Cracks in Your Garage Foundation Wall: Causes, Risks, and Repair Solutions
Spotting a crack in your garage foundation's wall can be worrying. If you don't repair the crack, it can weaken your house's structure, allow water to seep in, and decrease its value. The crack's type and characteristics help you pick the most suitable repair method.
Two Brothers Foundation Repair offers Houston homeowners a free consultation and individual repair solutions, as well as fixes the foundation issues within the shortest time possible.
In this article, we will discuss different types of cracks in garage foundation walls, the causes, the prevention, and the overall cost.
What is a Crack in the Garage Foundation Wall?
Cracks in your garage foundation wall are splits or breaks in the concrete or block structure. Some don’t cause harm. Others may be red flags for more significant structural issues.
Some of the common cracks in the garage foundation wall are:
- Vertical Cracks
These usually run straight up and down. Most common in poured concrete walls and is often caused by the concrete drying too quickly.
- Horizontal Cracks
Horizontal cracks run crosswise and are commonly found in basement or garage walls. These usually happen when the soil outside pushes against your wall with too much force.
- Stair-Step Cracks
These look like little stairs going up or down through the mortar joints in block or brick walls. They usually mean the foundation is settling unevenly.
- Diagonal Cracks
Diagonal fractures often start near corners or doors and slant across the wall. They show up when the foundation shifts at an angle.
Similar Read:
Signs Your Houston Foundation Might Be Damaged and Why It Matters
Common Causes of Cracks in Garage Foundation Walls
Here are some causes of foundation cracks in your garage’s foundation walls:
Soil Movement and Settlement
In Houston, rain causes the clay soil to absorb water and expand. It shrinks and pulls away from the foundation during dry periods. That constant river push and pull is what causes the concrete to crack.
A Houston homeowner contacted Two Brothers Foundation Repair after they saw diagonal cracks appearing on the corner of their garage wall. The team also found that the house was built on clay-rich soil.
Poor Drainage and Water Damage
Water pooling near the foundation adds pressure to the wall. Over time, that pressure causes cracks.
Once, a home had a long horizontal crack. Two Brothers found the gutter was clogged and the yard sloped toward the garage. Problem solved.
Inadequate Structural Design
Some older garages just weren’t built with enough support. Without proper reinforcement like rebar or strong footings, the concrete cracks under pressure.
Tree Roots and Landscaping
Trees make your yard look nice and provide shade, but their roots can damage your house’s foundation. As the roots grow, they can push against the concrete and lift or crack in the garage foundation wall.
One Two Brothers clients had a large oak tree just 10 feet from the garage. The roots cracked the foundation.
Seasonal Weather Changes
Houston weather is unpredictable. That causes it to expand and contract, which is tough on concrete.
The soil pulls away from the concrete and shrinks during dry spells, leaving gaps. This movement can crack in the garage foundation wall over time.
Risks of Ignoring a Crack in Garage Foundation Wall
Ignoring garage foundation cracks can cause serious problems:
Structural Risks
Soil pressure can cause walls to bow inward, reducing garage stability. Foundation shifts may create uneven garage floors, leading to unsafe slopes or cracks. The foundation may not support the structure well over time, increasing the risk of collapse or further damage to the home.
Secondary Problems
Water can enter your garage through cracks in the foundation. It causes dampness and potential flooding. Even the moisture can cause mold to grow, which is bad for your health and the air. Cracks also let pests like mice, termites, and insects in.
Impact on Property Value and Resale
People who want to buy a house might see cracks as a sign of trouble. It leads to lower offers, longer selling times, or even sales that fail to materialise.
Fixing foundation problems before you sell your home will help keep its value and make the process easier. Moreover, it can stop small problems from turning into big, costly ones.
How to Assess the Severity of a Crack
A thorough inspection is the only way to find out how bad a crack in the garage foundation wall is. Check the crack's size, length, direction, and location, and see if it is getting bigger:
Crack Width
While hairline cracks are very thin and are usually safe, if the crack is wider than 1/8 inch, it requires closer inspection. If the crack is larger than 1/4 inch, it is dangerous, and a professional should check.
Crack Direction and Pattern
Vertical cracks are quite frequent and are mostly mild. Conversely, a horizontal crack might seem more dangerous and. In most cases, it represents a serious condition like a bowing wall or soil pressure problem.
Crack Location
Cracks close to the door and window make them more dangerous. Cracks in load-bearing walls are also very serious and must be addressed by a professional, as these walls provide support to your house’s stability.
Crack Growth
Check if the crack in the garage foundation wall is expanding or if the shape is altered. Moving cracks are more dangerous than inactive ones. If the crack gets wider or longer, it is a sign of continuous foundation movement.
In addition to cracks, look for other symptoms of foundation problems.
- Is the crack wider than 1/8 inch?
- Is the crack horizontal or stair-step in pattern?
- Are there signs of water leakage or white deposits near the
- Is the crack increasing in size with time?
If you said yes to any of these, it’s time to get
Two Brothers Garage Foundation Repair Services.
Repair Options for a Crack in Garage Foundation Wall
Here are the most common ways to repair cracks, how much they usually cost, and how long they usually take:
| Repair Method | Cost Range | Estimated Timeline | Ideal For |
|---|---|---|---|
| Epoxy/Polyurethane Injection | $250 - $800 | A few hours | Minor, non-structural cracks |
| Carbon Fiber Reinforcement | $4,000 - $12,000 | 1-2 days | Walls with minor bowing or lateral movement |
| Steel I-Beams & Helical Anchors | $5,000 - $15,000 | Several days | Serious horizontal cracks, structural shifts |
| Exterior Excavation & Waterproofing | $8,000 - $20,000 | 1-2 weeks | Water intrusion and soil pressure issues |
| Complete Wall Replacement | $20,000+ | Several weeks | Severely damaged, irreparable walls |
Epoxy or Polyurethane Injection
This method is best for non-structural hairline or vertical cracks. Professionals inject epoxy or polyurethane foam into the crack, filling it and creating a barrier to keep water out. It costs between $250- $800 per crack.
Carbon Fiber Reinforcement
Carbon fiber strips are used when there is minor bowing or lateral movement in a wall. The process typically takes one to two days to complete.
Depending on how many strips you need and how long the wall is, carbon fiber reinforcement usually costs between $4,000 and $12,000.
Steel I-Beams and Helical Anchors
Steel I-beams and helical anchors are big steel screws that are drilled into the ground until they reach a stable depth. It can take a few days to complete, and the cost typically ranges from $5,000 to $15,000.
Exterior Excavation and Waterproofing
It may be necessary to excavate the exterior and waterproof it if water is seeping in and causing damage to the foundation. The entire process costs between $8,000 and $20,000 and can take one to two weeks.
Complete Wall Replacement
This method is needed when the foundation wall is severely damaged or compromised. It is the most invasive and costly option, because you need to reconstruct the affected wall. The cost will often exceed $20,000, and work can take several weeks.
Further Read: Common Foundation Repair Methods
DIY Fixes vs. Professional Repair
For sealing and keeping moisture out of cracks smaller than 1/4 inch, DIY epoxy or polyurethane kits are a good option. Homeowners can save time and money by doing these.
However, if there is structural damage or cracks larger than 1/4 inch, professional assistance is a must. Two Brothers Foundation Repair in Houston provides tailored solutions with warranties.
Our trained technicians use approved methods for safe and effective repairs for your home's foundation.
Similar Read:
How Much Does Foundation Repair Cost? (National Data - US)
Preventing Future Cracks in Garage Foundation Walls
Foundation cracks often start small but worsen over time. With the right care, you can prevent them altogether.
Proper Drainage Management
Make sure the ground slopes away from the foundation by six inches over the first ten feet. Surface drains or French drains can divert water from properties with drainage problems.
Maintaining Consistent Soil Moisture
In dry periods, the soil might shrink and pull away from the foundation. Water the soil around your garage as needed to keep moisture levels steady. Don't let the soil dry out in areas with expansive clay soils.
Landscaping Considerations
Planting big trees or shrubs too close to your garage can harm the foundation. Inconsistent moisture levels or roots that press against the foundation can create cracks. Keep large plants a foot or two away from the foundation.
Routine Inspections and Maintenance
To prevent water entry, fill small cracks with high-quality flexible sealants. Keep a regular eye on your cracks to see if they're widening.
This minimizes damage and repair costs. If you notice large, spreading, or leaking cracks in your foundation, call a foundation repair expert right away.
Two Brothers Foundation Repair provides professional inspections and prompt preventive services. Our Houston foundation repair experts can repair drainage systems, seal cracks, and apply waterproofing to foundations.
The Repair Process with Two Brothers Foundation Repair
Here’s a step-by-step overview of what you can expect when working with their local experts.
Free Consultation and Detailed Assessment
A free consultation is the first step in the process. Local professionals from Two Brothers come to your home to perform a comprehensive garage foundation inspection. They assess soil conditions, cracks, and structural problems.
Transparent Repair Recommendations
Two Brothers offers detailed descriptions and images of the issues found during the inspection. A detailed cost estimate that breaks down all the expenses is also provided to you. This helps you avoid surprises and make a decision.
Professional Repairs Using Advanced Techniques
Once you give your approval, Two Brothers employs cutting-edge techniques and resources to guarantee long-lasting outcomes. We repair quickly within our given timeframe.
Post-Repair Warranty and Support
Two Brothers provides a thorough guarantee following repairs. Their staff will be on hand to conduct inspections and provide continuous assistance. This guarantees the stability of your foundation..
Convenience and Local Expertise
Two Brothers Foundation Repair blends extensive local knowledge with ease of use. We are a reliable option because of our timely service, honest communication, and knowledge of Houston's soil conditions.
Conclusion
Cracks in garage foundations can be greatly reduced by early detection. Repairing cracks early on lowers future expenses and stress.
Two Brothers Foundation Repair offers reliable, durable solutions because of its in-depth understanding of Houston's soil and foundation problems.
For the best service, contact us now to arrange your complimentary consultation.
Frequently Asked Questions
1. How serious is a crack in a garage foundation wall?
In most cases, hairline cracks are not harmful. But if the cracks are broad, horizontal, or growing larger, it can lead to structural issues.
2. Can I delay repairs if the crack is small?
Delaying the repair of minor cracks is not a smart idea. Vibrations or weather variations can accelerate the growth of cracks. Early repair keeps you safe and saves money.
3. Will my homeowners' insurance cover the repair?
In most cases, foundation repairs brought on by settling or normal wear and tear are not covered by homeowners’ insurance. Damage from unforeseen events, such as storms or plumbing leaks, may be covered. For confirmation, check your policy or contact your provider.
4. How much does it cost to fix a crack in the garage foundation wall?
A garage foundation wall crack can cost anywhere from $300 to over $10,000 to fix. The cost is determined by the crack's size, location, cause, and necessary repair technique.
5. How long will repairs take?
Repairs usually take a few hours to a few days, depending on the crack's size and severity. Simple fixes like epoxy injections don’t take much time.
