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What fails on a house, why it fails, and what it should cost

Home/Foundation

Structure and drainage

Foundation — problems, causes and costs

Most foundation movement starts with water and soil, not with the concrete. Everything we have on foundations: what fails, why, what it costs, and which of it you can handle without calling anyone.

877-360-4657What foundation work costs
Quick answerFoundations move when the soil under them changes: clay that swells when wet and shrinks when dry, soil soaked by downspouts, or ground dried out by nearby trees. The signs show up inside first, as sticking doors, cracks and gaps. Fix the water around the house before anything else. Then watch whether the cracks are still moving before you pay for repair.

Not every crack is a structural problem. Concrete and brick crack as they cure and settle, and an old crack that hasn’t changed in years is usually just history. A crack that is growing, or a door that has started sticking, is different. That’s worth a proper look by someone who isn’t selling the repair.

1Start here

Often DIYDownspout discharging at the foundationThe cheapest thing you can do for a foundation, and very commonly wrong. Before you payFoundation cost: what to expect and what to skipWhat drives a repair quote, and the work you shouldn’t be paying for.

2How foundations fail

What you seeUsual causeFirst thing to try
Doors and windows stickingPart of the house has moved relative to the restNote which ones and when; check the drainage on that side
Stair-step cracks in brickSettlement or soil movement under one cornerMark the ends and date them; watch for growth
Gaps between wall and ceilingMovement in the structure belowMeasure the gap and check it again over the seasons
Soil pulling away from the wallClay shrinking in dry weatherKeep soil moisture more even; fix drainage first
Wet soil at the wallDownspouts discharging beside the foundationExtend downspouts and regrade so water flows away
Watch it before you pay for it

Pencil a mark at each end of a crack and write the date beside it. Check it every few months. A crack that doesn’t grow through a full wet and dry season is rarely urgent.

Cracks growing or doors suddenly sticking?Talk to a local foundation pro, and get an independent opinion before you sign for piers.
877-360-4657

3Foundation problems, any age of home

4What foundation work costs

The price depends on the cause and the fix. Drainage work, downspout extensions and regrading are the cheapest. Structural repair costs far more, and it moves with the number of piers or supports, how deep they have to go, access around the house, and whether an engineer’s report and permit are needed. Get the cause in writing before you pay for the cure.

Foundation cost: what to expect and what to skip

5Foundation FAQ

Is every foundation crack a problem?

No. Small cracks from curing and early settlement are common. Cracks that are growing, wider at one end, or paired with sticking doors deserve a closer look.

Should I trust a free inspection?

Be careful when the inspection comes from a company that sells the repair. Consider an independent structural engineer, who is paid for the opinion rather than the piers.

What can I do myself?

Move water away from the house. Extend downspouts, fix soil that slopes toward the wall, and keep soil moisture more even through dry spells.

Do trees damage foundations?

On clay soil, large trees close to the house can dry the soil under a slab in dry weather and contribute to movement. Ask an arborist and an engineer before removing a healthy tree.

Written by Jaylan Jones. I Like To Exterior Services earns a referral fee when a call connects to a contractor. See our business-model disclosure.

877-360-4657