Concrete Repair vs. Foundation Repair: What's the Difference?
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You may never have considered the difference between concrete repair and foundation repair, but homeowners and home buyers need to distinguish as they inspect and attempt to understand their home. If you check the condition of your home's foundation and see a bit of damage, ask yourself: What's really happening here?
Determining whether foundation cracks are a concrete issue or an underlying issue requires you to consider various qualities and dynamics:
Concrete repair hinges on concrete quality and environmental factors, with issues like moisture-induced steel corrosion and shrinkage cracks demanding attention. Concrete surfaces including concrete slab foundations can be prone to cracking over time, but extensive cracking can be caused by a failing concrete foundation due to other factors, including water damage.
Foundation repair primarily addresses soil dynamics beneath structures, where movement jeopardizes stability of the concrete structure. Overlooking these underlying issues could mean missing critical maintenance needs, ultimately jeopardizing the integrity of your home.
Related: 5 Ways to Identify a House With Foundation Issues—We Hadn’t Considered #2
Insight From Foundation Experts
"Almost all foundations are made of concrete, so therefore there is some overlap between concrete repair and foundation repair," shares Bob Brown, a certified Foundation Repair Specialist and author of the recently published Foundation Repair Secrets: Learn How to Protect Yourself and Save Thousands. "Concrete repair is a function of the quality of the concrete and the surrounding wetter environments."
He adds, "Foundation repair, on the other hand, is rarely a function of the quality of the concrete, and more often a function of the unstable soils underneath, which can move a foundation up or down. In doing so, it can have a dramatic effect on the house itself."
To expand on the causes of concrete damage that would warrant concrete repairs, Brown explains "Embedded steel in the concrete, such as rebar, hold-down straps, or J-bolts, are at risk for having moisture seep through the pores of the concrete and attack the steel, causing it to rust, and therefore expand, crack, and eventually break up the concrete. [Also,] shrinkage cracks in a slab from too much water initially in the mix, or to adding water during placement, can result in spalling (surface chunks coming loose) that require concrete repair."
Poor Drainage Affects Structural Integrity
Improper drainage can lead to excessive moisture accumulation around the foundation wall, prompting soil expansion and contraction. This cycle exerts pressure on the walls, directly contributing to minor cracks, shifting, and potentially severe structural damage over time. Moreover, inadequate drainage exacerbates soil erosion, which should raise concerns about the integrity of your foundation.
The absence of efficient drainage mechanisms magnifies the risk, underscoring its urgency issue. Effective solutions must work to mitigate moisture buildup and prevent soil instability to safeguard the foundation. Many professionals recommend simple measures to prevent expensive repairs, such as refining the home's grading and installing drainage systems.
Related: How Does the Weather Affect Your Home’s Foundation?
