What to Do When You See Foundation Cracks
Seven practical first steps, plus a few things to avoid, before you spend money.
First Steps
What to Do, in Order
Don't panic, but don't ignore it
Most cracks develop slowly. Growing cracks and sticking doors still deserve attention.
Document everything
Photograph cracks with a ruler in frame, mark and date them, and note when doors started sticking.
Rule out water
Check gutters and downspouts, look for pooling next to the slab, and watch for wet spots.
Check for a plumbing leak
Turn off all water use, then see whether your water meter still moves. A moving meter can point to a leak. A leak under the slab can cause or worsen movement.
Keep soil moisture steady
Sudden big changes in moisture around the house can make things worse. Ask a professional before starting a watering routine.
Get an inspection and written estimates
Compare at least two, and ask each contractor to explain the measurements behind their plan.
Check your paperwork
Look at any builder warranty, home warranty, and your homeowners policy so you know what, if anything, is covered.
Avoid
Common Mistakes
- Filling cracks with caulk or patching and forgetting about them
- Digging next to the foundation yourself
- Signing the same day under pressure
- Paying a large deposit before you have a written scope
- Fixing the foundation without addressing the drainage that caused it
Next Steps
Keep Going
- Signs of foundation problems
- What a foundation inspection involves
- Foundation repair cost guide
- Cost estimator
Want a second set of eyes?
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