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Foundation Crack Repair in Kansas City, KS
Found a crack in your foundation or basement wall? Some are cosmetic and some are not. We tell you which kind you have and seal it the right way so it stays sealed.
What the crack is telling you
A crack by itself is common in Kansas City. The concern is what kind of crack it is, whether it is letting in water, and whether it is still moving. Here is what tends to matter:
- Thin vertical or diagonal cracks in poured concrete are usually shrinkage cracks and are mostly a water issue
- Stair-step cracks in block or brick can point to settlement on one side of the house
- A horizontal crack partway up the wall usually means pressure from wet soil outside
- A crack where one side sticks out past the other, or that is wider at one end, is more likely structural
- Any crack that weeps or drips after rain is an active water path
We measure width and offset, note the direction and location, and check whether the edges are fresh or old. That is how we tell a seal-and-done crack from one that needs the underlying movement fixed first.
What causes foundation cracks here
The soil across the Kansas City metro is heavy clay. It swells when it soaks up water and shrinks when it dries out in summer. That constant movement, plus poor drainage that keeps water against the foundation and freeze-thaw cycles in winter, is behind most of the cracks we see.
Concrete also shrinks a little as it cures, so some hairline cracks show up in the first year of a new home and never move again. Those just need sealing if they leak.
How we seal a foundation crack
For a non-structural crack, we inject it full-depth from the inside with polyurethane or epoxy. Polyurethane stays flexible and is the usual choice for cracks that let in water, since the wall keeps moving slightly with the seasons. Epoxy is rigid and restores some strength to a crack that is not moving.
If the crack is part of a settlement or bowing-wall problem, sealing it alone will not hold. We fix the movement first, then seal.
- Full-depth polyurethane or epoxy injection
- Flexible seal that moves with the wall
- Structural cause addressed first when needed
- Backed by the servicing contractor warranty
When a crack needs more than a seal
If the inspection shows the crack is moving, the real fix depends on why.
Settlement
If one side of the house has dropped, steel or helical piers stabilize it and often lift it back before the crack is sealed.
Wall movement
A bowing wall gets carbon fiber straps, bracing, or anchors so the crack is not pulled open again.
Water pressure
Exterior drainage or an interior drain system relieves the water load that is forcing the crack open.
How the process works
1. Book a visit
Call or send the form and we set a time to come out.
2. Inspection
We look at the crack, the rest of the foundation, and the drainage to decide if it is structural or just a water path.
3. Written plan
A clear explanation, the recommended fix, options, and a written price. No pressure.
4. The work
Most crack injections are done in a few hours. Structural work first, if needed, adds a day or more.
What crack repair costs
A straightforward crack injection is one of the least expensive foundation repairs, often in the low hundreds per crack. Cost goes up when:
- There are several cracks or a long crack to seal
- Finished walls have to be opened up to reach the crack
- The crack is structural and piers, bracing, or anchors are needed first
- Exterior excavation is required to reach the outside of the wall
The inspection tells you which situation you are in before you commit to anything.
Common questions
Is a vertical crack in my foundation serious?
Are horizontal cracks worse than vertical ones?
Can I just use a DIY crack sealer from the hardware store?
Will the crack come back after you seal it?
How soon should I get a leaking crack repaired?
Related services and reading
Serving Kansas City and the Kansas suburbs
We work throughout Kansas City, KS and the surrounding Kansas communities in Wyandotte, Johnson, and Leavenworth counties.
Get that crack looked at
Free inspection and a straight answer on whether it is cosmetic or structural.