Polyurethane injection
Flexible injection materials are often considered for active water leaks through suitable stable poured-concrete cracks, and surface condition and access matter.
Leaking and structural cracks · Greater Burlington
Foundation crack repair: leaks and structural concerns
Some cracks are primarily water paths. Others reflect movement, pressure, settlement, deterioration or a change that should be evaluated structurally. Direction, displacement, foundation material and history determine which specialist and repair method belong in the conversation.
No phone call needed.
What this service includes
A stable leaking crack in poured concrete may be suited to injection or another localized seal. Horizontal, stair-step, displaced, widening, bowed-wall or deteriorated-masonry conditions should be structurally evaluated before sealing. Stone and block foundations require methods that account for joints, cores, mortar and wall condition.
Common reasons homeowners call
Problems this service can fix
A vertical poured-concrete crack that leaks during rain
A horizontal crack across a wall
Stair-step cracking through block or masonry joints
One side of a crack projecting beyond the other
Cracks extending from basement windows or door openings
A floor crack that carries water or shows vertical displacement
New cracks or cracks that appear to be widening
Previous patches that have reopened or continue to leak
Repairs and systems
Repairs and systems
Epoxy repair
Epoxy may bond appropriate concrete cracks, but material choice depends on movement, moisture and whether structural restoration is part of a designed approach.
Exterior crack excavation
Where interior access is blocked or exterior conditions need correction, a localized excavation can expose and seal the wall from outside.
Masonry repointing or rebuilding
Stone and block cracks may require removing failed mortar, rebuilding units or addressing wall movement rather than filling a line on the surface.
Structural reinforcement
Bowing, displacement or active movement may call for stabilization before or instead of crack sealing.
Drainage correction
Water concentrated at a crack can indicate grading, downspout, window-well or drainage problems that should be corrected with the repair.
Matching the option to the condition
Crack repair methods compared
The method depends on whether the crack is moving and where the water comes from. Sealing a moving crack tends to fail.
| Condition | Method that usually fits | What to confirm first |
|---|---|---|
| Leaking, stable crack in poured concrete | Polyurethane injection | That movement has stopped |
| Stable crack needing structural bonding | Epoxy repair | Engineer's view where structure is involved |
| Crack with heavy water from outside | Exterior crack excavation | Access and exterior work scope |
| Open mortar joints in block or stone | Masonry repointing or rebuilding | Mortar compatibility |
| Crack tied to wall movement | Structural reinforcement | Cause of the movement |
- 01
Crack direction, width, depth, displacement and endpoints
- 02
Whether the crack changes with seasons or has grown over time
- 03
Foundation type and condition around the crack
- 04
Bowing, rotation or related cracks elsewhere
- 05
When water appears and whether it tracks from another location
- 06
Previous repairs and coatings
- 07
Exterior grade, roof water and access at the same location
Your estimate
What is included in the plan
Stable or moving
A seal can fail when the crack continues to move, and measurement, history, monitoring or structural evaluation may be needed before choosing a repair.
Leak path or water source
The visible opening is where water appears, not always where the water begins, and exterior concentration and wall-floor drainage should still be reviewed.
Material compatibility
Poured concrete, block, stone, brick and slabs need different preparation and repair details, and a method proven for one material may be inappropriate for another.
Finished basements
The full crack should be exposed enough to inspect and repair, and a small stain at the baseboard may originate higher or farther along the wall.
Already have an estimate?
Compare the complete foundation crack repair scope.
Common questions
Foundation Crack Repair FAQs
Can I monitor a foundation crack myself?
Dated photos with a ruler, written width measurements and notes about weather can provide useful history. Do not rely on monitoring when there is bowing, displacement, sudden change, falling material or another safety concern; arrange a professional evaluation.
Is a vertical crack less serious than a horizontal crack?
Vertical shrinkage cracks in poured concrete are common, but orientation alone does not determine severity. Width, displacement, water, location and change matter. Horizontal cracks more often raise lateral-pressure concerns and deserve timely evaluation.
Why did a patched crack start leaking again?
The crack may still be moving, water may be traveling behind the patch, surface preparation may have been inadequate, or exterior water concentration may remain. The next repair should evaluate both the crack and the water path.
Can cracks in a basement floor be repaired?
Many slab cracks can be sealed or repaired, but vertical displacement, widespread heaving, drainage beneath the slab and water pressure change the scope. The slab and the structural foundation are not always the same system.
Why do Vermont foundations crack more from freeze-thaw than settlement alone?
Water that gets into an existing crack or a porous section of concrete or masonry expands roughly 9% when it freezes, wedging the opening wider every time the temperature swings through the freezing point, and a Vermont winter delivers dozens of those freeze-thaw cycles in a season, not just one hard freeze. That repeated wedging action is a distinct mechanism from settlement (the ground under the footing compressing) or lateral soil pressure (frozen, expanded soil pushing on the wall from outside): a crack can start from settlement and then be widened every winter afterward by freeze-thaw acting inside it, which is why a stable-looking crack from last fall is often visibly wider by spring.