Cracked foundation parging (crépi): what it is, how serious, what it costs

Parging is the thin coat of cement mortar applied to the part of the foundation that sticks out above the ground. It gives the concrete an even finish and protects it a little from the weather. It carries no load: it is not the foundation itself.

A French report says « crépi », often « crépi fissuré » (cracked) or « crépi qui se décolle » (coming loose). Parging can also hide the foundation: the inspector then sees the parging, not the concrete under it.

Cracked parging, or parging coming off in patches, is generally maintenance: frost, water and time eventually make it let go.

Two things change the picture. A crack that runs through the parging and continues into the concrete below, or into the brick above: then it is the foundation that needs a look. And parging that covers everything: it can hide a foundation crack, and the inspector cannot comment on what stays hidden.

Redoing the parging on one section of wall: $600 to $1,500. Redoing it all around the foundation: $2,200 to $4,500.

If the parging was hiding a crack that goes through the foundation, have it assessed first, then sealed: $500 to $1,500 for one isolated crack.

These are ballpark figures for Quebec, to be confirmed with quotes.

1. Are the cracks only in the parging, or do they continue into the concrete or the brick?
2. Is the parging coming off in patches, and where?
3. Did you see water marks or cracks inside, on the same wall?

Does your report mention parging? Upload it: in five minutes, I tell you what comes first, what to have checked and what to ask the seller.

A small section is within reach of a handy owner, with a mortar made for it. For a large area, or when the old parging sounds hollow and must come off first, a mason will do a more lasting job.

Water gets behind it, freezes and pushes it outward. Grading that sends water toward the house or a downspout emptying at the foot of the wall speeds this up.