A structural engineer
Independent of any contractor. Can assess whether there is a structural problem and write a repair scope that contractors then price.
A Crack in a Foundation Wall
This guide does not diagnose your foundation. It helps you decide who to call and what to ask.
Many concrete foundations have cracks. Some only let in water. Others can be a sign that part of the foundation has moved.
From a photo, no one can tell you which kind you have. What helps is knowing whether the crack is changing, whether water comes through it, and whether anything else in the house has changed.
Get it looked at soon if
- The crack is getting longer or wider over weeks or months.
- One side of the crack sticks out past the other.
- Water comes through the crack.
- Doors or windows nearby have started to stick, or floors have started to slope.
If you think there is an immediate safety risk, leave the area and contact your local emergency services.
Who can assess it
A foundation repair contractor
Can look at the problem and propose a repair. They sell the repair, so ask what else could explain what you see.
A home inspector
Looks at the whole house and points out what needs a closer look. A general inspection is not a structural assessment.
Services that may come up
- Foundation and crack repair
A foundation that is still moving. Sealing a crack does not stop movement. - Foundation waterproofing and drainage
Settlement, or a wall that is bowing. - Settlement stabilization (piers or piles)
Water coming through a crack. - Underpinning and basement lowering
A small crack that only lets in water.
Questions to ask every contractor
- Is this crack sealing for water, or a structural repair?
- Would sealing it hide movement that should be watched first?
- What do you think is causing this, and what else could cause it?
- Is this repair meant to stop water, stop movement, or both?
- Will an engineer be involved? Who hires them?
- Who applies for any permit and books inspections?
- What is included, and what would cost extra if you find more damage?
- What does the warranty cover, for how long, and does it transfer to a new owner?
What to record
- Take dated photos from the same spot, with a tape measure or coin for scale.
- Mark the ends of any crack with a pencil and the date, so you can see if it grows.
- Note when it happens: after rain, during snowmelt, or all the time.
- Keep every estimate, report and invoice in one folder.
Slow down if you hear
- Pressure to sign today or lose a price.
- A large deposit before any work or materials arrive.
- A scope that does not say what is included.
- Claims of a grant or rebate you cannot confirm yourself.