Concrete is widely known for its durability, strength, and long service life, making it the material of choice for commercial buildings. However, even well-placed and high-quality concrete is not immune to cracking. Cracks in commercial building concrete are more than just surface imperfections. They often signal deeper structural, environmental, or installation-related problems that require timely attention.
Understanding what causes concrete cracks can help property owners and managers take proactive steps to maintain the safety, aesthetics, and value of their buildings.
Why Concrete Cracks Matter
While some cracking in concrete is inevitable due to the nature of the material, not all cracks are harmless. Cracks can develop for a variety of reasons, and in commercial structures, even a seemingly minor issue can lead to larger complications if left unchecked.
Here are a few reasons why cracks in commercial building concrete should never be ignored:
- Structural Concerns: Cracks that penetrate deep into concrete or affect load-bearing components may weaken the structure and pose safety risks.
- Moisture Intrusion: Open cracks allow water to seep into the concrete and the materials below. This can lead to corrosion of steel reinforcement, mold growth, and freeze-thaw damage.
- Reduced Lifespan: If cracks are not properly repaired, they may expand over time and result in the need for more extensive and costly repairs.
- Aesthetic Impact: Visible cracks on walls, floors, or facades can negatively affect the appearance and perception of the building.
- Code Compliance and Liability: Significant cracking may violate local safety or building codes. In some cases, it can also increase legal liability if it causes injuries or property damage.
By understanding the root causes and types of cracks, building owners can make informed decisions about when and how to take action.
Common Causes of Concrete Cracks
Several factors contribute to the formation of cracks in commercial concrete. Identifying the root cause is essential for applying the correct repair method and preventing recurrence.
1. Shrinkage
Concrete naturally shrinks as it cures and loses moisture. This shrinkage creates internal tension that can cause cracking, especially if joints are not properly placed or if the mix dries too quickly.
2. Temperature Changes
Concrete expands in heat and contracts in cold. Repeated temperature cycles can lead to thermal cracking, particularly in large slabs or exterior walls exposed to the elements.
3. Settlement
If the soil beneath a slab or foundation shifts, settles, or erodes, the unsupported concrete may crack under its own weight. Settlement cracks are often deep and appear near corners or load-bearing points.
4. Overloading
When concrete is subjected to weight beyond its design capacity—such as heavy machinery, equipment, or foot traffic—it may develop stress cracks.
5. Poor Construction Practices
Improper mix ratios, inadequate curing, lack of control joints, or hasty installation can all increase the likelihood of cracking. Poor workmanship is one of the most common reasons concrete fails prematurely.
6. Corrosion of Reinforcing Steel
Water intrusion can lead to the rusting of embedded steel rebar. As steel corrodes, it expands, creating internal pressure that causes the surrounding concrete to crack and spall.
7. Freeze-Thaw Damage
In colder climates, moisture within the concrete can freeze and expand. Repeated cycles of freezing and thawing deteriorate the structure and cause cracking from within.
8. Chemical Exposure
Certain chemicals, such as de-icing salts or industrial solvents, can degrade concrete surfaces and weaken the bond between aggregates, leading to cracking.
Recognizing these causes is essential to implementing an effective long-term repair strategy.
Types of Concrete Cracks to Watch For
Not all cracks are created equal. Some are surface-level issues, while others may indicate serious structural distress. Here are the most common types of cracks found in commercial buildings:
- Hairline Cracks: Thin, surface-level cracks that may appear shortly after curing. While often cosmetic, they can widen over time if caused by shrinkage or poor joint spacing.
- Settlement Cracks: These typically appear when the subgrade beneath a slab shifts or settles. They may be wide and uneven and often run vertically or diagonally near walls or columns.
- Structural Cracks: Cracks wider than 1/8 inch that run through the entire depth of a wall or floor. These often indicate excessive load, foundation movement, or reinforcement issues and require immediate professional evaluation.
- Expansion Cracks: Result from temperature changes that cause the concrete to expand. These are often straight and appear at control joints or around columns.
- Spalling Cracks: When a surface layer flakes or chips away, it may expose deeper cracks or corroded rebar underneath. These are common in parking decks, balconies, and stairways.
- Diagonal Cracks: Often found near openings, such as windows and doors, these cracks may indicate shear stress or structural movement and should be closely monitored.
Understanding the type of crack helps determine its severity and the right method of repair.
What to Do If You See Concrete Cracks
If you discover cracks in your building’s concrete, acting quickly can prevent the problem from worsening. Here is what to do next:
- Assess the Location and Severity: Determine where the cracks are and whether they appear on structural elements like foundations, columns, or slabs. Measure the width and note any widening or discoloration.
- Document the Damage: Take photos, record the size and shape of the cracks, and monitor them over time to see if they expand or change direction.
- Do Not Attempt Superficial Fixes: While patching may conceal a crack temporarily, it will not resolve the underlying issue if the cause is structural or moisture-related.
- Look for Related Signs: Moisture stains, rust marks, or bulging walls may accompany cracks and signal deeper problems.
- Contact a Professional: A structural specialist or waterproofing contractor can conduct an in-depth assessment using tools like moisture meters, rebar scanners, and infrared imaging.
- Implement Repairs and Preventive Measures: Repairs may include epoxy injection, sealant application, concrete patching, or reinforcement replacement. Address any water sources or load stresses to prevent further cracking.
Timely action minimizes the extent of the repair and protects your building’s integrity.
How Deluxe Waterproofing Can Help
At Deluxe Waterproofing, we specialize in diagnosing and repairing concrete damage in commercial buildings. Our team has decades of experience working with property managers, developers, and contractors to deliver lasting, code-compliant solutions.
Our concrete crack services include:
- Detailed Crack Inspection: We evaluate the crack’s depth, cause, and severity using advanced diagnostic tools and hands-on expertise.
- Structural Repairs: From epoxy injection to rebar restoration, we perform repairs that restore the strength and stability of your concrete structures.
- Waterproofing Integration: Cracks are often caused or worsened by moisture. We apply waterproofing systems that protect concrete from water infiltration and future damage.
- Surface Protection and Sealants: After repairing the crack, we apply sealants or protective coatings that resist UV, chemicals, and wear.
- Ongoing Monitoring and Maintenance: Our team offers preventive maintenance programs to help building owners stay ahead of future damage with regular inspections and early interventions.
No matter the scale of the issue, Deluxe Waterproofing provides expert support with tailored solutions that meet your building’s needs.
Protect Your Property Before Cracks Become Costly
If you have noticed cracks in your building’s concrete, the time to act is now. Waiting could lead to more severe structural issues, water intrusion, or costly repair work in the future.
Contact the experts at Deluxe Waterproofing to schedule a professional assessment. Our team will investigate the cause, recommend the best solution, and restore the integrity of your structure quickly and effectively.
Don’t let small cracks turn into large liabilities.
Frequently Asked Questions
What causes concrete to crack in buildings?
Settlement, thermal movement, moisture infiltration, and structural overload are common causes.
Are cracks in concrete walls dangerous?
They can be, especially if they compromise structural integrity or allow water intrusion.
Can water cause concrete cracks?
Yes, especially through freeze-thaw cycles and corrosion of embedded steel.
How can cracks in concrete be repaired?
Through crack injection, patching, sealing, or structural reinforcement.
Does Deluxe Waterproofing fix cracked concrete?
Yes, we specialize in concrete crack repair and waterproofing protection.