Foundation Cracks and Inspection

I

Warning signs

These signs do not all carry the same weight. Here are the ones worth an engineer's attention, and what we check for each during the inspection.

• Note it

  Vertical crack

  Thin, straight or slightly angled, often below a basement window. We check that the two sides have not shifted out of plane and that the crack is not widening. If water gets in, it is first a waterproofing issue.

• Have it seen soon

  Horizontal crack

  It runs along the middle of the wall, sometimes with the wall leaning inward. It often means the soil is pushing on the foundation. We measure how far the wall has moved over its full height.

• Have it checked

  Stair-step crack

  In a block or brick wall, it follows the mortar joints like steps. It often means one part of the building has settled more than the rest. The level survey shows which.

• Have it seen soon

  Settlement

  A corner of the building going down, cracks opening above doors and windows, a gap between the wall and the slab. The key question: has the movement stopped, or is it still going?

• Have it checked

  Sloping floor

  A marble that rolls, a door that swings shut on its own, a frame that rubs. The laser survey finds the low point and shows whether the foundation or the framing is involved.

II

Main causes of foundation damage

A crack is a symptom. To repair it properly, you have to deal with what caused it. Four causes come up often in the region, alone or combined.

III

Our foundation inspection

We draw conclusions after measuring, not before. The inspection follows four steps, adapted to the building and to the question you are asking.

1. Site visitThe engineer examines the foundation inside and out, wherever it is accessible: walls, slab, grading, gutters, drain outlet. The upper floors matter too, since a crack in the plaster or a sticking door can point to foundation movement.
2. Laser level surveyWe take levels on the floors and on top of the foundation walls with a laser level. The differences between points show where the building has moved and in which direction.
3. Crack mappingEach crack is measured, photographed and plotted on a plan: length, width, orientation, any offset. This map becomes the reference for later readings.
4. Movement monitoringIf a single visit cannot tell whether the movement is ongoing, we install reference points and take readings again later, ideally from one season to the next.

IV

What the report contains

The report is there to help you decide. You can use it to choose the repairs, get comparable bids and answer questions from a buyer, a lender or an insurer.

V

Possible repairs

The right repair depends on the cause and on whether the movement has stopped. We recommend the intervention that fits the problem, which is not always the heaviest one. Foundation stabilization is only one of the options.

During construction, our site visits confirm that footings, piles and anchors are installed as designed, before they are backfilled.

See construction supervision →

VI

Service area

We inspect the foundations of houses, plexes, condominiums and commercial buildings across Greater Montreal.

• MontrealIsland of Montreal
• LavalÎle Jésus
• South ShoreLongueuil, Brossard, Boucherville, Saint-Lambert, La Prairie, Châteauguay
• North ShoreTerrebonne, Repentigny, Blainville, Boisbriand, Saint-Eustache, Mirabel
• West IslandPointe-Claire, Kirkland, Dollard-Des Ormeaux

Is your building elsewhere in Quebec? Write to us and we will tell you whether we can take on the mandate.

VII

Frequently asked questions