaning, depending on the presence of cracks. Lateral pressure is often caused by expanding soil or excessive moisture in the ground.
Potential Repair Solutions for Foundation Damage
- Piering
- Piering is commonly used to address settling issues by installing steel piers beneath the foundation to provide stabilization and potentially lift it back to its original position. This method is often recommended for step cracks and issues arising from uneven settling.
- Carbon Fiber Straps
- Carbon fiber straps reinforce foundation walls experiencing bowing and horizontal cracks. They are applied to the interior of the wall to stabilize it and prevent further inward movement. This solution is suited for cases where lateral pressure is causing the foundation wall to bow.
- Steel Beams
- Steel beams provide additional support for walls that are severely bowed or leaning. By anchoring the beams from floor to ceiling, this method helps counteract inward movement and stabilizes the wall. Steel beams are particularly effective in cases where the wall is under significant lateral pressure or when other reinforcement methods may not be sufficient.
- Wall Anchors and Bracing
- Wall anchors or bracing can be used to stabilize walls that are bowing or leaning without extensive cracking. These systems help counteract lateral pressure and prevent further inward movement, often by anchoring the wall to more stable ground or using braces to provide inward support.
Seeking Professional Guidance
Being aware of the different types of cracks and structural issues in concrete block foundations, such as bowing and leaning, can help property owners make informed decisions about foundation health. Consulting with a qualified foundation repair specialist can be an essential step in determining the best solutions to maintain a property’s structural integrity over time.
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