Cracked Foundations: What’s Cosmetic vs. Structural?
Finding a crack in your home can be very unsettling, but that doesn’t immediately signal danger. Understanding when a crack is cosmetic (benign) versus structural (potentially harmful) can help you take the right steps to protect your home’s value and more importantly safety. Throughout this blog we will explore how to identify which is which, what steps you need to take, and how our team can help resolve your problem.
1. Cosmetic (Non-Structural) Cracks
(Do not worry)
What they look like:
Hairline or fine cracks (usually less than 1/8 inch or 3 mm wide)
Typically vertical or gently diagonal, often near doors, windows, or joints
Surface level only, not deep into the foundation, and stable over time (no changes in width or length)
Common causes:
Natural shrinkage of new concrete during curing
Settling as your home adjusts to its foundation over time
Minor temperature or humidity variations
What to do:
Monitor the crack take photos and check back in a few months
If unchanged and stays narrow, consider simple do it yourself fixes like epoxy or polyurethane injection after consulting a professional
Make sure to document and keep an eye on progression
2. Structural Cracks:
Pointers that suggest structural issues:
Wider than 1/8 inch, especially over time
Horizontal or stair‑step patterns, particularly in basements, masonry walls, or parti walls
Diagonal cracks or patterns that suggest movement
Accompanying symptoms: sticking doors/windows, sloping floors, dampness or visible water seepage
Why they matter:
Structural cracks usually signal foundation movement or soil pressure if left unattended, your home’s structure can be damaged and lead to costly fixes.
What to do:
Act quickly: consult a structural engineer or foundation specialist for an inspection
Professional repairs may include epoxy injections plus reinforcement (carbon-fiber straps, piers, wall anchors) to stabilize and prevent further damage
Never attempt DIY fixes for serious cracks though they may fix the look, they wont address the underlying issue
3. Quick Reference: Cosmetic vs. Structural
Cosmetic:
Width = < ⅛” / 3mm
Pattern & Layout = Straight, Vertical, Hairline (not within masonry)
Movement = Stable, no change
Signs of Damage = None
Action = DIY, Monitor
Structural:
Width = >⅛”
Pattern & Layout = Horizontal, stair step, diagonal
Movement = Worsens - Expands or deepens
Signs of Damage = Sticking windows/doors, moisture, sloping floors
Action = Seek professional inspection + repair
How Jane Draws Plans Approaches Foundation Cracks
1. Careful Assessment
When reviewing home plans or renovation requests, Jane Draws Plans starts with a close visual review when coming on site. Taking notes, photos, getting together professional plans to document cracks. We will examine crack widths, patterns, and visible signs (water marks, door/frame misalignment).
2. Guidance & Documentation
For cracks that appear cosmetic, the team advises homeowners to document and monitor them. Clients receive simple tips like photographing the crack periodically and noting any changes over time. We always recommend photographing the crack alongside a ruler or known object for consistency.
3. Encouraging Expert Advice When Needed
If the crack looks structural (growing width, unusual pattern, associated symptoms), Jane Draws Plans doesn't hesitate to recommend a foundation inspection by a licensed contractor or structural engineer. Safety and structural integrity come first.
4. Incorporating Remediation into Design Plans
If a structural issue is confirmed, Jane Draws Plans helps integrate the required structural fixes (pier installations, wall anchors, helical ties etc.) into your renovation or addition plans. That ensures designs align with real-world repairs and long-term stability.
5. Beauty Meets Stability
Once all repairs are done, the team makes sure that finishing materials like drywall, trim, siding are designed to seamlessly conceal repaired cracks, creating a polished, reassuring end result.
Final Thoughts
A cracked foundation or structural wall shouldn’t be ignored. By knowing how to spot differences between cosmetic and structural cracks and by partnering with experts when needed you can protect your home’s safety, value, and beauty.
Let Jane Draws Plans guide the way: whether it’s a cosmetic touch-up or structural repairs into your renovation, this team has your home’s stability and style covered.