Foundation inspections and crack repair
Before anyone talks piers, the house should be measured. Here's what a good evaluation covers and when crack repair is the right step.
Most foundation repair 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 goal is to tell the difference between normal shrinkage cracks, seasonal movement, and settlement that needs support.
What should an evaluation include?
- An elevation survey of the floors, with a sketch or map of the readings
- A walk around the exterior: 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 repair plan with pier locations and type, if piers are recommended
What do different cracks mean?
| Crack | What it often means |
|---|---|
| Hairline cracks in a slab or garage floor | Normal concrete shrinkage; usually cosmetic |
| Stair-step cracks in brick | Differential movement; worth measuring |
| Diagonal drywall cracks at door corners | Frame racking as the foundation moves |
| Cracks that open and close with the seasons | Clay shrink-swell; moisture control may help |
| Cracks that keep widening | Ongoing settlement; get an evaluation |
When does crack repair make sense?
Once the foundation is stable, cracks in brick can be repointed, slab cracks sealed, and drywall repaired. Patching cracks before the movement is addressed usually just means they come back. If the cracks are seasonal and the house isn't settling, sealing and moisture control may be all that's needed.
Contractor evaluation or engineer?
Many contractors provide evaluations as part of bidding. For a large repair, a real estate transaction, or when bids disagree, an independent licensed professional engineer can give an opinion that isn't tied to selling the repair. You can verify an engineer's license with the Oklahoma State Board of Licensure for Professional Engineers and Surveyors.
The contractor prices the job after measuring the house and working out why it's moving. We don't quote prices, and a figure given over the phone before anyone has taken floor elevations is a guess at best.
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 usually a paid service. Ask what you'll receive in writing either way.
I'm selling my house. Do I need a foundation report?
Buyers' inspectors often flag foundation signs. A written evaluation, and records of any past repairs and warranties, can help answer questions. Ask your real estate agent what's typical for your sale.
Related services
- Slab foundation repair
- Pier-and-beam foundation repair
- Foundation piers (steel, helical, concrete)
- Foundation drainage and moisture control
More background: Lawton foundation repair guide.
Doors sticking, new cracks in the brick, or a floor that slopes?
Call and a local foundation contractor will come measure it and tell you what they find.