Settlement and Ground Movement: When Cracks Near the Ground Point to Foundation or Leak Issues

Buildings move a little. Concrete shrinks, materials expand and contract with heat, and the ground settles. Most of it is harmless. But some patterns of cracking and movement point to a problem that grows with time, and the earlier it is looked at, the cheaper it is to address.

Signs worth taking seriously

•     Diagonal or stepped cracks, especially near corners and openings.

•     Cracks that are getting longer or wider.

•     Doors and windows that start to stick.

•     A gap opening between walls and floors, or between a building and its paving.

•     Sunken paving or a slab sloping away from the building.

Common causes

•     A leaking pipe or drain softening the ground and washing soil away.

•     Poor compaction of fill under a slab or extension.

•     Water ponding against the building.

•     Tree roots drawing moisture or lifting structure.

•     Different parts of a building settling at different rates, often where an old and new section meet.

Why water is the usual suspect

Ground that stays dry and stable rarely causes trouble. Water is what changes it. That is why diagnosing settlement almost always starts with checking pipes, drainage and surface water around the building.

What to do

•     Record the crack: photograph it with a ruler and write the date. Mark its ends and check again after a few weeks.

•     Look for a water source, including leaks, blocked drains and irrigation.

•     Have a qualified engineer assess cracks that are wide, growing or running through structure.

•     Do not simply fill and repaint. A filled crack that is still moving will reopen.

Repair

Once the cause is stopped and the movement understood, repairs can range from crack stitching and sealing to underpinning in serious cases, as determined by the engineer. Our guides on wall cracks and concrete deterioration cover the related finish and structural issues.

Seeing cracks near the ground or paving that is separating from your building? Request an inspection and we will help find the cause and arrange the right assessment.