Foundation Problems: What Every Homeowner Should Know

If your house is creaking, walls are cracking, or doors won’t close right, the foundation might be talking. Knowing the signs early can save you time, money, and a lot of stress.

Spotting the Red Flags

First thing to look for is uneven floors. Walk across the rooms and feel for dips or bounce. Next, check the walls for hairline cracks that run horizontally or form stair‑step patterns. These usually mean the soil is shifting. A big clue is a door or window that sticks – it often points to a foundation that’s moving.

Older homes can settle slowly over decades. A house built 20+ years ago may still be shifting, especially if the soil underneath is expansive clay. When you see “settling” after many years, look for cracks that keep getting bigger and for water pooling near the foundation.

DIY Fixes vs. Professional Help

Not every crack needs a structural engineer. Small hairline cracks can be sealed with epoxy or polyurethane filler. Improving drainage – like adding French drains or regrading the soil away from the house – is a quick win you can do yourself.

But if you notice large gaps, vertical cracks, or doors that won’t open after a heavy rain, call a pro. Professional foundation repair can include piering, slabjacking, or carbon‑fiber reinforcement. Trying to fix big movement yourself can make things worse and cost more in the long run.

One rule that helps decide is the “345 rule”: if you measure the distance between two points on the floor and they’re off by more than 3/4 inch, it’s time to get an expert. This simple check stops you from under‑estimating a serious problem.

When a repair isn’t enough, you may have an unfixable foundation. Signs include constant water infiltration, severe settlement that’s still ongoing, or structural movement that can’t be stopped with piers. In those cases, replacement might be the smarter move, even though it’s pricey.

Bottom line: start with a visual inspection, seal small cracks, fix drainage, and use the 345 rule to gauge seriousness. If the problem feels bigger than a weekend project, get a structural engineer’s assessment right away.