Epoxy Crack Repair of Basement Wall

[Jay Buzz]

Our townhome is in Pennsylvania. The builder told us that our building was built on virgin ground. I'm not trying to disagree with the assessment that it's a settlement crack, but it could be observed soon after the foundation was poured and a neighboring unit has a similar crack (visible from the outside...it's a model unit with a finished basement). Plus, I've read several times over that cracking off a corner is very typical in residential construction where the concrete isn't reinforced there. What I was really trying to get at here was whether or not you've seen epoxy repairs fail. My feeling is that it's an issue with the repair. The epoxy is supposed to be stronger than the concrete. If that's the case, the entire crack should be parallel to the original. In our case, it appears to be cracking in the same spot for the most part. No heaving or displacement from what I can tell.

Also, water table does not appear to be a problem. We have a sump and despite a lot of rain last year, it never fills up...neither do our neighbors' sumps.

I'll try to take a picture tonight. Thanks...JB

[john bubber]

Cheremie, how ya been? as always, you dole out good advice

and Buzz... not every SE will give you same cause/remedy and that means, just like waterproofing contractors etc, some are much better than others on these matters.

Epoxy stronger than concrete, lol, some like to use this/say this, hey, guess whats stronger than epoxy-concrete? How about expanding-contracting soil pressure,lateral-hydrostatic soil pressure on outside of many--not all walls.

Simon and Gar... "making love in the afternoon with Cecilia up in my
bedroom. I get up to wash my face when I come back
to bed someone`s taken my place"

[john bubber]

Buzz,

.."crack observed soon after foundation was poured"

were the walls backfilled, then the crack was observed?

was the bsmt floor poured before-after backfilling?

any-how much vertical reinforcing rod used?

i`ll assume they used backhoe or loader close to/near foundation wall, that alone 'could' cause a crack(s)

backfilling unevenly could cause damage, and so on

http://www.askthebuilder.com/015_Ext...proofing.shtml


http://www.askthebuilder.com/569_Bac...ion_Wall.shtml


http://www.askthebuilder.com/N4_Thic...on_Walls.shtml

[ckratzer]

Once I even had a concrete truck back into a short wall, much like Jays.,on a spec.I built.
Yes,they did crack it.Yes I was pished.
I repaired it with foundation coat and a heavy mill membrane.That was 6 years ago and it has not leaked... (My home buyers are my friends and I check in with them from time to time).
Oh ,and my primary business is building homes,I carry a hammer not a coffee cup.
I do barely enough inspections a month to call myself an home inspector so I feel quite comfy lending some ideas to this "problem".
Ultimately , Johns your guy.He works in the field and knows his stuff

[dplummer]

My experience with epoxy injections, & I've done them, is that they work very well. If however, you have movement in the foundation wall it will crack again. Not the fault of the injection. You have a structural problem. Call the engineer quick. It can be a sign of bigger problems to come. Doug

[Ian Gills]

I had horrible cracks in my basement and there were two solutions.

First, find the source. For me, I needed better drainage.

Second, surely the cracks should be hammered out and filled with concrete? A structural engineer did mine and he put in a few wall stitches for good measure (but my house is 50 years old).

Prior to me purchasing the house the whole rear basement wall had to be replaced after a patio had been laid at the back of the house without allowance for expansion. The patio has gone now!

[Jay Buzz]

Pehaps I do have a structural problem, but I don't understand how you can be so sure as to say "call quick". There is clearly "some" movement, but nothing measurable, and as I pointed out the cracks weren't changing until epoxy was injected. I believe that epoxy might be a good repair if it can penetrate the entire wall. If it doesn't why wouldn't it recrack? With a crack a little wider than a hairline, how can you be so sure that it was fully injected the right way the first time around. The contractor who did the repair has been very responsive and hasn't raised any serious concerns about the wall when I've called to tell about the recracking. They actually told me to keep an eye at the top of the crack for recracking because it's not atypical to have to reinject.

I feel like I'm being defensive about this. I'm really not against paying someone to assess this if need be, but on the other hand, I didn't think I'd have someone state definitively that there is a serious problem and that I should react quickly based on what I've observed and documented here.

[Ian Gills]

I think I agree with you. If all I had to worry about was a "hairline crack" or two, my world would be a better place.

Part of the problem here is that you have a crack in concrete. Bricks are easier. Cracked mortar is not so bad, whereas cracked brick might be. With concrete who knows?

[Barry Adair]

Jay,

Sounds like your a bright guy and don't want to throw good money after bad.

STOP the water intrusion.

Then buy one of these, read directions, install as advised and see which way she's going.

Keep a log and then consult whoever SE foundation repair after a period of time, or further widening crack.

http://www.avongard.com/ordering.htm

[john bubber]

these guys apparently do Injections of cracks in poured wall, here`s what they say...

http://www.basementsystems.com/basem...ack_repair.php


http://www.askthebuilder.com/B10_For..._Footers.shtml

[briddle]

Epoxy works well if used properly. It is designed to be used as a filler in/for cracks. If your epoxy is cracking, then you obviously have some movement causing the problem. Even if the epoxy wasn't injected through the entire crack, the movement is still causing the problem. There are sealers on the market that "move" with expansion and contraction, but they really are just a temporary fix. IMO.