Foundation Issues – What Every Homeowner Should Know
Not sure if that line in your wall is just a hairline crack or a sign of real trouble? You’re not alone. Foundation issues can feel scary, but knowing the basics helps you decide what to do and when to call a pro.
Spotting the most common problems
Start by measuring any cracks you see. In the UK, a crack under 0.3 mm (about the thickness of a credit card) is usually just shrinkage and isn’t a worry. Once you hit 0.5 mm, you should start monitoring it – mark the ends and check weekly. If it widens beyond 1 mm, especially on load‑bearing walls, that’s a red flag.
Other signs show up even without visible cracks. Doors that stick, windows that won’t close properly, or floors that feel spongy can all point to movement in the base of your house. Look for gaps between the wall and the floor or tilting pictures – they’re cheap clues that the foundation is shifting.
Fixes, risks, and when to call a professional
Small, non‑structural cracks often get fixed with epoxy injection or a flexible sealant. Those methods work well when the movement has stopped. For bigger issues, you’ll hear terms like “underpinning” or “piering.” Underpinning adds new support beneath the existing footings, while piers push the house back onto stable ground.
Choosing the right cement matters too. Hydraulic cement or a specialised foundation repair mix provides the best bond and can stop water from seeping into cracks. But using the wrong product can actually push the problem further, creating new cracks or weakening the surrounding soil.
Repair always carries risk. If the underlying cause – say, expansive clay soil – isn’t addressed, a quick fix may just be a temporary band‑aid. That’s why many experts recommend a structural engineer’s report before any major work begins.
Cost is another factor. Minor epoxy jobs may run a few hundred pounds, while full underpinning can climb into the thousands. Compare the repair quote with the overall value of the home. If fixing the foundation will cost more than the house is worth, it may be smarter to walk away.
When you do hire help, look for builders with solid reviews and experience in foundation work. Trusted home builders often have case studies or references you can check. A reputable contractor will walk you through the plan, explain why a method is chosen, and give a realistic timeline.
Bottom line: keep an eye on crack width, watch for doors and windows that don’t work right, and get a professional opinion before spending big money. With the right info, you can avoid unnecessary panic, choose the right repair, or know when it’s time to move on.
