Foundation evaluations and crack repair
Before anyone talks about piers, the house should be measured. Here's what a solid evaluation includes and when crack repair is the right next step.
Most foundation work starts with an evaluation. A contractor walks the outside and inside of the house, looks at cracks and doors, and takes floor elevations to see how the foundation has moved. The point is to separate normal concrete shrinkage and seasonal movement from settlement that actually needs support.
What should an evaluation include?
- Floor elevations across the house, with a sketch or map of the readings
- A walk around the outside: brick, grading, gutters, trees and drainage
- For pier-and-beam houses, a look in the crawl space at piers, shims, beams 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 different cracks usually mean?
| Crack | What it often points to |
|---|---|
| Hairline cracks in a slab or garage floor | Normal concrete shrinkage; usually cosmetic |
| Stair-step cracks in brick | Uneven movement; worth measuring |
| Diagonal drywall cracks at door corners | Framing racking as the foundation shifts |
| Cracks that open and close with the seasons | Clay shrinking and swelling; moisture control may help |
| Cracks that keep widening | Ongoing settlement; get an evaluation |
When does crack repair make sense?
After the foundation is stable. Then brick cracks can be repointed, slab cracks sealed and drywall patched. Patching while the house is still moving usually means the cracks return. If the cracks are seasonal and the house isn't settling, sealing plus better moisture control may be all it needs.
Contractor evaluation or engineer?
Many contractors evaluate the house as part of bidding. For a large repair, a home sale, or bids that disagree, an independent licensed professional engineer can give an opinion that isn't tied to selling the work. You can verify an engineer's license with the Texas Board of Professional Engineers and Land Surveyors.
Pricing comes from the contractor, after they've taken floor readings and worked out why the house is moving. We don't quote prices, and any number offered over the phone before someone has measured the floors is only a guess.
Where we connect you with help
Common questions
Is a free evaluation really free?
Many contractors don't charge for a bid visit. Engineer reports are normally 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 records of past repairs and warranties, can answer their questions. Ask your agent what's typical.
Related services
- Slab foundation repair
- Pier-and-beam foundation repair
- Foundation piers (steel, helical, concrete)
- Foundation drainage and watering
More background: Wichita Falls foundation repair guide.
A door that won't latch, a crack in the brick, or a floor that tilts?
Call and a foundation repair contractor who works in Wichita County will come take floor readings and explain what the house is doing.