Foundation maintenance
Prevent water damage by maintaining your home's foundation.
On this page
Who should take action
- Homeowners
- Landlords, property managers
- All homes with:
- basements or crawlspaces
- damp basements
- history of basement flooding
What it is
A foundation supports the entire weight of a home.
There are different foundation types:
- slab
- surface mount
- crawlspace
- partial or full basement
Over time, cracks can form in your foundation and allow rain, ice and snowmelt to seep inside. If the groundwater level (also called water table) around your home is high, any cracks in your foundation can allow groundwater to leak into the home.
Foundations must be maintained to prevent groundwater, precipitation and moisture from entering and damaging the foundation walls.
Benefits
Looking after your foundation involves sealing cracks and openings and monitoring for other potential issues. This helps keep water out of your home and preserves the integrity of your foundation when floods or other sources of water intrusion happen.
A dry home fosters a healthy living environment by preventing humidity, mould growth and pests.
What you'll need
To seal cracks and openings in your foundation:
- Hydraulic cement
- Exterior and interior caulking
- Exterior caulking should be weather resistant and adhesive to concrete
- Waterproofing sealant
- Epoxy filler
- Polyurethane (foam) injection
- Hard bristle brush
- Shop vacuum or hand broom
What's involved
The foundation is often slightly above ground, and partly visible outside of your home. Inspect your foundation for cracks from the outside and inside.
Outside the home
- Ensure that the seals are water-tight around windows, doors, vents or pipes set in the foundation
- Repair worn or cracked caulking or sealant
- Always remove old caulking and sealant before replacing
- Check for any other cracks along your foundation, such as underneath windows or where the base of your foundation and the ground meet
- Consult a professional before making repairs on your own
- Depending on the size and severity of the crack, you may need professional services to reach and assess the problematic area, determine its cause, and make the necessary repairs
Inside the home
- Look for cracks on foundation walls and the flooring in your basement. Cracks will be easier to spot and repair if your basement is unfinished
- A professional will be able to assess the cause, severity and recommended treatment for a crack based on its size and direction
- To clean minor cracks of about 0.5 cm, or 5 mm wide (0.25 in.) in the foundation wall and basement floor:
- Make sure the crack is completely dry; a blow dryer can be used
- Use a hard bristle brush to remove any old caulking, epoxy, paint or sealant
- Remove all debris with a shop vacuum or hand broom
- Wipe it with a clean dry rag once you're done vacuuming or sweeping
- Apply caulking or hydraulic cement for very small hairline cracks and inject epoxy filler for larger ones under 0.5 cm (0.25 in.) wide
- Apply a waterproofing sealant
Monitor all foundation cracks for moisture and growth, even less than a centimeter wide . You can mark the ends of the crack with pencil to track any changes in size or direction over time.
Consult a professional for:
- cracks larger than 5 cm (0.25 in.) in foundation walls and basement floors
- cracks that keep growing
- a large network of cracks
- cracks where water is seeping through
Best practices
- Consult a professional if you suspect a leak but can't find the source
- There could be damage to your foundation that you can't see without professional internal or external excavation
- Check with your local government about regulations such as permits and inspections required for foundation repairs
- Look out for bubbling, discolouring, or peeling paint and wallpaper on your basement walls, which can be signs of water-related foundation damage
When to do it
- Check for cracks around your foundation at least once a year
- If you recently sealed a foundation crack, monitor for dampness and water in your basement during heavy rainfall, ice and snowmelt
Do these tasks together
Make the most of your annual foundation inspection by checking your basement windows at the same time. This pairing will maximize flood ready improvements to your home.
The following measures can also help maintain and protect your foundation:
- Basement window maintenance
- Eavestroughs and downspouts
- French drains, trench drains and weeping tiles
- Property grading
- Sump pumps
- Water alarms
Be flood ready
Flood readiness requires regular upkeep just like any other home or property maintenance task. Add maintaining your foundation to your annual maintenance checklist.
Seek support from a local professional, friend, family or neighbour if you're unable to complete this task on your own.