Foundation Crack Repair in Lansing, MI
Vertical, horizontal, stair-step or leaking. Find out what the crack means and how it's fixed.
Free estimates from an independent, local foundation contractor. This site is a referral service.
Not every crack means the same thing
- Thin vertical cracks in poured concrete are common and often come from shrinkage as the concrete cured. They're mostly a leak risk, and injection usually solves them.
- Horizontal cracks, usually a few feet below grade, mean soil is pushing the wall inward. That's a bowing wall problem, not just a crack.
- Stair-step cracks through mortar joints in block walls can come from settling or from soil pressure.
- Diagonal cracks spreading from corners or window openings often point to settling.
- Cracks where one side sticks out past the other mean movement and should be inspected soon.
Common crack repair methods
- Epoxy injection (structural bond)
- Polyurethane injection (flexible water seal)
- Carbon fiber staples or stitching across the crack
- Exterior excavation and sealing when the inside can't be reached
Typical crack repair costs
HomeGuide and Angi both put a typical foundation crack repair at about $250–$800 per crack (HomeGuide, 2026; Angi, 2026). Angi's waterproofing guide lists epoxy injection higher, at $800–$1,500 per crack (Angi), so expect quotes to vary with crack length and access.
Photograph the crack next to a tape measure before you call. It helps the contractor give you a better first answer.
Before you sign a foundation or waterproofing contract
- Check the Michigan license. Michigan requires a state license for residential contractors doing work of $600 or more in labor and materials. Look for a residential builder license, or a maintenance & alteration license that lists the right trade (basement waterproofing, concrete, masonry or excavation). Ask for the license number and verify it on the State of Michigan (LARA) license lookup.
- Get proof of liability insurance and workers' comp sent from the insurance agent.
- Get the scope in writing: the repair method, how many piers, anchors or feet of drain, where the water will discharge, who pulls the permit, and what's restored afterward (landscaping, drywall, flooring).
- Read the warranty. What it covers (labor, materials, leaks, movement), for how long, and whether it transfers to the next owner if you sell.
- For big structural jobs, consider an independent opinion. A structural engineer who isn't selling the repair can confirm what's actually needed before you commit thousands of dollars.
- Don't sign under pressure. Per LARA's homeowner guidance, if you were solicited and signed at home, you generally have three days to cancel in writing.
Foundation crack FAQs
What's the difference between epoxy and polyurethane crack injection?
Epoxy bonds the two sides of a crack back together and adds strength; it's used when the crack is structural but stable. Polyurethane foam expands to seal water out and stays flexible; it's used for leaking, non-structural cracks. The contractor should tell you which they're using and why.
Can I seal a basement crack myself?
Small, dry, non-moving hairline cracks can be sealed with DIY kits. Horizontal cracks, stair-step cracks in block, and cracks that are widening or offset are signs of soil pressure or movement, and sealing them only hides the problem.
How do I tell if a crack is getting worse?
Mark the ends of the crack with a pencil and write the date. Measure the width at a couple of spots. Check again every month or two, especially through winter and spring. Growth in length or width means it's moving.
Prefer to talk?
Call and describe what you're seeing in the basement or crawl space. You'll be connected with a local foundation and waterproofing contractor that serves your area.
Estimates are provided by the contractor. Repair methods, pricing, warranties and scheduling are set by them, not by this website.