Foundation evaluation and crack repair
Before anyone recommends piers, the house should be measured. Here's what a solid evaluation covers, and when sealing cracks is the right call.
A foundation evaluation is how a contractor figures out whether a house is settling, heaving, moving with the seasons, or just showing normal shrinkage cracks. It starts outside with the brick, grading, gutters and trees, moves inside to doors, walls and floors, and for crawl space houses includes a trip under the floor. The key tool is an elevation survey: a set of floor readings that maps where the house is high and low.
What should a good evaluation include?
- Floor elevations for every room, with a sketch or printout of the readings
- An exterior walk-around covering brick, grading, gutters, trees and drainage
- A crawl space inspection for pier-and-beam homes: piers, shims, beams, moisture
- An explanation of the cause, not just a list of what to install
- If piers are proposed, a written plan with locations and pier type
What do the cracks usually mean?
| Crack | Often means |
|---|---|
| Hairline cracks in a garage slab or driveway | Normal concrete shrinkage; usually cosmetic |
| Stair-step cracks in brick veneer | Uneven foundation movement; worth measuring |
| Diagonal drywall cracks at door corners | The frame racking as the foundation moves |
| Cracks that open in summer and close after rain | Seasonal shrink-swell; water control may help |
| Cracks that keep getting wider | Ongoing settlement; get an evaluation soon |
When is crack repair the right step?
Once the foundation is stable. Brick can be repointed, slab cracks sealed and drywall finished, but patching before the movement is dealt with usually means doing it again. If the movement is seasonal and the house isn't settling, sealing plus better drainage may be all that's needed.
Contractor evaluation or engineer's report?
Many contractors evaluate a house as part of preparing a bid. For a big 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. Texas engineers are licensed by the Texas Board of Professional Engineers and Land Surveyors; Arkansas engineers by the Arkansas State Board of Licensure for Professional Engineers and Professional Surveyors. Both boards let you check a license.
We don't quote prices. The contractor prices the repair after taking floor elevations and figuring out why the house is moving, and any number given over the phone before that is only a guess.
Where we connect you with help
Common questions
Are contractor evaluations free?
Many contractors don't charge for a bid visit; engineer reports are usually paid. Either way, ask what you'll get in writing.
I'm selling. Should I get a foundation report?
A buyer's inspector may flag foundation signs. A written evaluation, plus records of any earlier repair and warranty, can help answer questions. Ask your agent what's typical.
Related services
More background: Texarkana foundation repair guide.
Brick cracking, doors dragging, or a floor that's started to tilt?
Call and a Texarkana-area foundation contractor will come take measurements and explain what's moving.