Foundation evaluations and crack repair
Before anyone talks about piers, the house should be measured. Here's what a useful evaluation covers, and when patching cracks is the right step.
A foundation evaluation sorts out three things that look alike from inside the house: ordinary shrinkage cracking, seasonal movement in clay that comes and goes, and real settlement or heave that needs a repair. A contractor walks the outside and inside, looks closely at cracks, doors and trim, and takes a set of floor elevations with a level or manometer.
What should a good evaluation include?
- Floor elevations across the house, written on a sketch you get to keep
- A look at the outside: brick, grading, gutters, downspouts, trees and flowerbeds
- For crawl space houses, a trip under the floor to check piers, shims, beams and moisture
- An explanation of what's causing the movement, not only what to install
- If piers are recommended, a written plan with locations and pier type
What do different cracks usually mean?
| What you see | Common meaning |
|---|---|
| Fine cracks in a garage floor or patio | Normal concrete shrinkage, usually cosmetic |
| Stair-step cracks in brick veneer | Uneven movement under that wall; worth measuring |
| Diagonal drywall cracks at door corners | The frame racking as the foundation shifts |
| Cracks that open in summer and close in winter | Seasonal clay movement; moisture control may help |
| Cracks that keep getting wider | Ongoing settlement or heave; get it evaluated |
When is crack repair the right move?
After the house is stable. Brick can be repointed, slab cracks sealed and drywall taped once the foundation has stopped moving. Patching before that usually just means the cracks come back. If an evaluation shows the movement is seasonal and the house isn't settling, sealing cracks and fixing drainage may be the whole job.
Should I get a contractor's evaluation or an engineer's?
Many contractors evaluate the house as part of preparing a bid. For a large repair, a home sale, or bids that disagree, a licensed professional engineer can give an opinion that isn't tied to selling the work, and can design a repair for the contractor to follow. You can verify an engineer's Texas license with the Texas Board of Professional Engineers and Land Surveyors.
Buying a home with a past repair?
Ask the seller for the repair contract, the pier log and the warranty, and find out whether the warranty transfers and what that takes. A fresh set of floor readings compared with the old ones shows whether the repair has held.
We don't quote prices. The contractor prices the work after taking floor readings and working out why the house is moving, and any number offered before that is a guess.
Where we connect you with help
Common questions
Is a free foundation inspection really free?
Many contractors don't charge for a bid visit. An engineer's report is usually a paid service. Either way, ask what you'll get in writing.
I'm selling. Do I need a foundation report?
Buyers' inspectors often note foundation signs. A written evaluation and any past repair records can answer questions early. Ask your real estate agent what's typical for your sale.
Related services
- Slab foundation repair
- Pier-and-beam foundation repair
- Foundation piers
- Foundation drainage and moisture control
More background: Bell County foundation repair guide.
Brick cracking, doors binding, or a floor that's started to tilt?
Call and a foundation contractor who works in Bell County will come take readings and explain what's moving.