Do I Need to Repair or Replace My Foundation?

It's Saturday morning, and you're standing in your laundry room in the basement, staring at a crack in the wall. You've seen it a dozen times — every time you've managed to haul a load of laundry down to the machines the past few weeks — and you're increasingly worried it's a major issue. Has it been there all along, and is it your imagination, or is it ... growing?

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When it comes to issues that might require foundation repair, it's easy to jump to worst-case scenarios. But not every crack spells disaster, and some issues can be addressed with a simple repair. Others require more work; in some cases, full-blown foundation replacement may be required. Understanding the difference between these levels of foundation service can help you make an educated decision about repairs to your home.

What Types of Issues Call for a Foundation Repair?

The type of foundation work your home might need can vary, and it isn't always apparent from what you can see in your walls and flooring. However, some signs you might need a home foundation repair include:

• Minor cracks in the foundation or walls.

  Very small vertical cracks are typically the result of your home settling over time into the land and might call for basic foundation repair services.

• Uneven floors.

  If your floor slopes slightly in a room, it could indicate an issue with the foundation. Foundation repair services might be required if your floor is sloped enough that items roll across it.

• Doors and windows that don't close or open properly.

  Foundation issues have knock-on effects for the rest of your home. They can cause windowsills and doorways to bow or buckle, leaving gaps or causing sticking.

• Walls that bow.

  If your walls appear to buckle, lean or bow, your foundation may be the root of the issue.

• Water seeping into lower areas of the home.

  Cracks and damage in your foundation can cause water to seep into basements, crawl spaces and other areas of your home.

What Types of Issues Call for a Full Foundation Replacement?

Larger foundation issues that severely impact the structural integrity of your home might require a more extensive fix. Here are some signs you might need foundation replacement services:

• Large horizontal cracks.

  Large cracks in your foundation walls — especially those that run horizontally — can indicate a big problem with the structure of your home.

• Structural instability.

  If you notice issues throughout your home with walls, doors, windows and other features, it can be a sign of serious foundation woes, causing overall structural problems.

• Continual settlement of the foundation.

  If your home continues to shift or settle in concerning ways after an attempt at foundation repair services, a more comprehensive fix may be needed.

• Foundation collapse.

  A collapse in any area of your foundation may warrant a complete replacement.

• Extensive water damage.

  Severe water damage can leave your existing foundation at risk of ongoing issues, requiring a replacement.

• Outdated materials or a need for an upgrade.

  If you decide to upgrade plumbing or other elements that run through your foundation, you may need to rip up the entire thing and replace it.

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What's the Difference Between Foundation Repair and Replacement?

Home foundation repair describes a wide range of services. On the one hand, there are tasks such as sealing small cracks, which could be DIY jobs for those with the know-how. On the other hand, there are more complicated repairs, such as piering and slab jacking, which are typically handled by foundation repair contractors.

Typically, concrete foundation repair targets problem areas without disturbing the entire home. Foundation replacement services involve removing an existing foundation and installing all-new materials. To do so, teams must excavate around the home, temporarily lift it, remove the old foundation and install a new foundation.

Foundation repair usually costs less than foundation replacement. Replacement work tends to take longer to complete, and homeowners may need to relocate during the work because the entire home may need to be manipulated.