Find out if your crack is cosmetic or a sign the house is moving. Free inspection and a written price from a local crew, with a call back usually the same day.
We connect property owners in Richmond and nearby areas, including The Fan, Museum District, Church Hill, Shockoe Bottom, Ginter Park and Woodland Heights, with one independent local foundation repair specialist.
What it costs
Typical published ranges for Richmond. The contractor's written estimate is the price, and the inspection is free.
Work
Typical range
Crack inspectionThrough Richmond Foundation Repair
Almost every house has a crack somewhere. Concrete shrinks as it dries. Plaster cracks as an old house settles. Many of these are cosmetic.
Other cracks are a sign that part of the house is moving. Those are the ones to catch early, while the fix is small.
The free inspection tells you which kind you have. A local crew looks at the crack, measures how level your floors are, checks under the house, and tells you if the crack needs work or just a patch.
Cracks Richmond homeowners call about
Stair-step cracks in brick that zigzag along the mortar, often near a corner
Mortar falling out of an old brick wall or chimney
A crack over a door or window inside, running up from the corner
A crack in a basement or crawl space wall that lets water in
A long crack across a slab floor or tile that keeps breaking
A gap where the chimney or porch meets the house
A crack that you can fit a coin in, or one side that sits higher than the other
How to tell if a crack is serious
These signs mean a crack is worth an inspection soon:
It is wider than about a quarter inch
It is getting longer or wider over weeks or months
One side of the crack is higher than the other
It is wider at the top than the bottom, or the other way around
It comes with doors that stick or floors that slope
Water comes in through it
It is a horizontal crack in a basement or crawl space wall, which can mean the wall is being pushed in
Thin, straight, hairline cracks that do not change are often cosmetic. Mark the ends with a pencil and the date, and check back in a month. See the signs of foundation problems page for more.
Why cracks show up in Richmond homes
Old brick and soft mortar. About 29 percent of homes in the city of Richmond were built before 1940, according to an analysis of Census data. The Fan was mostly built between 1890 and 1930, and Church Hill holds the most homes from before the Civil War of any Richmond neighborhood. Many of these homes have brick walls laid in lime mortar, which is softer than modern cement mortar. Over a century, water running down the wall washes some of it out. That leaves gaps, and the brick can shift and crack.
Patches that made it worse. The National Park Service warns that mortar harder than the brick around it pushes the stress into the brick, which can crack and break the face of soft old brick. Many old Richmond homes have been patched with hard cement mortar over the years. A good crew will match the old mortar instead.
Clay soil. Some soils in the Richmond area swell when wet and shrink when dry. Henrico County requires a soils report before it permits a new home or addition in areas its maps rate as moderate or high for this. When the soil under one part of a house moves, cracks follow.
Steady rain. Richmond gets about 43.6 inches of rain a year, spread over every month. Water from short gutters and downspouts soaks the soil by the wall and can push through cracks into a crawl space or basement.
Freeze and thaw. Henrico County lists its frost line at 18 inches and rates the local weathering risk as severe. Water that gets into a crack and freezes opens it a little more each winter.
New homes too. Most new homes in the region sit on a concrete slab. About 86 percent of new homes in the South Atlantic region were built on a slab in 2024. Slabs often get small shrinkage cracks in the first years. Those are usually cosmetic. A crack that keeps growing, or one that breaks tile, is worth a look.
How a local crew fixes cracks
The fix depends on what kind of wall cracked and why.
Epoxy injection bonds a crack in a poured concrete wall back together. It is used when the wall needs its strength back.
Polyurethane injection fills a crack in a poured wall and stops water. It is the common fix for a leaking basement wall crack.
Repointing replaces worn mortar in brick or block. On old Richmond brick, it should be done with a softer, lime-rich mortar that matches the original.
Brick replacement swaps out bricks that cracked or crumbled.
Carbon fiber strips or wall anchors hold a block or poured wall that has a horizontal crack or has started to bow. See wall anchors.
Fixing the cause. If the crack came from the house settling, sealing it is not enough. The crew may need to support that part of the house with piers or new supports first. See foundation repair. If water caused it, the plan should include gutters, grading or drainage.
What moves your price
The prices on this page are typical published ranges from Fixr, HomeAdvisor and Angi, not a quote.
A single crack that just needs sealing is a small job. If the crack is a sign the house is settling, the price depends on the support work needed. Your written estimate should say which one you have. See the full Richmond cost guide.
How it works
Call (804) 293-2238 or send the form. A photo of the crack with a coin or ruler next to it helps.
Free inspection. A local crew checks the crack, measures your floors and looks under the house.
Written estimate. You learn whether the crack is cosmetic or structural, and what the fix costs.
You decide. No pressure, and no obligation.
Frequently asked questions
Are hairline cracks in my foundation normal?
Thin hairline cracks in poured concrete are common as concrete cures and shrinks. Many are cosmetic. Cracks that grow, cracks wider than about a quarter inch, and cracks that come with sticking doors or sloping floors are the ones to have checked.
What does a stair-step crack in brick mean?
A crack that zigzags along the mortar joints, like stairs, often means one part of the wall has settled lower than the rest. It is one of the most common signs of foundation movement. Have it looked at, especially if it is near a corner or getting wider.
Can I fill the crack myself?
You can seal a small, dry, hairline crack with a store-bought filler. That hides the crack but does not stop movement. If the crack is growing, leaking or wide, a patch only covers the warning sign.
What is crack injection?
The crew pushes epoxy or polyurethane into a crack in a poured concrete wall. Epoxy bonds the wall back together. Polyurethane foam fills the crack and stops water. Injection is for poured walls, not brick or block.
Why is mortar falling out of my old brick house?
Old Richmond brick homes were often built with soft lime mortar. Water running down the wall washes it out over the years. Repointing with a mortar that matches the original fixes it. Hard modern cement mortar can crack soft old brick, according to the National Park Service.
Should I get a structural engineer?
For a large or fast-growing crack, an engineer's report is a good idea and runs about $250 to $500, one cost guide says. Many crack jobs do not need one. The inspector will tell you if yours does.
How do I track a crack?
Mark each end with a pencil and write the date. Take a photo with a coin or ruler next to it. Check it every month. If it gets longer or wider, call for an inspection.