Is water leaking from a wall in a rented home a sign of a foundation crack that needs repair?
Asked by Sarina Stoll 
6 months ago
Last Updated: June 10, 2024
I need some advice. We’re renting from my mom and noticed water seeping out of the wall in the crawlspace last night. We’ve had a lot of rain recently. Mom mentioned that there’s a crack she repaired years ago that might need fixing again. Could this be a foundation crack?
First thing to do is check if the ground outside slopes away from the foundation, the steeper the better. It seems like the epoxy filler may have failed, but it also looks like more is seeping in between the wall and floor. You can either buy kits and fix it yourself or hire someone. If this only occurs after heavy rain, no need to worry too much. To answer your question, yes, this is a foundation crack. The main issue seems to be the grade outside.
Check out this seeming spray foam that someone mistakenly used in an attempt to fix it after the original foundation repairs. Spray foam isn’t meant for water barriers, just for air. Those suggesting an exterior check for a more accurate diagnosis and approach are right. This issue needs an on-site review from an experienced mason or waterproofing professional.
Hey, that’s not spray foam. It’s actually a low-vis 2-part urethane that you inject into the ports visible on the wall. This method is the proper way to repair a crack like that.
I’m referring to this.
Exactly. The epoxy was inserted into the ports. When you apply pressure to the crack and it spreads out, it will leak from any unfilled areas (the grey material).
It seems like the repair didn’t work out and will need fixing again at some point.
I can’t believe you’re not a pro at this as well…haha spray foam
Yes, but you should check the outside and determine why so much water is seeping towards the foundation.
It seems to me like water is flowing up and over the foundation, possibly between the sill plate and foundation. I would check outside to see if there is a water puddle against the foundation causing the issue.
Can you point out the signs in the image indicating water flowing over the foundation?
Hey, the damp insulation gives the impression that the water is seeping in from the outside.
No content
I spent 3 years working on basement foundation repair and waterproofing, diagnosing thousands of homes in the Chicago area. Let me know if you need help figuring out the source of the water issue.
Hey , do you think these problems will cost a lot to repair?
Hey there! If you can figure out where the leak is coming from, you might get a more accurate answer. From what we know and an unverified water source, I’d say the cost could be anywhere from $0 to $10,000.
Hey there! I experienced a similar injection repair issue recently. The company that did the initial repair offers a lifetime warranty that may transfer to you as the new owner. Their fix involved digging a hole next to the foundation and adding bentonite.
Hey David! I know you’ve worked in the Chicagoland area. Have you dealt with crawl spaces before? If you have, what do you think about crawl spaces that have vents?
Hey , do you happen to know any good companies you would recommend? I’m located in Lake Geneva.
Hey Val, just wanted to mention that when we encapsulate a crawl space, we usually use insulation foam board to cover the vents before laying down the liner. Then, a dehumidifier can help maintain the ideal humidity levels in the area for you.
Hey there! Have you heard of permaseal and us waterproofing? They are top players in the industry and operate in your area. You might also want to check out a couple of smaller companies with great reviews. Take a look at all 3 to 4 options and go with the one that best suits your needs and budget.
You should try to find out who performed the crack repair the first time and check if there is a warranty. If the crack is the issue and there is a warranty, the repair might be free.
If you’re unsure about who did it, you could contact companies and inquire about any service history at your address.
This is a great example of good building science by doing it this way, for sure.
The first step is to redirect water away from the foundation – there is likely ponding or saturated soil. A french drainage system would be the best solution. Only after addressing the source of water can you consider fixing the crack.
I’ve had a similar repair done before and it was guaranteed for life. It might be worth reaching out to the original repair company.
No content
Just a thought, maybe try a quick fix by spraying that entire crack with some flex seal. Give it a go and then run a hose over it to check for leaks, as suggested by another user.
My mom considered hiring a “cement person” to repair it… Perhaps we should find a specialist in basements instead?
Consider getting gutters if you don’t have them already, as they can assist in redirecting water away from the foundation
The water source could be from a failed repair or a different source. To find out, try running a garden hose on the ground for ten minutes when it’s not raining. This can help you determine if there’s a foundation wall leak.
Yes, there is a crack in the picture that seems to have been repaired before. You might want to check if the repair was done properly.
Just report it to the landlord and move on, easy peasy!
Hey , funny enough, my landlord is actually my mom and we were thinking about buying the property from her.