Cracked Foundation repair, how much?

Question

I'm looking at this property that has a cracked foundation across the floor.
This crack goes along the entire 800 sqr ft house.

Does anyone know the costs of repairing this crack? and prventing further cracks?

If i try to sell this house to another investor, would the crack be a problem if the investor was just going to rent this house out?

The crack can easily be fixed and carpet laid or flooring.

Richard F. · Answer

Post a couple pics and we can tell more...

David Marr · Answer

All cracks in concrete are structural issues to some degree. Usually spider cracks (little hair line cracks that resemble a spider web) look minor at first, but over time will create a crumbling effect. A crack that you can stick a dime in is considered a structural crack and movement for some reason has taken place and most likely will take place again. The only way to fix a structural crack correctly is extremely expensive, it involves removing the concrete around the crack, compacting the sub grade, doweling the existing concrete and pouring new. In most cases the new pour will be un-even with the old pour and concrete planning may be required.

More detail on the nature of the crack would help identify the problem. foundation heaving, water problems etc. all need to be taken into account. If all the previous is ok and you can't wedge a dime in the crack then you'll most likely be okay for a few years maybe more and cosmetic methods should work sufficiently.

best advice is to have three or more well respected concrete contractors view the crack and give you their advise.

Frank Adams · Answer

I didn't realize that cracked foundations were that big a problem other than in TX, huge problem here!

That said; is it "cracked" as in hairline cracks, or has it "heaved", doors not closing and separations at the sheetrock joints?

I've had them fixed by licensed guys for as little as $400/pier, and less by hiring some jacklegs, which I don't advise.

How readily available are foundation repair types in your area? Competition will make a difference in price.

BTW, if someone wants to make holes in your slab, GET THEM AWAY FROM YOU, they don't know what they're doing.

No way for us to estimate.

I've owned 6 or 7 houses in Houston and one where I live now with cracked slabs, never a problem on selling them, but it has to be disclosed!

all cash

Account Closed · Answer

On one hand you ask for help estimating the cost and then end the post by saying the crack can easily be fixed.

The key is you really do not know what you do not know about this crack. It could be considered a structural failure or it could be a cosmetic issues. You need someone qualified to tell you. Mostly so when you tell the next person (the one who might buy the place) you have something solid to back up your claims.

As All Cash points out the issue can vary a lot and the solution will vary a lot. In some markets people avoid property with slab floors because of the possible future cracks. In other markets subsidence (where the ground sinks or rises) can destroy a home to the point where it gets condemned (yes, I have seen it happen). The cracking can be from a mistake in construction, ground/water problems or a local tree.

Cracking is not good mostly because few are qualified to understand what it means. The property could be the bargain of a lifetime if the seller over reacts and you know that it can be fixed correctly for little money. Or the deal could be a money pit.

Until you know what you have tread lightly.

John Corey