Fixing Conrete Wall Leaks

CRACKS:  There are two things an honest concrete contractor will tell you that he can guarantee you about his product - it will get hard and it will crack.  Cracks in poured concrete walls are common, most are a result of natural curing process (as concrete dries, it shrinks).  Most cracks pose no structural damage concern.  If you live in a new home, don't bother calling your lawyer - your builder is not a monster, nor should you live with a problem that will only get worse.

GOOD NEWS!  After a structure is a year old, the concrete has substantially cured and the stresses caused by construction are over.  Your foundation has all the cracks that it will ever have (barring some active structural problem) - so it is well worth having them permanently repaired.

BAD NEWS!  Untreated cracks will get worse: water will get into the cracks from the outside and cause deterioration.  In addition, because the wall is literally cracked in two pieces, differential movement can occur due to the soil pressure outside causing cracks to get wider, and patch attempts to fail.

BEST NEWS! Cracks in concrete walls can be permanently repaired.  There are three ways to accomplish crack repairs including:

FROM THE EXTERIOR - The crack area can be excavated and sealed with a multi-layer membrane of synthetic waterproof material that will bridge any future movement as well as permanently lock the water out.

FROM THE INTERIOR - An epoxy resin can be injected from the interior, penetrating all the way through the wall, effectively sealing the crack on the outside as well as structurally binding the broken wall back together.

NOTE: Cracks can also be injected from the interior with a urethane grout, which is flexible and expansive.  While urethane grout is appropriate in cases where movement is expected of where there are large voids to be filled, epoxy is the preferred material for most foundation wall cracks.

A third method also performed from the interior, is the FlexiSpan method.  This involves coating the interior of the crack with a foam strip and sealing it with a polyurethane membrane.  This method actually diverts the water pressure under the floor, so it should only be used in conjunction with a floor drainage system.

OTHER WALL LEAKS:

The bulk of your concrete wall is 8-10" thick and inherently waterproof, but other than obvious crack penetrations, water can also find ways to seep in around pipe penetrations, tie rods, as well as through porous concrete areas, ie: honeycombs.  All of these can be permanently and affordably repaired using a resin injection from the interior.

 WHEN A CRACK IS MORE THAN JUST "A CRACK" - STRUCTURAL CONCERNS

Sometimes a crack is part of a larger problem, e.g. - the wall is bowing in or the foundation may be actively settling or sinking.  These are some of the warning signs to watch for:

1. The crack itself - 
                a. may be wider at the top than at the bottom
                b. may be wider than 1/8"
                c. may be offset - two sides of the crack are not on the same plane.
2. Floors - Basement or upstairs floors are not level.
3. Doors, cabinets, windows will NOT shut properly.
4. Cracking in the main floor plaster or drywall.
5. Cracking in the exterior brickwork and/or caulking
6. Leaning of outside chimney or porches.

If you notice any of these symptoms you should have your foundation checked by a qualified foundation repair contractor.  Ideally the waterproofing contractor you select will also specialize in structural foundation repairs as well.