Every house moves a little. Concrete shrinks as it cures, wood framing dries and settles, and seasonal moisture changes cause small shifts. Most of that is harmless. The challenge for a homeowner is telling ordinary movement apart from a foundation problem that needs attention.
Here are the warning signs we look for when we inspect homes in Vancouver and the rest of the Lower Mainland, and what they can mean.
1. Cracks that are wide, growing or shaped a certain way
Hairline vertical cracks in a basement wall or slab are common and are often caused by concrete shrinkage. Cracks deserve a closer look when they:
- are wide enough to fit a coin into, or are getting wider over time;
- run horizontally along a basement wall, which can indicate soil pressure pushing the wall inward;
- form a stair-step pattern in block or brick, which can indicate differential settlement;
- have one side offset from the other, so the surfaces no longer line up;
- let water, soil or daylight through.
A simple way to monitor a crack is to mark its ends with a pencil and date them, and photograph it next to a ruler. If it grows over a few months, have it assessed.
2. Doors and windows that stick or won’t latch
When the structure under a door or window frame moves, the opening goes out of square. Doors that suddenly rub at the top corner, won’t latch, or show uneven gaps, and windows that become hard to open, can be signs of foundation movement, especially if several openings change at once.
3. Sloping, bouncy or cracked floors
Floors that slope noticeably, feel springy, or show cracking in tile can point to settlement, or to problems with the beams, posts and joists that carry the floor. In older Vancouver homes, deteriorated or undersized posts in the crawlspace or basement are a common cause.
4. Gaps around the house
Look for gaps opening between walls and ceilings, between exterior walls and chimneys, or where steps and porches meet the house. Separation like this suggests that parts of the structure are moving differently from each other.
5. Water in the basement or crawlspace
Our wet climate makes drainage especially important. Water entering through walls or the floor, efflorescence (white, powdery deposits on concrete), or persistent damp can mean that water is building up against the foundation. Over time, water pressure and saturated soil can damage foundations and retaining walls, so it’s worth finding the source rather than just treating the dampness.
6. Crumbling or spalling concrete
Concrete that flakes, crumbles or has chunks breaking away, sometimes exposing rusting reinforcing steel, is deteriorating. Left alone, the damage tends to accelerate as water reaches the steel and it corrodes and expands.
Why the cause matters
The same visible crack can come from very different causes: drainage, soil movement, an overloaded beam, poor original construction, or age. A repair that doesn’t address the cause may only last until the next wet season. That’s why we diagnose before we fix. Hirad Construction Inc is led by a civil and structural engineer, so the assessment and the repair come from the same understanding of how your house carries its loads.
Foundations and earthquakes
British Columbia’s coast is seismically active. Many older homes were built before modern seismic provisions, and may lack adequate connections between the house and its foundation. If you are already repairing a foundation, it can be a good time to ask whether seismic strengthening makes sense for your home.
When to call
If you are seeing more than one of these signs, or a crack that is growing, get it looked at sooner rather than later. Foundation problems rarely fix themselves. We offer free consultations across Greater Vancouver; learn more about our structural repair and foundation services.
This article is general information, not an assessment of any specific building. Every structure is different and should be inspected in person.