As a homeowner, seeing a crack in your foundation can certainly be cause for concern. Here in Toronto, the harsh Winters and rainy Springs and Summers can cause havoc on our home’s foundation.  Even if it hasn’t happened to you, many of us have heard horror stories of water damage and shifting foundations that can cost a pretty penny to repair. The last thing any homeowner wants to see is a crack running along their foundation.  So, how can you tell if the small crack you discovered signifies a much larger problem? Read on to find out.

What Different Types of Cracks Can Signify

There are several different types of basement cracks that commonly occur within the foundation of a home, each of which can signify a different problem:

  • Horizontal Cracks – A crack in your wall that extends horizontally, or looks like a stairstep, commonly signifies a more serious problem for homeowners. These cracks leave your foundation susceptible to lateral pressure and with the natural expansion of the ground around your foundation, with moisture, it can actually cause your wall to bow around the crack. A horizontal crack can eventually lead to the entire failure and snapping of the foundation walls if not cared for appropriately. This type of crack cannot be fixed by simply filling it, it will require professional attention by an experienced foundation repair company to truly repair.
Horizontal crack in Toronto foundation home

Horizontal Crack in Foundation in Toronto Home

  • Vertical Cracks – As concrete and the foundation of your home settle it can cause vertical cracks to occur throughout your foundation. These cracks are quite common and can be easily repaired by filling the crack with filler materials to prevent further spreading.  While vertical cracks can potentially be a sing of something serious, most often it is due to natural settling of your home’s foundation.  If you see new vertical cracks appearing in your foundation, it is best to contact a foundation repair company to take a look at it.
Toronto home with vertical crack in foundation

Toronto home with vertical crack in foundation

  • Diagonal Cracks – A diagonal crack is typically an indication of a fracture that has spread over time, so a simple filling might not fix it permanently. It is a good idea to get these types of cracks stabilized and reinforced by professionals so that further spreading does not occur.

    Toronto home with a horizontal foundation crack

    Toronto home with a horizontal foundation crack

Depending on the types of cracks that you are noticing within your foundation, you can better determine the next step that you need to take to protect your investment.

Even Minor Cracks Need to Be Monitored

Even if you have a vertical crack, you want to be sure that you monitor all cracks regularly. Expansion, bowing of walls and leaks can only cause more damage to your home and cost you more money. If water is leaking into your basement from the foundation crack it is important to get it fixed.  Water can erode the foundation over time and turn a relatively minor repair into a major repair job later on.  A great way to monitor your cracks is to use a pencil to mark the ends of a crack with the date reviewed. A few months later you can return to the crack and see if it has changed or expanded. If you notice an expansion then perhaps it is a good idea to seek professional assistance to ensure that you home is not in danger.

When to Get a Foundation Professional Involved

If you notice that a crack in your foundation has seemed to worsen, or you have a horizontal or diagonal crack, then you are going to want to consider bringing in a  professional. A contracting company that specializes in foundation repairs can give you an assessment of whether it’s a minor problem or a more serious matter.  If it’s a very serious problem, a structural engineer will likely be recommended to assess the foundation.

Your home is your sanctuary and an investment that should be protected, don’t let a little foundation crack threaten your home and family.

 

Have questions about cracks in your foundation?  If you live in Toronto or the surrounding GTA, we at Nusite Group offers a free in-home inspection and assessment of your foundation cracks. We have been serving Toronto for over 30 years and are experts in foundation repairs.   You can contact us here for more information.

Concrete Block Wall Basement in Toronto

Many homes in Toronto and the surrounding GTA have poured-concrete foundations, but some of them are made of concrete block, which is often referred to as concrete masonry units (CMUs) or cinder blocks. The walls of concrete block foundations sit on a footing which is a concrete-poured pad that is wider than the building’s foundation wall. This helps to distribute the home’s weight load. The foundation’s construction starts with pouring the footing inside a trench which contains metal or wood forms. The footing needs to sit lower than the freeze line and possibly deeper if there’s going to be a full-height basement.

 

Foundation Footings

The footing’s thickness and width depends on the construction and size of the home as well as the soil’s load-bearing capacity. During the basement excavation, the first row of concrete block is laid on the footing when it has cured to describe the structure’s perimeter. For foundation walls, the typical thickness of the concrete block is eight inches. However, foot-thick blocks are sometimes used for heavier loads and higher walls. More courses of block and mortar are added in a brick-like pattern until the proper height is reached. At this time, any openings and windows are built and the mortar in the wall is given time to  cure.

If there are hollow cores in the block walls they may be filled completely with mortar, but usually the edges of openings and corners of the wall are filled. In addition, extra strength may be added with steel rebar. Once the walls are finished the basement floor is poured with concrete and the ground floor framing is completed. The foundation is now supported at the bottom and top and it’s backfilled and compacted with soil while construction begins above the ground.

 

Fixing a Leak in a Concrete Block Foundation

Poured-concrete and concrete block foundations both have identical load-bearing strength, but concrete block walls are more susceptible to any type of lateral pressure which can result in seepage problems. This is because water can seep into a basement through concrete block walls via the porous blocks and any cracked mortar joints. It’s recommended that you waterproof a home’s block foundation by installing a waterproofing membrane to the exterior. This method can be done while the building is being constructed or by excavating around it.

The exterior membrane consists of asphalt-modified polyurethane. It’s applied in a thick coating to the exterior of the foundation walls and it created a barrier which helps keep out water. The waterproofing membrane is different than a damp-proofing spray as the spray is a thinner liquid which is sprayed over foundation walls when the home is built to keep condensation out of its interior. The membrane can be improved with exterior drain tile when the water table is high. The drain tile is designed to carry ground water away. In addition, drainage board can be installed on the walls as a method to help protect the exterior membrane by channeling the water downward.

If you don’t have the option of exterior waterproofing, then interior drain tile can help keep a block wall from allowing water through it. This often sees the installation of a vapor barrier on the inside walls which transports any water to the drain tile. This can be kept from view as a finish wall can cover the vapor barrier.

No matter what the reason is for your damp basement, if you have a concrete block foundation that needs to be waterproofed please feel free to contact our team of professional contractors at Nusite. We have over 30 years of experience dealing with concrete block walls in the GTA and will gladly schedule a visit to your home for a free inspection and estimate.

WSIB Covered Basement Contractors Ontario

Insurance and income tax are said to be among mankind’s greatest grudge expenses. They seldom seem to provide the benefits to match their cost. That’s why we try to put off settling those bills for as long as possible, and do our best to cut them back to the minimum. Sometimes it seems we’re hoping they’ll go away.

The problem with computers is that we are becoming far too used to having an undo button, and that’s spreading beyond our keyboards too. However time machines do not exist, the revenue service has a habit of getting its way, and medical bills for accident injuries have become outrageously expensive.

Ontario WSIB for Waterproofing Companies

Accidents Will Happen

Work-based accidents in Ontario are still surprisingly common.  Power tools (and the fact that some contractors work alone on jobs in order to remain competitive) ensure this. When an uninsured worker is hurt, the costs of emergency transportation, surgery, after care, rehabilitation and temporary loss of income are horrendous. An uninsured worker, if not covered by their waterproofing contractor company, will either have to pay their own medical bills or look to other liable parties for to pay for medical costs.  Those liable persons can be the homeowner where the work was being performed.

So the question is, are you comfortable getting sued by a worker because their employer does not carry the required insurance?  You may say that couldn’t happen, but it happens every day.  Lawyers look for the person who carries the most insurance and liability, and that person is the homeowner when it comes to workplace accidents on their property.

WSIB Insurance

Until the Ontario Workman’s Safety and Insurance Board introduced its accident insurance scheme, local contractors and employers were both at risk. Contractors who do not enjoy the Board’s accident coverage and do not employ other means of workplace employment still face their costs of injury alone. However they also have the right to sue their customers – and some successfully do. It is not only their homes that sometimes have to be sold.

But Isn’t this Coverage Automatic?

It’s supposed to be. However a contractor still has to register with the WSIB and pay an annual fee. Some waterproofing contractors may take the risk of not being insured to save money (and try and undercut reputable companies who carry the necessary insurance), while some think they can’t afford it or for the employees they hire. Others simply forget.

A related problem is that some employers either don’t know about Ontario’s WSIB insurance, or just assume that everything’s under control. When that happens, both parties are literally surfing naked on a potential time bomb, if you’ll excuse the mixed analogy.

What If a Contractor is Injured on my property as a homeowner?

The law requires that you as the homeowner take reasonable steps to minimize the effects of injury, and ensure the individual receives the necessary attention. After that, your involvement should be over. Unless, of course, a lawyer thinks they can prove your negligence. In the latter case the legal bills alone could break you.

How Can I be Sure a contractor has proper coverage?

Ask to see a waterproofing company’s Ontario WSIB clearance number, which is now valid for ninety days. If they’re not insured, think twice before you hire them. It’s simply not worth the risk. There are many waterproofing companies operating in Toronto with very little insurance or none at all.  They operate out of the back of their van and charge low rates because they are taking big risks for themselves, their workers and you the homeowner.  These same waterproofing companies will offer generous warranties, knowing full well they have no intention (or means) of hounoring them.  If they’ve forgotten it (or think they’re covered), the WSIB website is able to provide instant confirmation online.

If you really want to hire a waterproofing contractor but the insurance angle isn’t crystal clear, then this should be your first port of call. After all, it costs you nothing yet could and will prevent you from potential liability if an injury occurs on your property.

 

Did you know that problems on your roof can lead to a leaky basement?

The roofing system on your house, which includes the shingles, eavestroughs, and drains, are meant to do one thing; to channel rain water from your roof and away from your foundation.  If the system is working properly, that’s exactly what it will do.  If it’s not, then rain water will begin to pool around your home’s foundation, eventually causing water problems in your basement.

Here in Toronto, the roofs on our homes are subject to some severe weather conditions.  The long Winters, with snow build up, thawing, then re-freezing, can really wear down your roof over time.  It’s important to schedule times throughout the year where you can inspect your roof system and make sure that it’s properly channeling water away from your foundation.

The infographic below provides a nice pictorial of potential problems you may come across when you examine your roof.  Take a few minutes of preventative maintenance to help avoid costly foundation repairs later on.  Have questions about channeling water away from your foundation?  Feel free to contact us here, we’re happy to help!

Roof Maintenance Infographic

 

Flooding in Toronto basementIt seems that weather conditions are becoming increasingly unpredictable in recent years, with many homeowners dealing with severe flooding for the first time. It’s the worst time to find out that your home insurance won’t adequately protect and compensate you.

This article can help increase your chances of making a successful insurance claim in the event of a flood.

 Are you at risk?

It’s easy to ignore potential problems such as flooding, especially if there are no obvious signs of previous flooding at the property and it isn’t a common problem area. Remember it’s not just homes located next to rivers and seas which are at risk, rising ground water, burst water mains, sewer overflows and rainfall can all cause unexpected and severe flood damage.

You won’t know your home’s vulnerability to flooding until it is too late, so if you’re concerned you can carry out a flood risk assessment on the property. Environmental agencies may also be able provide useful information about the flood risk in your area.

Take all reasonable steps to protect your property from flood damage. This could include sealing up a roof to ensure that there are no leaks, and by having proper drainage in the basement. This may reduce your flood risk and in turn could reduce the cost of your insurance premiums.

Research insurance policies

Insurance providers will offer different levels of flood cover in their policies. Basic policies will usually cover the architecture of the property, i.e. its exterior/interior walls, floors, ceilings etc. Any adjoining buildings such as garages or sheds will also need to be insured separately.

Often you’ll need to upgrade the policy in order to obtain protection for your possessions within the property, including furniture, furnishings and electrical devices.  Insurers will conduct their own flood risk assessment of the property, and obviously the cost will depend on the flood risk, so having the results of your own independent assessment can be highly empowering when negotiating.

Making a Claim

If you are hit with flood damage then ensure that you record all damage with photographic or video evidence, marking water lines on the wall if they begin to recede.  If damage needs urgent professional repair then seek advice from your insurance company immediately. The insurer may be able to provide reputable and reliable tradespeople if you are unable to find the right person for a particular repair. Keep the receipts of this work so you can present it to your insurer, and they may be able to reimburse you. The insurer may be able to provide reputable and reliable tradespeople if you are unable to find the right person for a particular repair.

When communicating with the insurer keep records of all correspondence, including making notes regarding any telephone communications. When you make a claim inevitably an insurer will appoint a loss adjuster to reduce the insurer’s financial liability. An insurance loss assessor helps individuals to make insurance claims. A loss assessor works on behalf of the claimant to maximize their payout.

Flooding can cause significant damage to a home and everything contained within it, so take steps to secure your home and consider appointing an insurance loss assessor when making flood claims to maximize your pay-out.

 

Foundation slab in Toronto basementDo you have cracks appearing in your foundation walls?  There can be many reasons for cracks to appear, some may be harmless, while others may be signs of serious problems.  The Bay Area is known for earthquakes, and the constant shifting of the ground can cause a foundation to crack over time.

A foundation is the substructure on which a building rests. In The Bay Area,  this is usually reinforced concrete although some elevated homes may be exceptions. The concrete sub-base can take two different forms. It could be a series of strips mirroring the walls above, or a solid sheet.

The correct application depends on the soil type. If it is stable, the strip method may suffice. However if the soil is clayey and likely to heave during wet periods, then the correct solution is a concrete “raft” that insulates the structure overhead from the movement that occurs below.

The Common Problem

Many builders design foundations on the basis that they will be stable once laid. Over time, outside forces make shift and put stress on the concrete structure:

  • The earth beneath the foundations settles because it was not properly compacted in the first place and ground water flows in through the gap
  • Earth movement occurs as a result of seismic events, mining activity or construction work on an adjacent site
  • The ground expands and contracts during alternating wet and dry seasons, especially if it has a clay component

When foundations move and crack below, this movement transfers to the structure above where masonry courses separate. It is most likely to be evident in the vicinity of weaker points like corners and above window and door frames.

Foundation crack Toronto home

Warning Signs

Unless caused by seismic activity, masonry cracking is usually a gradual process that occurs almost imperceptibly. Early indications can include:

  • Doors and windows that jam up in wet periods but begin to rattle in the wind when the weather’s dry
  • Cracks stepping up the masonry courses or appearing horizontally through bricks
  • In extreme cases, distorted walls and tilting chimneys

It goes almost without saying that these problems must be dealt with before serious structural damage occurs.

Remedial Action

While the ostensible cause of foundation cracking is ground movement or soil erosion, the true reason is that the foundation may be inadequate for local circumstances, or was earth around it was not settled properly before creating the foundation. Short of tearing down the structure the only practical solution is to strengthen the foundation. Foundation engineers achieve this with a variety of solutions that include steel or helical peers, plate and tie anchors, hydraulic lift slab piers and concrete underpinning.

In Summary

Cracks appear in foundations for two related reasons. Either the substructure is inadequate, or an event occurred outside the design specification. While the settlement may be slight and the visible evidence purely cosmetic, it may be the beginning of a far more serious problem if left untreated.

Some foundation cracks may not be an indicator of serious foundation problems, while others may signal the start of serious foundation problems.

Vertical Foundation Wall Cracks

A foundation is the structure on which a home or other building rests. It may be a simple trench filled with concrete on which the brick walls stand. It could also be a concrete-reinforced sheet under the entire building. Where the ground slopes, there may be foundation walls as well, to make up the height difference.

Where a basement is constructed beneath a dwelling, these foundation walls go up to full room height, and receive immense pressure from the weight above them. Unfortunately not all builders make good engineers. If the forces bearing down on foundation walls are incorrectly calculated – or they are inadequately supported by their footings – then the walls will inevitably crack.  Cracks in the foundation can also be a result of shifting of the earth around the foundation, causing enough movement and stress for it to crack.

Toronto home with vertical crack in foundation

Warning Signs

Vertical foundation cracks usually develop during the first few years after construction finishes, as the building settles and the concrete finally cures. They typically start as hairline cracks that progressively open up. A structural engineer is able to measure their movement, and to determine whether the cracks are new developments, or older history.

It is also possible for basement wall cracks to develop when peripheral events affect an existing structure. These could include alterations to the property, blasting in the neighborhood, or even an earth tremor. It’s important to monitor for basement cracking during events like these, so that an insurance or other claim may be lodged before the opportunity expires.

Consequential Problems

Most times a mildly cracked foundation wall is more of an irritation, because it admits moisture and even drops of water through it. Nonetheless, homeowners are strongly advised to consult an a qualified contractor or engineer if in any doubt. The more serious consequence is often a reduction in the value of their home, since buyers often run a mile from the sight of cracks.

“Solutions” That Don’t Always Work

The only sure-fire way to seal a leak is at its source (unless it’s a hairline crack that may be filled with polyurethane). As a professional foundation contractor in Toronto, we get hundreds of calls a year for foundation cracks, including following up on poor attempts to fix them.  The following are examples of botched jobs we often come across:

  • Amateurish attempts like papering over basement wall cracks or filling them with commercial caulking seal. These are inevitably bound to fail as efflorescence builds up behind the sealant causing it to peel away. It’s also almost impossible to obtain a dirt-free, perfectly dry surface with which to bond.

 

  • Commercial filling with hydraulic cement or other rigid substances is also bound to fail, because the structure will still shift with seasons, while the hydrostatic pressure from outside continues unabated. The same applies to epoxy seals to a lesser extent. They may sometimes work for years though – provided they are attached to a perfectly clean dry surface

Flexible, expandable urethane sealants may work where a crack has stabilised. However their elasticity is limited, while cracks can expand by up to 100% quite quickly. For this reason they are not ideal.

The Real Solution

Where vertical foundation wall cracks are serious, or there’s water pouring through them in the rainy season, the only viable solution is to remove the outside soil, to install a french drain or other soak-away system, and to apply a flexible waterproofing sealant or membrane from the outside.

Repairing and/or waterproofing a foundation  can be expensive for the homeowner, it’s also alot of work. If you’re going to do it, be sure it’s being done by a professional that will offer a guarantee on their work and has experience working with foundations.

 

 

Foundation problems are pretty common in older areas, like in San Francisco, especially in older homes closer to the bay.  San Francisco is a city with a high water level table, meaning many areas experience chronic problems in their basements due to ground water swelling up underneath the foundation.

The earth’s not static beneath your home’s foundations. In fact, it’s a dynamic living thing that reacts to moisture welling up, or coming down as rain. As it absorbs water, it expands, and as it dries out again, it contracts. This translates to your foundation moving up and down during the change of seasons.

While concrete foundations are reinforced and seldom fracture, the brick, mortar and concrete structures standing on them are only hardened to the extent the builders considered necessary.  Fortunately, they give off early warning signals like cracking and splitting when underlying problems start to develop. Depending on the severity of the cause, you could try to fix it yourself, or ignore it at your peril.

Warning Signs

 

Where there’s sudden, catastrophic erosion after a severe flood, the problem may display as a seriously tilting house that could finally collapse. Where the problem is chronic due to fundamental soil conditions, the indications are likely to be more subtle and could include the following:

  • Step-cracks in brick walls that spread out from structurally weak points like openings and corners. These typically open wide in drought, and close again when the earth below is moist and expands. The power of heaving soil is mighty and it’s pointless trying to patch them. You have to tackle the foundation problem that’s causing them first.

 

  • Movement in the walls may also display as sticking doors and windows during rainy periods, and correspondingly loose ones when it’s dry. Here, it’s often possible to apply a flexible seal to keep out the draught. Once again, this is just a temporary solution.

 

  • A more serious problem is indicated when a concrete floor starts to crack, either on ground level or down in the basement. If moisture starts finding its way through then a crack is likely caused by a ground-water problem. If not, there’s a likelihood of poorly-compacted earth beneath.

Tackle the Problem

Subsiding foundations and cracking walls are not a job the average homeowner should tackle themselves. The work is highly technical, especially because it’s seldom possible to inspect the root cause of the problem without an experienced foundation contractor employing special detention tools. Moreover, exposing foundations is hard work that requires specialized equipment.

Seek Independent Advice First

Arrange to have your home inspected by a registered, competent structural foundation contractor. Get a few opinions to be sure you’re going with the right solution as it foundation repairs are usually a fairly big job. Sometimes, your problem turns out minor and you can just learn to live with it. At other times, a trained expert can provide a detailed specification of what needs to be done (and inspect the job as it goes along too).

Appoint a Foundation Repair Specialist

Again, remedial foundation work is hardly the job for the average contractor (or worse still the local handyman). You need to find someone who can repair the underlying problems, fix the consequences like cracked walls, get rid of damp problems and ensuing mold, and finally, provide an effective guarantee against a return of the problem.  If you’re in Toronto, you’ve probably seen stories like this one where inexperienced and low priced contractors were hired to do a complex job, resulting in dangerous and expensive results.