Not every crack means a foundation problem. HUD's home inspection guide says many signs blamed on settlement actually come from normal moisture and temperature movement. Some signs are worth a closer look.
Signs of settlement
- Floors that slope
- Doors and windows that stick
- Door and window frames that look warped
- Cracks in brick or block walls
Usually less serious
HUD says shrinkage cracks, which form as concrete or block dries, are rarely serious. Cracks that keep getting wider are worth having checked.
Common causes
HUD lists soil shrinking as nearby trees and large plants draw out moisture, soil swelling from blocked drainage, and erosion from poor drainage. On San Antonio's clay, wet and dry spells make these worse.
What you can do
- Keep gutters and downspouts sending water away from the house
- Make sure the ground slopes away from the foundation
- Take dated photos of cracks so you can tell if they grow
- Get an estimate from a local company, and consider an independent structural engineer's report for a second view
Questions
Are hairline cracks in a slab normal?
Often, yes. HUD says shrinkage cracks are rarely serious. Watch for cracks that widen, or that come with sloping floors or sticking doors.
Why do my doors stick only part of the year?
On clay soils a house can shift a little as the ground gets wetter or drier. If it gets worse each year, have it looked at.
Areas served around San Antonio
- Alamo Heights
- Terrell Hills and Olmos Park
- Castle Hills
- Stone Oak
- Shavano Park
- Leon Valley
- Helotes
- Live Oak
- Converse
- Universal City
- Windcrest
- Schertz