Construction Problem Center
Foundation Cracks: Causes & When to Worry
Foundation cracks are more serious than wall cracks because they can indicate movement in the ground supporting your entire structure.
Common causes
- Inadequate site investigation before design — foundation not matched to soil type
- Poor compaction of the foundation bed before casting
- Water infiltration weakening the soil beneath the foundation
- Under-designed foundation for the building's actual load
- Tree roots or nearby excavation disturbing the soil
Fine surface cracks in a foundation wall can be normal curing shrinkage.
- • Cracks wider than 3mm or that run through the full depth of the foundation
- • Cracks paired with sloping floors or sticking doors above
- • Visible separation between the foundation and the wall above it
- • New cracks appearing shortly after heavy rain
This information is general guidance for planning purposes and is not a substitute for an in-person professional assessment. Every building and site is different — a TEKEEY engineer can confirm the actual cause and recommend next steps.
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A TEKEEY engineer will visit, assess the issue, and recommend next steps.
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