Why Is the Concrete at the Base of My House Flaking?

If you are noticing flakes, chips, or crumbling concrete along the bottom of your home, it can raise questions. Not only does it hurt the curb appeal of the house, but it can also mean something more disruptive is happening at the foundation level. So what’s actually happening, and can I simply just patch over it?

The answer depends on what is causing the deterioration. Flaking concrete can have several causes, and understanding the source helps you choose the right repair.

Rusting Steel Inside the Concrete

First, it’s important to understand what you're looking at. A stem wall is the short concrete wall that connects a home’s footing to the structure above it. Steel reinforcement inside the concrete helps strengthen it.

When that steel corrodes, the rust occupies more space than the original metal. This expansion puts pressure on the surrounding concrete, potentially causing cracks and pieces to break away. This type of damage is called spalling.

Rust stains, exposed steel, or concrete breaking away along the reinforcement may be clues. However, flaking alone does not establish that corrosion is the cause.We consider a few factors when putting together a treatment plan.

• Is the Surface Layer Weak?

Sometimes the deterioration begins at the surface rather than around the reinforcement. Excess water in the original concrete mix, improper finishing, or inadequate curing can leave a weaker outer layer. That layer may peel, chip, or wear away over time. Surface deterioration and more serious damage can look similar, so the repair should follow an assessment of the affected area.

• Is moisture the problem?

Moisture can contribute to concrete deterioration through several processes. It can support reinforcement corrosion or carry dissolved salts into the concrete. Then, as certain salts crystallize within the concrete’s pores, they can damage the surface. Sulfates in soil or groundwater can also react chemically with concrete and cause deterioration under suitable conditions. An assessment may include looking at nearby irrigation, drainage, and other potential moisture sources. Water exposure alone does not identify the specific cause.

• Is it weather-related?

In colder parts of Arizona, freezing conditions can also play a role. Water within sufficiently saturated concrete expands as it freezes. Repeated freezing and thawing can damage the surface, especially when the concrete isn’t suited to that exposure.

Can I Just Patch or Paint It?

A patch or coating may improve appearance, but it won’t address the underlying problem. If reinforcement is corroding or the concrete beneath the patch is unsound, deterioration can continue. It is also important to confirm what is actually peeling. It could be paint, a previous repair material, or another surface coating that can flake without the original concrete breaking down.

Ask A Professional

Flaking concrete does not automatically mean your home is settling. It does mean the affected area deserves a closer look, especially if the damage is spreading or exposing steel.

Trusted Foundation Repair of Arizona provides stem wall repair and free estimates throughout our Arizona service territory, including Phoenix metro, Tucson metro, Prescott, Flagstaff, and Show Low.

Contact us at (602) 480-8140 or visit trustedfoundationrepair.net to discuss your concerns and repair options.

Good foundation is built on trust.