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Full-depth crack injection for leaking and cracked basement walls from Woodbridge to Thornhill — and the honest answer on when your builder’s Tarion warranty should pay instead of you.
Coverage: Our shop at 64 Millwick Dr in North York sits minutes from the Steeles border, which makes Vaughan our closest service area — Woodbridge, Concord and Thornhill are often the first stops of the day. Free assessments, one-visit repairs.
Foundation crack repair in Vaughan runs $750–$1,000 for polyurethane injection of a leaking crack and $850–$1,500 for structural epoxy, sealed full-depth with metal ports and backed by a transferable lifetime warranty. One caveat we volunteer before quoting: if your home closed less than two years ago, water coming through a basement crack is your builder’s Tarion warranty claim — and we’ll say so at the free assessment instead of charging you for it.
A young city cracks differently than an old one.
Concrete shrinks as it cures — every poured wall does it, and in a city where whole communities went up between 1985 and 2015, that shrinkage is still working its way out. Add clay-rich till under most of the city (it swells with every wet spring and squeezes the walls) plus taller modern basements with longer pour heights, and you get Vaughan’s signature call: a clean vertical crack, often at a window corner or mid-wall, in a house that isn’t even old yet.
| Community | Built (mostly) | Typical crack call |
|---|---|---|
| Thornhill | 1960s–80s (plus the old village core) | Original shrinkage cracks that began leaking as exterior damp-proofing wore out |
| Woodbridge · Concord | 1970s–90s | Cracks at window corners and form ties, now past the age where they can be ignored |
| Maple · Sonoma Heights | 1980s–2000s | First leaks appearing behind finished basement walls |
| Vellore Village · Patterson · Kleinburg | 2000s–2010s+ | New-build shrinkage cracks — some still under Tarion coverage (see below) |
Patterns by construction era, not a survey of your street — the actual diagnosis happens at the free assessment.
The section other contractors won’t write.
Every new home in Ontario carries the builder’s Tarion warranty, and two parts of it matter for cracks: water penetration through the basement or foundation walls is covered for two years after closing, and major structural defects are covered for seven. That means a leaking crack in your two-year-old Vellore Village home is a warranty claim you file with Tarion — not an invoice you pay us.
| Your situation | Who pays | What to do |
|---|---|---|
| Crack is leaking, home closed under 2 years ago | Builder (Tarion) | Document it, file the claim before your 2-year window closes |
| Load-bearing failure, home under 7 years | Builder (Tarion) | Major structural defect claim — get the assessment documented |
| Dry cosmetic shrinkage crack, any age | Optional repair | Seal it before it leaks, or monitor — we’ll tell you which |
| Warranty expired, resale home, or claim denied | You | Injection from $750 with a lifetime transferable warranty |
We’re not Tarion adjudicators and we don’t file claims for you — but if the free assessment shows your crack belongs on the builder’s bill, we say so and you leave with the documentation that supports your claim. We’d rather earn the repair honestly when the warranty runs out.
One program, one number, one honest limitation.
The City of Vaughan’s Back-water Valve Subsidy covers up to $750 of installing an approved sanitary back-water valve — labour, materials, permit fees and taxes included — installed by a certified plumber, with funding first-come, first-served. It protects against sewer backup during storms. It does not pay for foundation crack repair. If your basement takes water from both directions, the assessment sorts out which fix is which — and the valve side needs its City permit before installation, not after.
Injection works on poured concrete — which is nearly every wall in this city.
Metal ports on every job (plastic ports are how injections fail), WSIB-insured crews, and a lifetime warranty that transfers to the next owner — which matters in Vaughan’s resale market, where buyer inspections flag every repaired wall. Pricing is the same flat schedule we publish everywhere: polyurethane $750–$1,000, epoxy $850–$1,500, every additional crack 5% off — run your numbers in the cost calculator or read the full injection guide.
Four questions, instant range — polyurethane or epoxy, multi-crack discount included, no obligation.
Usually one visit, no digging, no landscaping casualties.
Free assessment: wall type, moisture, crack behaviour — and whether Tarion, not you, should be paying.
Flat quote from the published schedule, multi-crack discount included. It doesn’t expire and nobody follows you around the kitchen.
Metal ports, resin matched to the crack’s moisture, pumped until the crack takes no more — one to two hours for most walls.
Transferable lifetime warranty on the injected crack, in writing before we leave.
Inside the flat ranges, four local factors.
Finished basements — more common in Vaughan than anywhere else we work; reaching the crack means cutting and patching access, which we quote up front. Taller walls — many newer builds pour 9-foot basements, and a longer crack takes more resin. Crack count — every crack after the first is 5% off, and new builds often have two or three. Access — a clear wall is a faster job than one behind built-ins. The full driver breakdown is in the cost guide.
Every community, dispatched from the Steeles border.
Woodbridge, Thornhill, Maple, Concord, Kleinburg, Vellore Village, Sonoma Heights, Patterson, Thornhill Woods, Islington Woods — all of Vaughan. Browse the rest of the service areas, including our Mississauga guide, Brampton, and crack repair in Markham.
Real walls, real foam — the same method and metal ports we bring to every Vaughan repair.
Backed by the DryShield family — a quarter-century of GTA basements kept dry.
Injection repairs warrantied for life — and the warranty moves with the house when you sell.
Full commercial coverage on every job, every crew, every home.
Eligible contractor for City of Toronto, Peel & Halton basement-flooding subsidy programs.
Inspection, honest diagnosis, and an exact per-crack quote — free, no pressure.
Your price is confirmed in writing before any work starts — no hourly surprises.
If water is coming through the crack and your home closed less than two years ago — yes, water penetration through basement or foundation walls is covered by your builder’s Tarion warranty, and you should file before the two-year window closes. Major structural defects are covered for seven years. A dry cosmetic shrinkage crack usually isn’t claimable. If our free assessment shows your crack belongs on the builder’s bill, we tell you and you keep the documentation.
The same flat schedule we publish for every city: polyurethane injection $750–$1,000 per crack, structural epoxy $850–$1,500, tie-rod holes $75–$150, and every crack after the first 5% off. Vaughan quotes move within those ranges mostly on wall height and finished-basement access. You get the exact number at the free assessment, before committing to anything.
One: the City’s Back-water Valve Subsidy, which covers up to $750 of a sanitary back-water valve installed by a certified plumber — permit required, funding first-come, first-served. It addresses sewer backup, not wall cracks, so crack injection isn’t subsidized. If your water problem involves both, the assessment tells you which fix belongs to which program.
Common, yes — nearly every poured wall develops at least one as the concrete cures, typically vertical and at window corners or mid-wall. Normal doesn’t mean ignorable: the same crack that’s dry for five summers becomes the water path in year six once exterior damp-proofing ages. Seal it dry and cheap, or wait for it to leak — the first option is why injection exists.
All of them — Woodbridge, Thornhill, Maple, Concord, Kleinburg, Vellore Village, Sonoma Heights, Patterson, Thornhill Woods and everything between. Our base at 64 Millwick Dr in North York is minutes from the Steeles border, so Vaughan is the closest city we serve.
Yes — it’s one of the most common Vaughan jobs. We open a working strip of drywall at the crack line, inject full depth, and the access cut gets patched. You lose a strip of finish, not the basement. The assessment prices the access work up front so the quote you approve is the whole cost.
Free assessment — including the honest call on whether Tarion should pay. Flat pricing, one-visit repair, lifetime transferable warranty.
