Foundation evaluations and crack repair
Before anyone talks piers, the house should be measured. Here's what a solid evaluation includes and when crack repair is the right move.
An evaluation is how you find out whether a crack is cosmetic, seasonal or a sign of real settlement. A contractor or engineer walks the outside and inside of the house, looks at cracks, doors and windows, and takes relative floor elevations to see how the foundation has moved. The ASCE Texas Section's repair guidelines describe this kind of elevation survey, with a drawing of the readings, as a standard step in a fuller investigation.
What should a good evaluation include?
- Floor elevation readings throughout the house, with a sketch or map you can keep
- A look at the exterior: brick, grading, gutters, downspouts, trees and lot slope
- For raised houses, a trip into the crawl space to check piers, shims, framing and moisture
- An explanation of what's causing the movement, not only what to install
- A written plan with pier locations and type, if piers are recommended
What do common cracks usually mean?
| What you see | What it often points to |
|---|---|
| Hairline cracks in a garage or patio slab | Normal shrinkage of concrete; usually cosmetic |
| Stair-step cracks in brick | Uneven movement; worth measuring |
| Diagonal sheetrock cracks at door corners | The frame racking as the foundation shifts |
| Cracks that open in summer and close in winter | Seasonal soil moisture change; water control may help |
| Cracks that keep widening | Ongoing settlement; get it evaluated |
The same guidelines note that a floor tilt greater than about 1 percent is usually noticeable to people living in the house.
When does crack repair make sense?
After the foundation is stable. Then brick can be repointed, slab cracks sealed and sheetrock repaired. Patching before the movement is dealt with usually means the cracks return. If the cracks turn out to be seasonal and the house isn't settling, sealing plus better drainage may be all it needs.
Contractor visit or engineer report?
Many contractors evaluate as part of bidding. For a large repair, a home sale, or bids that disagree, an independent report from a Texas-licensed professional engineer gives you an opinion that isn't tied to selling the work. You can verify a license through the Texas Board of Professional Engineers and Land Surveyors.
Pricing comes from the contractor after they've taken floor readings and figured out why the house is moving. We don't quote prices, and any number you hear before someone has measured the house is a rough guess.
Where we connect you with help
Common questions
Is a free evaluation actually free?
Many contractors don't charge for a bid visit. Engineer reports are typically a paid service. Ask what you'll get in writing either way.
I'm selling. Do I need a foundation report?
Buyers' inspectors often flag foundation signs. A written evaluation plus any old repair records and warranty paperwork can help answer questions. Ask your agent what's typical.
Related services
- Slab foundation repair
- Pier-and-beam and crawl space leveling
- Foundation piers (concrete, steel, helical, drilled)
- Foundation drainage and water control
More background: Longview foundation repair guide.
A door that stopped latching, a crack in the brick, or a floor with a dip?
Call and a local foundation contractor will come take floor readings and tell you what they see.