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ARMORTHANE PROTECTING YOUR WORLD

PROTECTING YOUR WORLD

ARMORTHANE PROTECTING YOUR WORLD

Foundation Crack
Repair Guide
& Crack Checker

Which cracks are normal, which need a structural engineer, polyurethane vs epoxy injection, DIY kits vs pro prices, and a checker that tells you what to do next.
Foundation Crack Quotes

Water coming through a basement crack? Get a quote from a certified applicator.

Tell us about the crack: where it is, how wide and whether it leaks. We'll connect you with an ArmorThane-certified applicator who can seal it and, where the wall needs more, spray a polyurea waterproofing membrane.

  • Leaking cracks sealed from inside the basement
  • Straight answers on when a wall needs an engineer
  • Polyurea waterproofing for walls and foundations
  • Contractors: ask about becoming a waterproofing applicator
Rather talk now? Call (417) 831-5090
Step 1 of 3
$250–$800+
Pro crack injection, per crack
HomeGuide, Angi, HomeAdvisor
$99–$473
DIY injection kit, 5–10 ft of crack
RadonSeal and Emecole, Sept. 2026
1/8 in
Width where cost guides say get it checked
HomeGuide, HomeAdvisor
$340–$780
Structural engineer’s report
HomeAdvisor, June 2026

A thin vertical line that's been there for years, a crack that's wet after every storm and a crack running sideways across a wall that looks a little off are three very different problems. Here's how to tell which one you have, what the fix is and what it should cost.

Quick answer

Most basement wall cracks are shrinkage cracks: vertical, under 1/8 inch, with no offset. If one leaks, polyurethane injection seals it. Pros charge about $250–$800+ per crack; DIY kits run $99–$473. Horizontal cracks, bowing walls, offset edges or cracks wider than 1/4 inch need a structural engineer before any repair. Check your crack or estimate the injection.

Who's writing: ArmorThane has made polyurea and polyurethane coatings in Springfield, Missouri, since 1989 and trains the independent applicators who use them to waterproof basements. We don't install piers, anchors or braces, so we have no reason to push you toward them, or to call a crack fine when it isn't. Every number below comes from a dated source listed at the end.

What's in this guide
  1. 1What each crack type means
  2. 2Width, offset and movement
  3. 3Crack severity checker (interactive)
  4. 4When to call a structural engineer
  5. 5Leaking cracks, block walls and cove joints
  6. 6Polyurethane vs epoxy injection
  7. 7DIY injection, step by step
  8. 8Injection kit and cost estimator (interactive)
  9. 9What crack repair costs
  10. 10Radon, drainage and finishing
  11. 11Foundation crack repair FAQ
Read the crack

Foundation crack types and what they mean

Start with the good news. Concrete shrinks as it dries, and InterNACHI says that in residential foundation walls "cracking is inevitable and expected." A crack by itself is not a verdict on your house. Its direction, width, offset and whether it's changing tell you what it means.

CrackWhat it looks likeUsual causeWhat to do
Vertical hairline (poured wall)Thin, often meandering, may stop and restart; both faces flushDrying shrinkageMark and monitor; seal it if it leaks
Vertical, wider at one endTapers from wide to hairlineSettlement: InterNACHI's "cracks that taper"Measure; get it evaluated if over 1/8 in or growing
Diagonal (poured wall)Runs at an angle, often from a window cornerSections settling at different ratesMonitor; engineer if it widens or doors start sticking
Stair-step (block wall)Zigzags along mortar jointsSettlement, or a wall pushed in at the cornersHave it inspected; engineer if it's wider than 1/8 in, offset or paired with a horizontal crack
Horizontal (any wall)Runs sideways, often partway down the wallSoil pressure, frost or backfill damageStructural engineer first. Don't just seal it.
Floor-to-wall seam (cove)Water along the base of the wallNot a crack: the joint where wall meets floorA drainage or waterproofing job, not injection
Basement floor slabRandom lines across the floorShrinkage, usuallySeal before coating; repair if one edge sits 1/8 in or more higher
Causes per InterNACHI (2013), WATERPROOF! Magazine (2023), This Old House (2026) and the ASHI Reporter (2018). Floor offset line from InspectAPedia.

Two rules carry through every source we read. Horizontal cracks are not shrinkage: InterNACHI reads them as a sign the wall "carrying a portion of the structure above is bent or broken." And offset changes everything: if one side of a crack sits higher, InspectAPedia notes, "the crack is not a simple shrinkage crack." In block walls, the ASHI Reporter describes a horizontal crack forming first, then step cracks at the corners as the wall is pushed in. Our foundation repair guide covers the structural fixes; this page is about diagnosing cracks and sealing the ones that only need sealing.

The numbers

Width, offset and movement

If you've found three different "safe" widths in three articles, you're not imagining it. The sources split between 1/8 inch and 1/4 inch.

SourceWidthWhat they say
HomeGuide (July 2025)1/8 inWider cracks warrant professional evaluation; horizontal cracks longer than 12 in need immediate attention
HomeAdvisor (June 2026)1/8 inWider cracks "are cause for concern"
NRMCA, CIP 71/8 inA common warranty allowance for basement walls, without displacement
Bob Vila (Sept. 2025)1/4 inAt 1/4 in or wider, have a foundation contractor or structural engineer inspect
InterNACHI; This Old House1/4 inLarger cracks should be evaluated by an expert
NAHB performance guidelines (2011)1/4 inBuilder's limit for poured and block basement walls
Width is one signal. Horizontal cracks, offset and growth are serious at any width.

We use the conservative line: under 1/8 inch with no warning signs is usually a sealing job; 1/8 to 1/4 inch deserves a professional look; over 1/4 inch, get an engineer.

How small "acceptable" really is

ACI 224R lists reasonable crack widths of 0.012 inch for reinforced concrete in moist air or soil, and ACI's FAQ adds that a significant portion of cracks can exceed those values over time. So a visible crack in a basement wall is normal, and even a narrow one can let water through.

ACI, water-retaining
0.004 in
ACI, moist air or soil
0.012 in
ACI, dry air
0.016 in
1/16 in
0.063 in
1/8 in: get it checked
0.125 in

Measure and monitor it

  1. Measure the widest point

    Use a ruler with 1/16 inch marks or a crack-width card.

  2. Check for offset

    Run a straightedge across it. If one side sticks out or sits higher, the concrete moved.

  3. Mark and date the ends

    Pencil marks with the date, per This Old House, plus a photo with a ruler in it.

  4. Recheck on a schedule

    Every six months, Angi suggests, and after heavy rain. "How cracks change over time is often more important than how they look" (This Old House).

Common mistake

Sealing before measuring

Once a crack is filled, you can't watch it. Measure, photograph and date it first; those records also help anyone you hire.

  • Same width a year later: behaving like shrinkage
  • Longer, wider or offset: it isn't
  • Sticking doors or sloping floors point to movement
Interactive tool 1 of 2

Foundation crack severity checker

Describe your crack. The checker applies the thresholds above and tells you whether to monitor it, seal it yourself, call a pro or get a structural engineer first. When in doubt, it errs toward the engineer.

Crack severity checker

Is my foundation crack serious?

Based on InterNACHI, ASHI, This Old House, HomeGuide and kit makers' limits. It can tell you when to call someone, never that a structural sign is safe to ignore.

Anything else? Tick all that apply
DIY seal
Verdict
You or a pro
Who to call
Polyurethane
Likely fix
$99–$473
DIY kit

A typical shrinkage crack that lets water in. Polyurethane injection is made for damp, non-structural cracks in poured walls. A DIY kit or a pro will both do.

  • Vertical hairline cracks in poured walls are usually drying shrinkage. InterNACHI calls cracking in residential foundation walls “inevitable and expected.”
  • Polyurethane expands up to 20 times its volume and stays flexible, and kit makers sell it for wet or damp, non-structural cracks in poured walls. Pros charge $250–$800+ per crack.
  • Before you seal it, measure the width, photograph it with a ruler and date both ends, so you can tell later if anything changes.

A screening tool, not an inspection. Next: DIY injection steps · kit and cost estimator.

Structural warning signs

When a crack needs a structural engineer

Call an engineer before any repair if you see
  • A horizontal crack in any foundation wall
  • A wall that bows, leans or bulges inward
  • Offset: one side of the crack sticks out or sits higher
  • Stair-step cracks in block wider than 1/8 in, or with a horizontal crack
  • Any crack wider than 1/4 in
  • A crack that's getting longer or wider
  • New cracks along with sticking doors, windows or sloping floors

Sealing a crack and fixing a wall are different jobs. This Old House puts it plainly: injections prevent water intrusion but don't address underlying movement. If soil is pushing a wall in, a sealed crack just moves the problem. Nobody should tell you a horizontal or displaced crack is fine without an engineer's report behind it.

What the engineer does, and what it costs

The engineer identifies the cause and writes a report specifying the repair. HomeAdvisor lists reports at $340–$780, Angi $300–$1,000 and Fixr up to $2,000. A report you pay for is also a spec you can collect competing bids against.

Engineers draw the lines in different places: an ASHI Reporter article flags more than 3/4 inch of inward movement in 4 feet; one structural engineering firm says bracing may not work well past about 1 inch of bow; an engineer quoted by WATERPROOF! Magazine says carbon fiber typically isn't useful past 2 inches. Those are calls for the engineer in your basement, not for a tape measure and a website.

Reinforcement

Carbon fiber straps

Epoxied to the wall to stop further bowing: $900–$2,000+ per crack (HomeGuide), or $4,000–$12,000 for about a dozen strips (This Old House).

Reinforcement

Wall anchors and braces

Anchors run $500–$1,000 each (HomeGuide). Steel braces go 36–48 inches apart and don't straighten the wall (ASHI Reporter).

Support

Tiebacks and underpinning

For settlement and major movement: helical tiebacks $1,000–$3,000 each, minor underpinning $2,000–$12,000 (HomeGuide).

Our foundation repair guide covers these methods in depth. Once the wall is stable, the cracks still need sealing like any other.

Water

Leaking cracks, block walls and cove joints

A leaking vertical crack in a poured wall is the classic injection job. But not every wet spot is a crack, and not every wall takes injection.

Injection

Poured wall, leaks after rain

Polyurethane injection, which RadonSeal calls "best for wet, damp, or leaking non-structural cracks." DIY works if water isn't running.

Pro job

Water running in right now

RadonSeal's DIY kits aren't for actively leaking cracks. Pros carry water-activated resins sold for "sealing active leaks."

Pro job

Concrete block walls

Kits are made for poured concrete; RadonSeal excludes block and mortar cracks. Leaking block walls usually need drainage and a membrane.

Not a crack

Water at the floor-wall joint

Where wall meets footing or slab. Kits aren't for it; it's usually a drainage job. Fixr lists interior drains at $40–$120 per linear foot.

If water comes through the wall itself, in damp patches or many small cracks, that's a wall waterproofing problem. See our concrete waterproofing guide and basement waterproofing for full-wall options, including polyurea membranes.

Not sure which one you have?Photograph the crack and the wet area, then request a free quote from an ArmorThane-certified applicator. They'll tell you whether it's a crack, a joint or a wall problem before recommending anything.
Materials

Polyurethane vs epoxy injection

Crack injection pushes liquid resin through small ports glued along the crack, filling it through the wall's thickness instead of capping the surface. The resin depends on the job: stop water, or bond the concrete back together.

Polyurethane

Stops leaks, flexes with the wall

Reacts with moisture and foams up to 20 times its volume (RadonSeal, Emecole). It stays flexible and works on damp cracks, but it isn't structural: "Not for applications requiring structural reinforcement" (RadonSeal).

  • About 90–95% of crack repairs, per WATERPROOF!
  • Cheaper and easier to apply, per RadonSeal
Epoxy

Bonds the concrete back together

Cures rigid. Per ACI 224.1R, epoxy's bond beats concrete's tensile strength, so injection "can restore the structural integrity" of cracks 0.002 inch and wider. But if movement is expected afterward, it "may not be the best solution."

  • About 5–10% of crack repairs, per WATERPROOF!
  • Paired with carbon fiber, where an engineer calls for it

Other fixes you'll hear about

  • Hydraulic cement or surface patching. This Old House calls it cosmetic: it fills the visible crack and "doesn't stop structural movement."
  • Routing and sealing, or drypacking. NRMCA lists them with epoxy injection for stabilized cracks that have stopped moving.
  • Flexible polyurea. Our polyurea concrete crack injection page covers that method, which uses ArmorDeck or SureGrip flexible polyureas filled front to back by an applicator.
  • Crack prep under a membrane. When a whole wall gets a polyurea coating, ArmorThane's basement polyurea guide calls for trowel-grade filler and seam tape over cracks wider than 1/8 inch before spraying.
Do it yourself

DIY foundation crack injection, step by step

DIY kits suit the right crack: vertical or diagonal, in poured concrete, with no offset, bowing or growth, and not pouring water while you work. Kits are sold for cracks up to 1/4 inch (Emecole) or 1/2 inch (RadonSeal), but we'd have anything over 1/8 inch looked at first.

  1. Confirm it's a DIY crack

    Run it through the checker.

  2. Clean the face

    Wire-brush or grind about 1–2 inches on each side of the crack so the surface seal can grip (Emecole, RadonSeal).

  3. Set the ports

    Space them the wall's thickness apart, usually about 8 inches (Emecole; Caltrans uses the same rule). At a cove, set the bottom port 6 inches up.

  4. Seal the surface

    Paste epoxy over the crack and port bases. RadonSeal's epoxy seal is ready when "fingernail hard," in 30–60 minutes; Emecole's takes about an hour.

  5. Inject slowly

    Low pressure, port by port: 2–4 minutes each (RadonSeal), 3–4 for hairline cracks (Emecole). For polyurethane, Emecole says to flush the crack with 1–2 cups of water first.

  6. Remove the ports

    Both makers say 3–4 hours after injecting. Then keep monitoring the wall.

Not for kits

What RadonSeal says its kits shouldn't be used on

  • Horizontal cracks
  • Concrete block and mortar cracks
  • Cracks in bowing walls
  • Cove joints (floor-to-wall)
  • Floor cracks
  • Stone or brick walls
  • An actively leaking crack

"If you are unsure, consult a structural engineer or qualified foundation repair professional before proceeding."

Interactive tool 2 of 2

Injection kit and cost estimator

Enter the crack and the wall. The estimator counts ports, scales kit coverage to your crack and compares DIY kit cost with a pro's price per crack.

Injection estimator

How many ports and kits, and DIY or pro?

Ports: one per wall thickness, plus one (Emecole, Caltrans). Kits: Emecole's rating (10 ft, up to 1/4 in) and RadonSeal's basis (1/16 in crack, 10 in wall). Poured concrete only; prices read September 2026.

Check at a window well or the top of the wall
13
Injection ports
1 kit
10-ft kits needed
$181–$231
DIY kit cost
$250–$800+
Pro injection

8 ft of crack, 8 in wall, polyurethane. Ports every 8 in: 13 ports. The 1/16 in crack holds about 48 cu in (27 fl oz) of space; polyurethane expands, so it needs less liquid. One 10-ft kit covers about 12.5 ft of a crack this size on RadonSeal’s basis. Injection takes about 26–52 minutes (2–4 per port), plus seal cure time and 3–4 hours before the ports come off. Kit price: Emecole’s 10-ft polyurethane kit; pro price: HomeGuide’s and Angi’s $250–$800+ per crack. Flush the crack with 1–2 cups of water first (Emecole). Polyurethane seals out water; it adds no strength.

Cost

What foundation crack repair costs

The headline "average foundation repair" figures ($5,174 at Angi and HomeAdvisor, $5,200 at Fixr) include structural work. A single non-structural crack costs a fraction of that.

JobTypical priceSource
DIY urethane kit, 5–20 ft$99–$299RadonSeal, Sept. 2026
DIY polyurethane kit, 10 ft$181–$231Emecole, Sept. 2026
DIY epoxy kit, 10 or 20 ft$289 (10 ft) or $519 (20 ft)RadonSeal, Sept. 2026
DIY epoxy kit, 10 ft$437–$473Emecole, Sept. 2026
Pro crack injection$250–$800+ per crackHomeGuide, July 2025; Angi, Aug. 2026; HomeAdvisor, June 2026
Pro crack injection$800–$1,500 per crackThis Old House, Mar. 2026
Crack sealing$200–$1,000Fixr, Jan. 2026
Foundation inspection$400–$750HomeGuide, July 2025
Structural engineer's report$340–$780HomeAdvisor, June 2026
Carbon fiber strips$900–$2,000+ per crackHomeGuide, July 2025
Bowing wall, strips or reinforcement$4,000–$12,000HomeAdvisor; This Old House; Fixr
Wall anchors$500–$1,000 eachHomeGuide, July 2025
Structural repair, minor (horizontal or stair-step)$1,000–$5,000+HomeGuide, July 2025
Interior perimeter drain$40–$120 per linear ftFixr, Feb. 2026
Prices as published on the dates shown; kit prices read September 27, 2026. National ranges; access, finished walls and local labor move the final number.

When you compare quotes, ask for a written scope naming the injection material, the cracks covered and whether the price includes the cause of the water. For bigger water problems, our basement waterproofing cost guide prices drains and membranes.

Stay currentGet new foundation and basement guides and price updates by email: join the ArmorThane newsletter.
After the repair

Radon, drainage and finishing the basement

Radon

Sealing helps, but not alone

The EPA says sealing alone "has not been shown to lower radon levels significantly or consistently," though it's part of most radon fixes. Test; act at 4 pCi/L or higher.

Water

Fix where the water comes from

Poor drainage and saturated soil show up again and again as causes of leaking and horizontal cracks, and NRMCA advises dealing with drainage before repairing active cracks.

Finishing

Wait out a wet season

Once a wall is covered, you can't watch the crack. Let a repaired wall prove itself dry first, then see basement wall insulation or, for block, cinder block wall insulation.

Coating the basement floor? Cracks get repaired as part of prep; see basement floor coatings. On the outside of the wall, a membrane on the soil side is covered in our foundation waterproofing guide.

ArmorThane applicators

Seal the crack, then waterproof the wall

ArmorThane has made polyurea and polyurethane coatings since 1989, with certified applicators in more than 50 countries. On basements and foundations they seal cracks as part of prep, then spray polyurea membranes: at least 30 mils inside a basement per our basement guide, and 40–80 mils for the HighLine 510h foundation system.

A dry hairline crack needs none of that. When a wall keeps leaking, find a foundation waterproofing applicator, and join our newsletter for new guides and price updates.

Find a certified applicator →Foundation waterproofing
Applicator in a protective suit spraying polyurea onto an interior basement concrete wall
An applicator spraying polyurea on an interior concrete wall.
For contractors

Crack calls lead to waterproofing jobs.

A call about one leaking crack often turns into a wall, floor or foundation job. ArmorThane trains and supplies independent applicators with no franchise fee, dealership fee or royalty. Turnkey systems start at $25,000 with equipment, training, first chemical, prep and safety gear; low-pressure 1:1 rigs from $20,000. Third-party financing is available, and our tech line runs 24/7.

Become a waterproofing applicatorHow it works
Straight answers

Foundation crack repair FAQ

Is it normal to have cracks in a basement wall?

Usually, yes. Concrete shrinks as it dries, and InterNACHI says cracking in residential foundation walls is inevitable and expected. Shrinkage cracks are thin, mostly vertical and flush on both sides. Mark the ends with a date, recheck every few months and seal one if it leaks. Horizontal, offset or growing cracks are not normal shrinkage.

When should I worry about a foundation crack?

Worry about a horizontal crack, a bowing or leaning wall, a crack with one side higher than the other, a crack that keeps growing or one wider than 1/4 inch. HomeGuide and HomeAdvisor say anything over 1/8 inch deserves a professional look. With any of those signs, get a structural engineer before a repair.

Is a horizontal crack in a basement wall serious?

Yes. Treat it as serious until a structural engineer says otherwise. Horizontal cracks come from soil pressure, frost or backfill damage, and InterNACHI reads them as a sign the wall carrying the house is bent or broken. Sealing one stops water, not movement. HomeGuide puts minor structural repairs at $1,000 to $5,000 or more.

How do you fix a leaking crack in a basement wall?

For a non-structural crack in a poured concrete wall, inject polyurethane. It reacts with water, expands up to 20 times its volume and stays flexible. Pros charge about $250 to $800 or more per crack; DIY kits cost about $99 to $473. If water is running in, the wall is block or the leak is at the floor-wall joint, call a waterproofing pro.

Should I use epoxy or polyurethane for foundation crack injection?

Use polyurethane to stop water in a non-structural crack; it handles damp cracks and flexes a little. Use epoxy when a structural engineer wants the concrete bonded back together. Per ACI 224.1R, epoxy can restore structural integrity in cracks 0.002 inch and wider, but may not suit a wall that will keep moving.

Can I repair a foundation crack myself?

Often, if it is a vertical or diagonal crack in poured concrete with no offset, bowing or growth, and water isn't running during the repair. RadonSeal says its kits are not for horizontal cracks, block or mortar cracks, bowing walls, floor-wall joints, floor cracks or actively leaking cracks. Have anything over 1/8 inch looked at first.

How much does foundation crack repair cost?

Professional sealing of a non-structural crack runs about $250 to $800 or more per crack (HomeGuide, Angi, HomeAdvisor); This Old House reports $800 to $1,500. DIY kits cost about $99 to $473. Structural work costs more: carbon fiber $900 to $2,000 or more per crack, wall anchors $500 to $1,000 each.

Does hydraulic cement fix foundation cracks?

Not reliably. This Old House calls hydraulic cement surface patching cosmetic: it fills the visible part of the crack but does not stop structural movement. Injection fills the crack through the wall's thickness instead. For a leaking crack in a poured wall, polyurethane injection is the usual choice.

Are stair-step cracks in a block foundation serious?

They can be. Stair-step cracks follow mortar joints and often come from settlement, or from a block wall being pushed in, which shows as a horizontal crack with step cracks at the corners. Have even a hairline one inspected. If it is wider than 1/8 inch, offset or paired with bowing, call a structural engineer.

How much does a structural engineer charge to look at a foundation crack?

HomeAdvisor lists structural engineer reports at $340 to $780, Angi at $300 to $1,000 and This Old House at $500 to $1,000; Fixr goes up to $2,000. The report identifies the cause and specifies the repair, which you can use to collect competing bids.

Does sealing foundation cracks reduce radon?

It helps, but not by itself. The EPA calls sealing cracks a basic part of most radon reduction approaches, but says sealing alone has not been shown to lower radon significantly or consistently. Test your home; at 4 pCi/L or higher, the EPA recommends fixing it.

How wide is too wide for a foundation crack?

Sources split. HomeGuide and HomeAdvisor flag anything wider than 1/8 inch for a professional look; Bob Vila, This Old House, InterNACHI and NAHB's builder guidelines use 1/4 inch. Width is only one signal: a horizontal, offset or growing crack needs an engineer at any width.

AT
ArmorThane Technical Team · Springfield, Missouri
Written from InterNACHI, ASHI, ACI, NRMCA, NAHB and EPA documents, injection kit makers' instructions, and dated cost guides. Reviewed September 27, 2026.

Methodology and sources

Thresholds are shown as each source states them; the checker uses the most conservative. Ports: one per wall thickness of crack, plus one. Kit counts span Emecole's 10-ft rating and RadonSeal's coverage basis (1/16 inch crack, 10 inch wall) scaled to your crack; volume is length × thickness × width. Kit prices read September 27, 2026. General information, not an engineering opinion.

  1. InterNACHI, Inspecting Foundation Walls and Piers (2013); Shrinkage Cracks in Concrete; Foundation Inspection
  2. ASHI Reporter, Block Foundation Beam Reinforcement (Apr. 2018)
  3. ACI, acceptable cracking FAQ; ASPIRE, Epoxy-Injection Repair of Cracks (Winter 2018), on ACI 224R and 224.1R
  4. NRMCA, CIP 7 Cracks in Concrete Basement Walls; NAHB, Residential Construction Performance Guidelines (2011)
  5. WATERPROOF! Magazine, Crack Repair for Foundations (Mar. 2023); Structural Dynamics, Inc.; InspectAPedia (2011)
  6. Caltrans, BCM 60-3.05C (June 2022); Prime Resins, Prime Flex 910
  7. RadonSeal and Emecole, DIY kit product pages and instructions (read Sept. 2026)
  8. US EPA, Consumer's Guide to Radon Reduction (2025)
  9. HomeGuide (July 2025), Angi (July and Aug. 2026), HomeAdvisor (June 2026), This Old House (Mar. and Apr. 2026), Fixr (Jan. and Feb. 2026), Bob Vila (Sept. 2025)
  10. ArmorThane, crack injection, basement polyurea and foundation waterproofing pages (read Sept. 2026)
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