There’s no construction without concrete, as it’s one of the most commonly used building materials. It’s everywhere because it’s cost-effective and tough, but good maintenance helps your concrete structure last even longer.
Concrete is not completely prone to damage, so you might see it cracking and curling over time.
Not all damage is severe, but it all requires a prompt inspection to make sure it’s not compromising the structure of your building. Concrete blisters, crazing, and spalling are other common issues, to name a few.
Timely repair can save the day, so try not to ignore even the most minimal signs of damage. By repairing your concrete, you help preserve its strength and aesthetic appeal.
However, you might need professional help to do this since neither making nor maintaining concrete is an easy task.
We’re here to help you learn the signs of any concrete damage, how to best repair it, and when you should be calling experts like us! Let’s start.
Understanding Concrete Damage
Concrete can show various signs of damage, some more severe than others. It usually doesn’t happen overnight, so you can spot it early enough to act fast. Each sign of damage shows a different thing that went wrong. In some cases, it’s physically induced and caused by temperature change and erosion; in others, it’s chemically induced and caused by steel reinforcement or carbonation corrosion.
Types of Concrete Damage
- Cracking (hairline, structural)
Cracking can happen very early when concrete is curing or later when you apply more weight than it can handle. Hairline cracks typically happen early on while concrete is curing. This happens due to settling, and although the cracks are thin (hence the name), they can run very deep and cause concrete to crack even more once it’s hardened. Structural cracks usually occur due to the application of more load than concrete can handle, such as heavy equipment, vehicles, or hydrostatic pressure.
- Spalling
Spalling is a common issue caused by freeze-thaw cycles. Concrete absorbs water that freezes and expands, causing it to deteriorate and spall. Exposure to fire can also cause spalling, so lighting a bonfire on your driveway is a no-no if you want to avoid damaging the surface.
- Scaling
Scaling is otherwise known as flaking and peeling, another cause of freeze-thaw cycles. You will notice only the surface layer chipping and flaking, but this can get more serious after a while, exposing the deeper layers of concrete more difficult to fix.
- Discoloration
Concrete discoloration can occur for many reasons, including inadequate curing, cement alkalis, calcium chloride mixtures, low-quality materials, or using too much water. In most cases, it happens soon after you pour the concrete, and although tracing the root of the problem is not impossible, it’s rather time-consuming.
- Settling and shifting
New concrete can easily settle and shift because the soil around it often moves a lot during construction. When the soil is loose, it tends to sink even with freshly poured concrete. This doesn’t have to happen soon after pouring, but it can. It can also occur after a while.
Causes of Concrete Damage
- Weather conditions (freeze-thaw cycles, extreme heat)
Weather conditions can significantly impact your concrete, especially in the early stages when it’s still new. When it rains over freshly poured concrete, the water damages the water-cement ratio, causing the concrete to simply fall apart. Freeze-thaw cycles are equally dangerous, causing the concrete to expand and contract, after which it crumbles, cracks, and scales. On the other hand, extreme heat causes the cement to dehydrate too fast. As a result, concrete can either crack and chip or simply lose its strength and durability in the long run.
- Poor installation practices
Concrete installation is not the easiest task, so it’s important to work with experienced professionals. There’s a ratio to follow, so damage can easily occur if you get it wrong. Not only that, but pouring new concrete over already cured concrete can create cold joints, cracks, and bonding problems. Your team of professionals should also know when it’s not the best time to pour concrete, such as when the temperatures are too high.
- Chemical exposure
Chemical exposure can affect your concrete’s performance. It can stain the concrete, which affects its aesthetics, but can also cause more severe damage like cracking, corrosion, and deterioration, affecting its safety.
- Heavy loads and traffic
Concrete can only take so much, regardless of whether it’s reinforced. Reinforced concrete can handle more, but even in this case, it can break if you put more pressure on it than it can handle. Heavy loads and traffic can easily break down the structure of your concrete, causing cracks and other severe damage.
- Settling and shifting
New concrete can easily settle and shift because the soil around it often moves a lot during construction. When the soil is loose, it tends to sink even with freshly poured concrete. This doesn’t have to happen soon after pouring, but it can. It can also occur after a while.
- Age and wear
Concrete can also break down from age and wear in areas with heavy foot traffic, like an entranceway. It can also start to break down from being too old, which is why we often see cracked and damaged concrete in old houses.
Signs That Your Concrete Needs Repair
Visible cracks and crevices
Cracks occur for many reasons and are one of the best signs that your concrete needs repair. Be mindful of the size of cracks, as small cracks at the surface might not be as serious as those that run deeper within the concrete structure. However, don’t take too long to repair these cracks because even the smallest ones can grow and expand, going deeper within the concrete rather quickly.
Uneven or sunken surfaces
If a section of your concrete driveway has sunken or is uneven, this might indicate settling. The soil underneath the concrete can also create loads of issues. For example, clay that holds onto water swells and shrinks, which causes the concrete to sink. However, soil that’s too well-drained and dry can wash away and cause severe concrete damage like sinking.
Pitting or flaking on the surface
If you notice your concrete pitting or flaking on the surface, this is most likely due to air trapped inside. When air stays inside the concrete during the pouring, it can lead to pitting once it’s dry. De-icing salts and other chemicals can also cause pitting or flaking.
Water pooling or drainage issues
Water can sometimes be dangerous for pretty much all surfaces when it pools for too long. Poor drainage, where water constantly flows over or under concrete, can cause it to wash away an
Discoloration or stains
Concrete should look sleek and clean, so any discoloration is easy to spot. In most cases, it happens due to low-quality materials, but poor installation can also be to blame. Improper water ratios and chemical exposure can also stain your concrete.
Types of Concrete Repair Methods
Repairing concrete is no easy business, but don’t let that discourage you. It’s advised you get professionals to repair the damage to ensure you get the best results regardless of the severity of the problem. Different damage requires different approaches, materials, and machinery.
Crack Repair
- Epoxy injections
Epoxy resin injections are a common problem-solving method for repairing cracks and voids in concrete. The injection contains a two-part epoxy resin that acts as an adhesive and bonds to the crack surfaces to bring them together. This method is highly effective in restoring concrete.
- Polyurethane injections
Some professionals also use polyurethane foam injections to fix cracks. Polyurethane is liquid, so it easily flows into all cracks. The trick is that foam expands until it fills the crack, adapting to its shape to restore the structural integrity of your concrete.
- Routing and sealing
You can also seal a crack in your concrete, but you’ll need either a pneumatic tool or hand tools for this. The process is straightforward and quick, although multiple sealant options are available depending on the size of the crack. Proper curing is crucial in this case, or else the crack might reappear.
Surface Repair
- Resurfacing
Concrete resurfacing is a good idea when there’s surface-level damage caused by wear and tear. Weather and foot traffic can cause cracks and stains that affect your concrete’s aesthetic appearance. Luckily, this is easy to fix with resurfacing, which involves a fresh, top layer that restores the sleek look without the high cost of a full replacement.
- Overlays
A concrete overlay consists of a thin layer of cement-based product applied over existing concrete to repair surface-layer cracks or chipping.
- Patching
Patching is a good method to fix an area of distressed concrete. However, if the concrete is severely damaged, professionals will probably remove the deteriorated material before placing a new layer over it.
Structural Repair
- Reinforcement
External reinforcement is a common method for repairing structurally damaged concrete. It involves bonding glass or carbon fibers to the concrete before covering it with more concrete, shotcrete, or troweled-on concrete.
- Carbon fiber wrapping
Carbon fiber wrapping is used to repair reinforced concrete and prevent corrosion because carbon fiber is corrosion-resistant. Carbon fiber wraps can increase the load-bearing capacity of concrete and replace reinforcing steel.
- Jacketing
Concrete jacketing is also good for increasing bearing load capacity and restoring structural integrity. This is usually used on vertical concrete, such as columns, walls, and beam sides. Jacketing involves adding concrete with reinforcement around the already existing column.
Joint and Edge Repair
- Joint sealing
Joint sealing helps prevent water and chemicals from entering concrete through expansion joints. In most cases, professionals use caulks and sealants using a caulking gun. They press the sealant into the joint, cleaning up any excess material so that it doesn’t stay on top of the concrete.
- Edge repair techniques
Repairing edges can be a bit tricky as it requires an experienced hand and high-quality materials. In most cases, it involves pressing the cement into the damaged area in thin coatings. Step by step, you’re supposed to build it until you get the edge you’re trying to restore.
Common Areas of a Home That Require Concrete Repair
Not all concrete is prone to damage. Some areas exposed to more foot traffic or heavy loads might show signs of wear and tear quicker than areas that aren’t used as frequently.
- Driveways
Driveways are among the most commonly damaged areas that require concrete repair. A driveway is exposed to the weight of at least one vehicle and foot traffic. For this reason, it can easily develop cracks, chipping, and even sinking in some areas. However, concrete in this area should be reinforced to take on all that weight so damage is minimal, even over time.
- Walkways
Walkways are typically not exposed to heavy loads, and foot traffic shouldn’t be the one to damage this concrete area. However, if it’s improperly cured or badly done in any way, it can chip, scale, or crack. Walkways often end up with damaged edges as well.
- Patios & Porches
Patios and porches can also have the same concrete issues you see in other areas. Cracking, scaling, patching, discoloration, and even damaged edges are common in porches and patios. However, these areas don’t get as frequently damaged unless the concrete is poorly done. Fixing methods depend on the damage, but in most cases, resurfacing and patching can restore its previous looks.
- Garage Floors
Garage floors need to be strong to endure the weight of your vehicles. For this reason, reinforcement is crucial to ensure no cracking happens. Without proper reinforcement, concrete cracks and loses its structural integrity. Over time, it can also chip, scale, and stain, all of which are rather difficult to fix the longer you wait. If this happens, it always helps to first consult with a professional who will come to your house to evaluate the level of damage.
- Basement Floors
Basement floors are often exposed to water that can pool in some areas, causing them to crack and even sink. Even water that runs underneath the basement can cause damage by washing away the soil, in which case concrete follows. You’ll see sinking and cracking in your basement if water is the root of the problem.
- Steps & Stairs
Steps and stairs can crack or sink in some areas due to a variety of reasons, which can be rather dangerous. Poorly constructed stairs damage the structural integrity of your entire house, so it’s crucial to work with professionals to ensure the concrete is properly laid. If concrete at the bottom of the stairs is poorly constructed, it will sink, causing the stairs to sink and crack, too.
- Pool Decks
Concrete in pool decks can crack if it’s not properly supported or due to freeze-thaw cycles. You should fix all cracks in this area when they first appear because water will steep into the cracks, freezing and expanding when the temperature drops. When it expands, water causes damage by making the cracks larger and deeper.
- Slab Foundations
Concrete slab foundations can develop anything from curling, crazing, and discoloration to scaling, spalling, and blisters. The best way to fix it is by installing new piers to stabilize your home. Although this is a rather expensive solution, installing new piers is the most reliable and permanent.
- Foundation Walls
Foundation walls can show signs of damage due to poor construction or seismic activity, both of which require immediate attention. However, damage can also occur due to water pressure and uneven settlement beneath the foundation walls. Some damage is more severe than others, and not everything requires a lot of work to fix, but we suggest you act promptly to avoid further damage to the structural integrity of your house.
Detailed Steps in the Concrete Repair Process
Any damage to concrete on your property requires attention and fixing. Some issues are more pressing than others, but in most cases, even minor cracks can grow more serious. The process and cost of getting it fixed depends on the damage itself.
Inspection and Assessment
- Initial site inspection
Getting a scale of the problem is the first step in fixing it, regardless of its severity. You want to check out the site to identify the type and extent of damage. Professionals you bring in will also do this to plan the process, the techniques and tools required, and the cost of the project. You can also inspect the site, taking note of all you see, which can help you better explain to your contractor before they come in to inspect it themselves.
- Identifying the type and extent of damage
Preparation
- Cleaning the damaged area
Surface preparation is key with large-scale projects, but it’s also important if you’re only addressing a minor concrete crack. You want to ensure the area around you is clean and easy to work in, so you should remove all items surrounding it. If the damaged concrete is in your basement, it would help if you removed all furniture, boxes, and whatever else you keep around. This makes it easier to get to the damaged area and maneuver around it with all the tools and materials required to fix it.
- Removing loose or damaged concrete
Once you get rid of all the stuff in the area, you should remove all loose and damaged concrete. You can’t just pour new concrete over old one without removing the pieces that chipped away. This part shouldn’t be too hard, but again, this depends on the severity of the damage. If concrete sunk, you’ll maybe have to break it apart to remove the sunken parts even if there are no other visible signs of damage.
- Preparing the surface for repair
Make sure to clear out all debris and dust after getting rid of damaged concrete pieces. Sometimes, you will also have to prepare the surface with a primer or another bonding agent. In most cases, a primer requires a few hours of curing time, so that’s another thing to account for.
Repair Execution
- Applying repair materials
The next step is to apply repair materials, like new concrete, polyurethane foam, or another material, depending on the damage. All materials require careful handling and proper use to ensure longevity and strength, so it’s important to allow them all enough time to cure.
- Techniques for different types of concrete repairs
When fixing concrete, you can choose from a series of different techniques. Crack injection and sewing are excellent for handling cracks throughout the concrete. There’s also sealing, chemical grouting, drilling, and plugging, all of which are meant to fix cracks. On the other hand, dry packing is meant for delicate surface-level cracks. Other techniques involve fiber reinforcement, carbon wrapping, overlay, concrete leveling, and mudjacking.
- Ensuring proper curing
Proper curing is crucial when fixing concrete issues, regardless of the materials and techniques used. However, don’t confuse drying for curing. Concrete takes about 28 days to cure completely, but it’ll be dry after about 24 to 48 hours, depending on its thickness. Without proper curing, you risk ruining the concrete that will very soon have the same signs of damage you tried to fix.
Tools and Materials Used in Concrete Repair
Any damage to concrete on your property requires attention and fixing. Some issues are more pressing than others, but in most cases, even minor cracks can grow more serious. The process and cost of getting it fixed depends on the damage itself.
Common tools (trowels, mixers, drills)
A mixer is one of the most basic tools needed for making raw concrete. Although it takes physical work to load all the ingredients in the machine, the mixer does the rest of the work, so you don’t have to mix it all by hand. A trowel is a small tool used to create a smooth finish before the concrete dries. You can use either a hand or power trowel, depending on how much concrete there is. Another common tool is a hammer drill, typically used when lifting concrete. A hammer drill is not as simple to use, so professional handling is advised.
Specialized equipment (injection pumps, grinders)
Even some of the most common tools are not something most homeowners have sitting in their garage. Things get even more serious when specialized equipment, like injection pumps and grinders, is needed. An injection pump is used to repair cracks in the concrete, whereas a grinder is used to polish the surface and remove any residue.
Repair materials (epoxies, polyurethanes, concrete mixes)
Materials for concrete repair are many, and the choice is down to what exactly you’re looking to do on your concrete. Epoxies are used to rebuild, bond, and fill concrete surfaces. They consist of epoxy resin and a hardener that, when mixed, turns into a hard-strength bond that is excellent for concrete repair. Polyurethanes are usually meant for industrial applications, such as floorings in production plants, warehouses, loading docks, and more. Finally, a concrete mix is a good solution if you only have a small repair project, so you don’t have to mix new concrete from scratch using a mixer.
Choosing the Right Concrete Repair Contractor
As you see, repairing concrete can be a big task involving special machinery, techniques, and materials. For this reason, it’s best to work with well-experienced contractors who know how to deal with different concrete problems. Professionals also have resources and connections and know where to look for materials, machinery, and permits needed for any construction work.
What to Look For
- Experience and expertise
Experience and expertise might be the most critical thing to look for when hiring a concrete repair contractor. You want someone who has seen these things before, knows how to use the machines, and can apply different methods. The last thing you want is a contractor who improvises or looks for answers in online guides. Look for someone who’s been around for years, specializing in concrete repair and construction.
- Certifications and licenses
It wouldn’t hurt to have a contractor with licenses and certifications, so you know they’re the right people for the job. Feel free to ask for these certifications to ensure your contractor is reliable. In some cases, licenses might not be needed, but in others, it’s crucial to ensure the job is done properly. For example, the state of Texas doesn’t require a statewide general contractor license, whereas California requires the C-8 Concrete Contractor License to perform concrete work.
- Customer reviews and testimonials
All the certifications and experience don’t mean much if the professional concrete contractor of your choice has poor customer reviews. They may be licensed, but they aren’t reliable in terms of showing up on time or finishing the job before the due date. Previous customers will tell you about this, so make sure to do some research before hiring anyone for good. Some people might not be pleased with how they performed concrete repair, and that’s definitely something you want to know beforehand.
Questions to Ask Them
- What repair methods do you use?
Knowing what repair methods your contractor will use makes it easier for you to keep an eye on the process. You might not know much about these methods at first, but a quick research can tell you what to expect. Ask everything you want to know about the method at hand, what it includes, how long it takes, and why it’s the best option.
- Can you provide a detailed quote?
Although it’s sometimes hard to tell how much the project will cost, you want to know what to expect. For this reason, feel free to ask for a detailed quote that includes everything broken down, from how much renting a mixer costs to how much cement and other materials cost. Additional costs might pop up, but knowing an approximate price will help not to surprise you as much.
- Do you offer any warranties or guarantees?
Concrete repair can be a serious task, and you don’t want it to crumble a few weeks after the contractor leaves. For this reason, it’s reasonable to ask for a warranty or guarantee of any sort. In case anything falls apart or doesn’t look good, you can call them back to check out. Most contractors will issue a warranty for a year, but different teams offer different deals.
Benefits of Professional Concrete Repair
It’s always better to work with experienced people who have seen it all in the realm of concrete repair. Working with professionals has many benefits, as opposed to doing the project yourself or hiring someone you’ve never heard of before.
- Longevity and durability
Professionals with years of experience and good customer reviews are more likely to do the job well. They’re more likely to fix the problem so that your concrete lasts and is durable enough to handle whatever it’s intended to handle.
- Improved safety and aesthetics
An experienced contractor knows the best and latest methods for making concrete durable, safe, and aesthetically pleasing. Concrete has a sleek, clean look that can only be achieved with special tools and a skilled hand.
- Cost-effectiveness over time
Although the most experienced professionals might initially seem expensive, we must also think about cost-effectiveness over time. Think about what you’re getting for the price. If you’re certain the contractor you choose is reliable, experienced, and efficient, the price you’re paying will probably reflect all that. The cheapest contractors might not offer the same quality of work, warranties, and durability.
- Enhanced property value
Damaged concrete will make your house look not as pretty and might jeopardize its safety. A large crack across your driveway or basement floor will bring the property value down, so it’s best to fix it before selling. Working with professionals will ensure the damage is fixed properly, which will also enhance property value if you’re looking to sell.
Preventative Maintenance Tips
While concrete repair is crucial, it’s also important to try to prevent damage from happening. In some cases, it’s not as easy because we often don’t even know something is wrong until there are visible signs of damage. However, it’s good to apply some preventative maintenance to ensure the best possible longevity of your concrete.
- Regular cleaning and sealing
Cleaning and sealing are crucial for improving your concrete’s durability and appearance. This is especially important for stamped and colored concrete to prevent the color from fading as quickly. A good rule of thumb is to clean and seal your concrete at least every two to three years.
- Monitoring for early signs of damage
It wouldn’t hurt to look around for signs of damage, especially in the areas that were previously damaged and repaired. Little cracks and chipping are the earliest signs, and while they don’t always mean a serious issue is at hand, it’s best to check and make sure. Smaller cracks tend to become larger and deeper, but it’s always better you notice them while they’re still small and easier to fix.
- Proper drainage and water management
Water can seriously damage your concrete, so you should have the right water management in place. Proper drainage will ensure no water pools around your concrete, as this can create a series of issues, jeopardizing its overall strength and longevity. Install channel drains to direct water away from concrete structures to prevent it from causing mold, mildew, and cracks.
- Avoiding heavy loads and impacts
Every concrete surface has a maximum load it can support depending on whether or how it’s reinforced. Make sure never to put more load than your concrete can handle, or else it will break, which can be a costly thing to repair. A general rule of thumb is to avoid heavy machinery and loads unless you know for sure your concrete can handle it. For example, most driveways are made to handle an average vehicle weighing around 8,000 pounds. If you’re looking to up your ride, you might need to also up your concrete to a more heavy-duty one.
Frequently Asked Questions (FAQs)
How long does a concrete repair last?
Concrete repair can take a while, depending on the severity of the damage. Fixing a cracked walkway will take less time than fixing a damaged foundation slab or broken stairs. How long the process lasts depends on the issue at hand, the materials being used, and the location of the damaged concrete. Some materials take longer to cure, so make sure to ask your contractor how long the repair will last.
Can all types of concrete damage be repaired?
Most concrete damage can be repaired, but the process varies depending on the issue at hand. Smaller damage like spalling or pitting doesn’t take much time or materials to fix, whereas broken stairs, basement floors, and cracked walls take a different approach. A true professional will tell you honestly whether the damage can be fixed, how long it’ll take, and how much it’ll cost.
How much does concrete repair cost?
As said earlier, concrete repair costs depend on the damage, location, and materials used. Sometimes, it’s a quick job that doesn’t require much time, materials, machinery, or people. Other, more severe damage is likely to cost more because it also requires more materials, heavy machinery, and more people to work on it.
What is the best time of year for concrete repair?
It’s usually not the best idea to do any concrete repair during the summer or winter. Concrete doesn’t like too much heat or cold, so it’s best to work during mild weather conditions such as those in spring and autumn. Temperature affects concrete’s ability to dry and cure properly, so this is something to pay attention to. Working while it’s too hot or cold might cause surface-level cracks in the concrete while it’s still drying.
Xpert and Comprehensive Concrete Repair Services
Concrete is widely used in every household, whether for foundations, floors, driveways, or patios. Because of its wide use, it can develop all kinds of issues that require prompt repair. Acting fast is critical because even the smallest damage can grow if not fixed in a timely manner.
However, both small and big damage is best left to professional services to deal with. They have the people, materials, machinery, and knowledge to understand why the damage happened and how to fix it. Concrete is not the simplest material to work with, so it requires some skill and experience, especially if the damage is on the more severe end of the spectrum.
Xpert Foundation Repair is a team of experienced professionals who can provide a detailed quote explaining the damage, the repair process, and how long it should last, so feel free to call for a consultation.
