Posted by: Karim Ali
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Kanata’s Bedrock & Cracked Foundations
Kanata is one of Ottawa’s fastest-growing suburbs, known for its family-friendly neighbourhoods and modern homes. But one issue some homeowners deal with here? Cracked foundations.
Because parts of Kanata are built on bedrock, foundation stress is common, and some homes develop cracks over time. If left unchecked, cracks can lead to bigger structural problems, water damage, and expensive repairs.
In this blog, I’ll cover why foundations crack in Kanata, how to spot warning signs, and the best ways to fix and prevent future damage.
1. Why Do Foundations Crack?
Foundation cracks can happen for a lot of reasons, but in Kanata, the two biggest factors are bedrock pressure and soil movement.
- Bedrock Stress: Some homes in Kanata, especially in areas like Morgan’s Grant, are built on bedrock. When construction disturbs the natural balance, the foundation may settle unevenly, leading to cracks.
- Soil Expansion and Contraction: Ottawa has a lot of clay soil, which expands when wet and shrinks when dry. Over time, this movement puts stress on a foundation, causing it to crack.
- Freeze-Thaw Cycles: Our cold winters can make foundation issues worse. Water seeps into small cracks, freezes, and expands, making the cracks larger over time.
- Poor Drainage: If water pools around the foundation due to improper grading or clogged eavestroughs, it can weaken the foundation and create cracks.
2. Warning Signs of Foundation Problems
Not all foundation cracks are serious, but it’s important to spot the early signs before they get worse. Here’s what to look for:
- Hairline Cracks in the Basement: Small cracks in concrete walls or floors are common, but if they grow wider over time, they might be a problem.
- Doors and Windows Sticking: If doors or windows suddenly don’t close properly, it could mean your foundation is shifting.
- Water Seepage: If your basement has moisture, mould, or water stains, cracks in the foundation could be letting water in.
- Uneven Floors: If one part of your house feels lower or slanted, foundation movement could be the cause.
Pro Tip: If you notice cracks wider than 1/4 inch (6 mm), or ones that keep growing, get a professional inspection.
3. Fixing Foundation Cracks
Not all cracks need major repairs, but here’s a breakdown of what to do based on the severity.
- Small Hairline Cracks: These can usually be sealed with epoxy or polyurethane injections. These materials help fill the cracks and prevent water from seeping in.
- Larger Vertical Cracks: These may need reinforcement with carbon fibre straps or a professional sealant to stop them from spreading.
- Horizontal Cracks: These are more serious and can mean major structural movement. If you see a horizontal crack, call a foundation repair specialist immediately.
- Water Leaks: If water is coming through a foundation crack, waterproofing and exterior drainage solutions may be needed.
How Much Does It Cost to Repair?
- Small crack sealing: $500 – $1,500
- Structural crack repair: $2,000 – $5,000+
- Full foundation underpinning: $10,000+ (Only for severe cases)
4. Preventing Foundation Damage
While you can’t control the soil or weather, you can reduce the risk of foundation damage with good home maintenance.
- Keep Water Away from Your Foundation:
- Make sure gutters and downspouts are working properly and direct water away from your home.
- Check your yard’s grading so that water flows away instead of pooling around the foundation.
- Monitor Your Basement
- Check for new cracks every few months.
- If you see small cracks, seal them early to prevent them from getting worse.
- Protect Against Freeze-Thaw Damage
- In winter, avoid letting snow pile up around your foundation.
- In summer, keep an eye on dry soil around your home and water it occasionally to prevent excessive shrinking.
- Regular Home Inspections
- If you’re buying a home in Kanata, get a foundation inspection before closing.
- Even if you already own, a professional inspection every few years can catch issues early.
That's All
Cracked foundations are a common issue in Kanata, especially in neighbourhoods built on bedrock. While some small cracks are normal, bigger or spreading cracks need attention before they turn into costly problems.
If you notice signs of foundation movement – like sticking doors, water leaks, or uneven floors – it’s best to get a professional opinion. Keeping up with regular maintenance, fixing small cracks early, and managing drainage around your home can go a long way in protecting your foundation and home value.
Bonus tips
1
Warranty
If you live in a newer home, check if your foundation is covered under Tarion’s new home warranty for structural issues.
2
Sump pump
If your basement is prone to water leaks, installing a sump pump with a backup battery can prevent flooding.
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