Home Improvement Expert Danny Lipford

Foundation Problems

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Crack in concrete slab under floor.

A major structural problem with your home is probably every homeowner’s worst nightmare. Structural problems left unattended decrease your homes value and only worsen over time.

So if you are seeing signs of foundation problems around your home like cracks in your drywall, or if you have doors that do not open or close properly you probably need to have an evaluation done.

Is your home suffering from foundation problems?

If your home is exhibiting symptoms of foundation problems like cracks in walls, sticking and swinging doors, or uneven floors it may need foundation repair. Experienced professionals can give you an accurate analysis of your home and design a foundation repair solution.

Can you sell your house for a reduced price rather than repair the foundation?

If you are financing the sale yourself, this poses no problem. Loaning institutions generally will not close a loan without repairs being done or scheduled. However, beware as some state laws impose severe penalties for fraudulently concealing a structural problem from a buyer.

Is your home less marketable because you have had the foundation repaired?

Quite the contrary. If the foundation of your home is repaired by a reputable contractor it is considered stronger after the repairs are performed. Therefore, appraisal values will be the same, as if the problem had never developed. If you are planning on selling your home after the foundation repair work is performed the warranty from the contractor and their reputation are more important than ever.

Selecting a reputable contractor to repair you home

Finally, here are some important factors to consider before taking this daunting foundation problem on.

  • No Contract Labor: Make sure the people performing the repairs work for the company.
  • Financial Commitment: Does the contractor own or rent his equipment?
  • Supervisors on Site: Is the company large enough to provide full time supervision, or will the crew be dropped off at your home to do the work?
  • References: Make sure references are not hand picked.
  • Warranties: Warranties are only as good as the company that offers them. A reputable company who has been in business for at least 25 years should be your best bet.
  • Insurance: Ask for current insurance certificates.


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123 Comments on “Foundation Problems”

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  1. Greg Atwater Says:
    April 26th, 2007 at 2:18 pm

    I moved into a brand new home. It’s less than a year old and in its basement the load bearing walls some have a hairline crack. The walls consist of walled sections. The concrete walled sections that the load-bearing steel beam the upper level of the house rest on the cracks are more pronounce which extend from the top where the steel beam rest and protrude downward approximately the length of the wall. Is the normal with settling of the house or something that need to be evaluated by a professional?

  2. AUSTIN SAMPSON Says:
    June 12th, 2007 at 6:30 pm

    MY HOUSE I JUST PURCHASED IS ABOUT 50 YEARS OLD. THE FLOOR JOIST ARE 2X6″ BEAMS 24″ ON CENTER. MOST OF THE CROSS BEAMS HAVE DROPPED, AND MY FLOORS BOUNCE WHEN I WALK AROUND THE HOUSE. I DO NOT KNOW WHAT TO DO. CAN YOU PLEASE GIVE ME SOME ADVICE.

  3. alex elguezabal Says:
    June 14th, 2007 at 9:26 pm

    I’m with you. I did the same thing and have the same problem x four beams. Forget about piers, not the problem. Research humidity problems, improper venting and moisture problems causing dryrot. Beams crumble then collapse, caused by moisture, mostly drain problems from your own plumbing. Get an old time pier and beam man, familiar with chain wall construction. Sorry, not only will beams have to go, but wet problem must also be fixed. Good Luck keep in touch. alex721@sbcglobal.net

  4. Wilfred Manyango Says:
    June 22nd, 2007 at 9:57 am

    Thanks for the info.
    I just realized that there is a zig-zag crack in the bricks in front of my home. Also the pantry door does not close. How do i begin the process of looking at the foundation. Do i invite an engineer first to look at it or should i just contact a foundation repair expert.
    Please advise.

  5. Official Comment:

    Allen Says:
    June 28th, 2007 at 8:24 am

    Wilfred, how wide are the cracks? Are there cracks on the inside walls? Any cracks at the pantry door? It may not be structural at all. Could be simply some natural settlement. Let me know the answers to those questions.

  6. Paula Says:
    July 11th, 2007 at 9:34 pm

    I notice some nail pops around my home, also above one of the bed room doors there is a vertical hair line.

  7. Paula Says:
    July 25th, 2007 at 4:55 pm

    3 corners in a bedroom that are exterior walls are showing the following:
    1- drywall tape bubbles
    2- vertical cracks appearing from floor to ceiling
    The one corner in the room that is an interior corner shows no signs of damage at all. I am thinking this is foundation problems, but the cracks are straight, the doors close, there are no diagonal cracks around the windows or doors. What do you think?
    Paula

  8. Official Comment:

    Ben Erickson Says:
    August 1st, 2007 at 3:38 pm

    Paula,
    Minor flaws in sheetrock are common, especially if the house was attached with nails rather than screws as is now the custom. Nail pops and slight cracks at joints above doors and windows from seasonal movement of the wood framing are two of the most often noticed defects, and should be repaired before you repaint. Larger problems, such as you described, could be the result of improper sheetrock installation, excessive moisture in the wall, or settling of the foundation. A moisture meter can be used to see if the wall in question varies significantly from other areas of the house. If it does, check your roof and siding and repair any leaks.

  9. Stacey Says:
    August 14th, 2007 at 11:46 am

    I live in a house that is built off the ground and is over 100 years. There is about 15 brick pillars under the house and some are crumbling. I know that I need foundation work. Where can I find a good company to do this that doesn’t cost 2 arms and 2 legs :)?

  10. debbie Says:
    October 25th, 2007 at 5:15 pm

    i own a piece of land and the ground is soft ground were i build my home i have foundation problem and loking for someone to fix it but i have more ground and want to built some appartments is there a way i can built on the land those appartments so i wouldnt have any problem later

  11. Kim Says:
    October 27th, 2007 at 8:38 am

    I have cracks in my basement wall no water is coming in. There is white powder at the base of the cinder block. Ive had three contracters in and have had 3 different ways to fix the problem. Im not sure which one I should do. 1. is dig out side and tar and put new drainage in. 2. dig inside putting new drain in floor to sump pump.3. insde dig and put pillers in floor to rise house on one corner this is the most costly. Help

  12. Deb T Says:
    November 5th, 2007 at 3:52 pm

    Stacy, any professional company is going to cost you alot of money but you want to make sure to check references, even if they say they have been in business for years, make sure they have done the type of work you are looking to have done. Get several estimates, check all the references, and when you decide on a contractor make sure he is licensed and insured. Make sure the estimate is in writing and he gives you a copy of his certificate of insurance. Any reputable contractor will have no problem giving you these things for that type of work. Debbie, I don’t understand your question? You want to build apartments on the same land that you’ve built your house on, but your having problems with the house? Are you asking what can be done to the land so that you wont have problems with the building of apartments? If so, again, a contractor is the one to contact. You will have to have permits and such and a good contractor would know what would have to be done in your case.

  13. Deb T Says:
    November 5th, 2007 at 3:58 pm

    Kim do you currently have a sump pump installed? Does water collect in the basement ever? From the little info you’ve given me I would opt for number one, it depends why the water is coming in tho. Make sure to again check all the references for THIS type of work, get a written estimate and certificates of ins. Make sure he doesn’t make the problem worse by directing the water to an area where it hits your neighbors property and gives them problems or reroutes to a different part of your foundation. I have this same issue going on myself and when it floods it is not fun especially if your lower level is finished ( mine was..its now being remodelled) I can’t stress enough the importance of checking references for THIS TYPE of work, no matter how long this person has been working in the business..just because he is a contractor and is good at building things doesnt mean he is an expert at all things. So cover yourself.

  14. Ray Says:
    November 5th, 2007 at 6:38 pm

    I have a 50+ year old house with concrete slab foundation. My problems are diagonal cracks (window areas)in the cinder block walls. They are showing up in the inside walls and attic area. I have exterior siding. How do you suppose I address these cracks?

  15. Jimmy Says:
    January 8th, 2008 at 3:45 pm

    I live in a home that is 12 years old. The builder is one of the local high-volume builders. When I ripped out the carpet to put down hard wood, I noticed that there was a raised spot on the floor that the builder did not grind down. As it turns out, there is a pvc pipe that wasn’t cut down enough (maybe they were going to put an outlet?) and the concrete is piled up to the height of the pipe. Over time, that has led to a small crack in the concrete that extends to the porch outside. Otherwise, I have had no problems with the house. On the face of it, is this a major problem?

  16. Deb T Says:
    January 8th, 2008 at 5:59 pm

    Foundation.. I would consider it a major problem. If the foundation is not correct it can not support the rest of the house. I would fix it while it was minor ..just my opinion after going through it with a house we bought at auction and wish we had inspected better:) It may not be expensive now..theres no way to know unless a pro looks but I DO know its better taken care of sooner than later. And if you are aware of the problem and sell the house without telling the buyer you will be held liable. You dont want that hassle. Just my opinion.

  17. Jen Says:
    February 1st, 2008 at 11:13 am

    Hi.

    We bought our home year and half ago. No major problems noted in the inspection. Since that time we noticed major creaking of the floors on all 3 levels that has progressively gotten worse. Now you can’t step anywhere without loud creaks/groans. Also we have noticed horizontal cracks, especially around door frames and doors are not shutting properly. It seems to be getting worse. House is 25 years old. Who to call? We are nervous that someone will come and diagnose a major problem just to get the contract to fix it. Do we get multiple estimates? Thanks.

  18. Shirley W. Bodiford Says:
    February 10th, 2008 at 3:53 pm

    I have about a 10 inch line above my window
    in my bedroom and each time I fill it in or
    cork it about 3-6months it comes back. HELP:

  19. Thomas Says:
    March 1st, 2008 at 3:55 am

    Our house is about 100 or so years old, and was re-stumped by its previous owner about 15 years ago, and is heritage listed.
    We have cracks throughout our ceiling, which are replicated in the same spot upstairs, and directly beneath these cracks are even larger gaps between the floorboards. Our dining room is elevated in its centre and slops in a downwards direction towards the kick boards, and the wood paneling on the wall no longer sits probably against the existing plaster board.
    Some of our floorboards actually bend when they are stood on, and barley any of our windows or doors open or close without having to really push them.
    The tiles in our kitchen and bathroom have began to lift off the walls, due to the new cement sheeting cracking, and our kitchen bench no longer sits correctly and seems to be leaning. We have also experienced some major leaks, caused by the actual tiles moving on the roof, and have had large amounts of water going down the walls directly under the house.
    We have received two quotes, and have been told that we need to rip up the majority of the floorboards in the back part of the house, due to the joists needing to be replaced and that it will cost around $20,000. Is this quote too much, and do we actually need to rip up our floorboards?

  20. Kristin Says:
    March 18th, 2008 at 5:32 pm

    My husband and i are about to buy a house that is 4 years old. We had the inspection done yesterday and the guy found that it has already had foundation work done recently. He says it may have had something to do with the way the windows were put in but we would have to get a structural engineer to look at it. Since it has had work do you think we should get it looked at again or just not buy it at all? We do not know if we want to take the risk of something happening down the road. What do we do?

  21. Keith Joiner Says:
    April 13th, 2008 at 7:45 pm

    I have a house with foundation problems like cracks in the walls doors wont lock things like that. My question is i want to put a nice tile in my kitchen will this crack the tiles if the house shifts or even could i use like the snap together laminate flooring or should i be safe and go with the lanolium right now i have the stick on type they are just not very apealing please help?

  22. julie Says:
    April 24th, 2008 at 9:55 am

    Can flooring smell bad like ceramic tile if there maybe too much moisture in slab?

  23. Eddie Gibson Says:
    May 7th, 2008 at 12:40 pm

    My house is around 13 years old, 2 story, brick and hardiplank. It appears that I have some separtion in the brick where it was put together on the outside and also noticed hairline cracks from the inside of my gargage running about halfway into my kitchen. What can I do about this and does it sound like it will be an expensive job?

  24. Samantha Provost Says:
    June 12th, 2008 at 8:38 pm

    I am looking into buy buying a foreclosure. It is a nice brick home in a nice community, the problem is that it has major foundation issues. There is a crack about two feet at the corner of a bedroom in the cement floor. The brick fireplace has a crack that actually broke through the brick instead of following the morter(?) lines. Also, about a foot off the bottom of the house on the outside brick is a crack that runs from the patio door to the end of the house! Because it is a foreclosure and has been on the market a long time, not to mention the extensibe problems with the foundation, I was wondering if I my offer could refect those things. Mainly I’m wondering if the foundation damage would allow me to ask $70,000 off the asking price due to labor and cost to fix the damages? ( I would not be buying a house with problems if it wasnt such a nice house in the best neighborhood….big return later)…Advice please!!!

  25. Official Comment:

    Ben Erickson Says:
    June 13th, 2008 at 12:02 pm

    Samantha,
    Without a doubt, your offer should be substantially reduced due to the foundation damage, but make sure your offer is contingent on an inspection, and have an inspector or engineer examine the problems throughly before going ahead. It would also be a good idea to get several estimates on repairing the damage before signing off on the house. Structural foundation problems can be very costly to repair, and might not even be fixable.

  26. homehelp Says:
    June 24th, 2008 at 2:10 pm

    I bought my house about 2 years ago. I went into the unfinshed part of the basement about 3 months ago and there are cracks all along the wall. In one place of the wall I can see the sunlight outside. Water was getting in part of the basement but not from the cracks. Before we baught the house and a company came out and put a draining system to the current drain. No water gets in but I want to build a deck. I had a guy tell me to have someone come out and look at it. How do I know that the contractor does not make it sound worse than it is? All of the cracks are on the seam of the blocks except for one. I was told that if the block is cracked in the middle it is because of stress and I should be worried about it. What do I do?

  27. Sam Says:
    August 12th, 2008 at 8:56 pm

    My utility room used to be a garage. At some point it was closed in. The floor of the utility room is the original slab from the old garage. The floor is not even and where the concrete slab intersects the wall (there are no baseboards), water permeates through that part of the wall when it rains. I had a general contractor assess and he thinks a chain wall needs to be added and the foundation built up. But I don’t understand what a chain wall is. Could you explain?

  28. Fernando Rivas Says:
    September 5th, 2008 at 6:22 pm

    Good day. We bought a house in 2002. The realtor we bought the house from works for Ebby Holiday. The house has foundation problems estimated at $20k, for a complete repair. I am very sure the realtor knew about the house having foundation problems back when we bought it but did not disclose the problem to us. Can anyone tell me what are my legal rights after living in the house for six years. Second, can anyone tell me an estimated loss figure I will suffer if we sell the house with foundation problems? The market area goes for $120k, the debt is some $69k, and the estimated foundation repair is some $20k. I will really, really, appreciate a sincere answer please.

  29. Guardduck25 Says:
    September 13th, 2008 at 6:13 pm

    Check or what is commonly known as faulty grade Faulty Grade is where the grade of your soil is higher than the foundation of our Garage and if this happening water will permiate in or seep in,lower the soil below the foundation and look into installing drainage piping abs plastic which is back cover it with weed suppresent barrier a black like cloth purchasable at any hoe center and most importantly WATER SEAL the exterior of the wall as for the unlevelnes of the floor u can usee a elf leveling compound buyable at any hoe center and raise the foundation from the inside that means exposing the interior wall and poor concete between all the studs be sure to nail a piece of 1×6 to the wall studs so concrete does not pour out as for a chain wall i don’t know look on the web for chain wall descriptins and purposes hope this helps

  30. lucy from wisconsin Says:
    October 5th, 2008 at 11:04 am

    Hello ALL: I need help! I am a new homeowner I brought my 102 yr old home 2 yrs ago. Previous owners remolded both bathrooms, mud room entry way, living room and two bed rooms with new blasted plaster (dry wall has a bubbled beaded look to it. I brought the home from an old friend that was in the realitor business. The inspector gave it a clean billed stated that it had some mild settling issues. wHEN IT RAINS in the middle of the basement the floor gets a bit wet mostly damp. I thought about dry lock to keep moisure out? comments on dry lock? my problems got worse because About 2 months later I noticed the floors on the upper level were higher towards the walls and the floor started to slope. I had the same inspector come out and he told me normal settling d/t the beam in basement had not sunk. then stated could be pressure from new tub prior owners put in? Now I noticed majot cracking in the kitchen dry walls, floor slopes to middle of house. slopes down about 1/4 inch from wall to support beam. In basement (my basement is top1/2 old city brick/ bottom half field rock that have white ash on them)no cracks found around major wood support beam but, could the metal beams holding up the wood support beam could those sink into the cement floor? is that possible? It seems that slopping is getting worse every year!! The prior owner also cut one of the smaller support beam to install the tub. I believe they had some prior water damage d/t there is all new wood around the tub area (visual from basemant) I also notice the tiles are coming up in the secound floor bathroom. The secound floor is also very cold during the winter and hot and humid during the summer. (i do have CAir does not appear to reach upper level)also, (there are 2 heating vents one is on the wall does not appear to be working? one on the floor in corner of bedroom which works.) I need some major help and advice. Is the prior owner liable? I brought the house as is in the contract. They did not disclose any foundation problems. My old nfriend does not talk to me anymore which leads me to belive that he knew of the problems and must have gottern a bonus for selling me this headache of a house! ANYONE PLEASE GIVE ME SOME ADVICE DIRECTION ON WHAT TO DO! desparte in wisconsin for help!

  31. Rosanne Says:
    October 21st, 2008 at 11:29 pm

    What about cracks that are mainly in the ceiling? What does this mean? I have a high sloped ceiling and there are cracks running from the peak and down both sides but not next to each other. One of the cracks runs down the side wall to a vent. I also have a crack running across the ceiling of a small hallway then a little down the side wall. There is a crack running across a small part of a ceiling in a bedroom next to the box ceiling. There is a crack running completely through the brick pillar that holds up the extended end of the front porch covering. No problems with windows, doors or floors and there aren’t any diagonal cracks.

  32. Shirley Ranger Says:
    November 8th, 2008 at 10:58 pm

    We just bought a house, it is 31 years old.
    There is cracks in the concrete floor in the basement laundry room, don’t know where else because it is carpeted.
    I have been noticing on a lot of the walls, epecially in basement, that where the drywall joints are, it is becoming more noticable. Two inside walls in the basement have vertical cracks in paint, where the drywall joints are?
    Anyway, I am worried! Is this normal shifting or could it be a foundation problem? No problems with doors or anything else.

  33. sande wood Says:
    February 21st, 2009 at 1:12 pm

    My house is 26 years old and I’ve noticed the last couple years that the small patio has separation from the rock fireplace about 1/2 inch wide (east side of house on the back). The side of the garage sidewalk in front of the house also has about the same separation (south side of house). No door problems, but the two rooms on the east side have some tape separation along the ceiling (tall ceilings).
    Foundation problem or settling?
    Thanks

  34. Keith Alan Says:
    February 25th, 2009 at 6:54 pm

    HELP. The 2-year-old brick home I purchased passed inspection. Now, I’m selling it and discovered that it won’t pass inspection because the builders cut corners on laying the chain wall. In some places, bricks compensate for an uneven chainwall. I’m limited in funds. What can I do to get the foundation secure and inspection safe?
    Keith

  35. Lee Says:
    June 28th, 2009 at 10:26 am

    Our house is built at 1965 and we are planning to sell it this year.

    There are several symptoms which indicate the house has foundation problem:
    - Cracks at garage and patio floors
    - Sloping floors: kitchen and stairway
    - Diagonal cracks in the wall at corners of doors (master bedroom, hall bathroom) and cracks at kitchen ceiling

    We think all of these symptoms are caused by water problem. There is a creek at back of the house and whenever there is heavy rain; water will get in garage and crawlspace. We did install sump pump and well to help resolving the problem; but sometime with the heavy rain, we still have water in these two areas.

    If we decide to hire foundation repair contractor to fix it; we are not sure if there is “solid ground” under the foundation since this is a poor building site to begin with.

    We appreciate if you can help us out by answering the following questions:
    1. Does it help to install helical pier to stabilize our house foundation or there is other way to resolve it?
    2. We think this house builder did a bad job and the town did not supervise this job well. Can we ask our town to be responsible for the foundation repair?

    Thanks for your time in advance.

  36. Krystal Says:
    July 4th, 2009 at 7:31 pm

    My home is currently under construction and the builder installed the plumbing to bathroom 3 in the wrong location. He installed it in the doorway of my gameroom!! The builder has offered to relocate the plumbing to its proper place but has to break through my newly poured and still curing foundation. I need to know if this will compromise the foundation or pose any future problems. Also, I am worried about future plumbing/drainage problems as a result of this repair. Thank you so much for your response.

  37. Cassie J. Says:
    July 6th, 2009 at 10:17 am

    Hey Guys. I am looking to purchase a house in North Carolina that was built in 1941. It has a brick foundation, which are not common in the North, where I am from and learned all I know about home construction. There are two three-inch vertical separations in the brick at the back end of the house that run the length of the foundation. It doesn’t seem like it has affected the house much, but is this something I should consider before I buy it? Could I patch it with concrete or reinforce the wall from the inside crawlspace with another layer of brick?

    Any input would be awesome.

  38. wendy douglass Says:
    July 6th, 2009 at 7:19 pm

    I am trying to sell a house that has major foundation problems to the tune of 50,000. 60% of the house is unleveled. The house still has a mortgage owed for 20,000 more than the repair est. How can I sell this house???

  39. Gwen Says:
    July 10th, 2009 at 9:53 am

    Hi

    We built a house in 2002 on sandy clay. The last couple of years we have had major droughts in Texas. We have crackes diagonal about three doors, three windows and our front door will not open. We see no cracks outside around the foundation; however we have hardiplank, so not sure if you can see any cracks. Could we have a foundation problem. My husband seems to think that the wood has shrunk, especially since it was really green during the building process. We have beams every 12 feet and lots of iron in the foundation.

    Any help would be appreciated.

  40. susan Says:
    August 8th, 2009 at 6:26 pm

    I am interested in a slab ranch style home in Illinois corn country. The house appears sound, but there is a crack in the slab of the living room. The crack runs a good 12 feet. Is it fixable or will it be more problems down the road? Thank you. Susan

  41. MENTHA Says:
    August 10th, 2009 at 8:22 pm

    I had a house built 4 years ago so it relatively still new. About six months after being in my home, I started noticing cracks above doors. I called the builder and he had it repaired and he said the house was just settling. Well I have had more cracks and some doors won’t close. I called my builder and again he had it repaired. This has been going on for the last four years. I’ve done some research and had some estimates from foundation companies. My question is isn’t my builder responsible for having the foundation repaired. I don’t have the funds. I think this was faulty construction from the beginning stages of pouring the foundation. What are my rights? HELP!!

  42. steven dossett Says:
    August 16th, 2009 at 5:37 pm

    I am looking at a new home. its been on market for over a year. it looks like the entire foundation was pieced together with left over blocks. doesnt look level at all what can be done with this

  43. Karin Says:
    January 4th, 2010 at 10:42 am

    I bought a house five months ago, and during the home inspection, we noticed small cracks in the exterior walls (it’s a brick house with those big breeze-block bricks and concrete at the base). Well, recently, I noticed that the cracks on one side of the house have become bigger. My neighbor noticed them too and said the old owners should repair the cracks as they are liable. I wondered what my legal position is on this?

  44. Jan Says:
    January 7th, 2010 at 10:18 pm

    Hi, I am looking at a foreclosed house built in 2005. It seams has fundation problem. The cost for put in pier system, water pipe drainage, and fix cracks will run about $70,000, and any hidden problems are extra, plus fix damage to the landscap. Should I ask for additional $100,000 reductional from the price, or should I consider to buy it at all.

  45. josefa Says:
    January 19th, 2010 at 4:24 pm

    Danny – I am seeing lots of foundation symptoms in my home. It was built in the early 70′s. I’m seeing the following:
    * doors in the backs side of the house (bedroom area)
    do not close in winter
    * doors i

  46. Connie Says:
    February 21st, 2010 at 8:49 am

    The floors on the bedrooms on the rear end of the house have seperated from beems daylight coming through you can almost put your foot through the gap any suggestions? It is on Peer and Beems

  47. ana Says:
    February 23rd, 2010 at 10:36 pm

    My husband and I bought a house in 2008. We noticed a crack from top to bottom on one of the rooms last year, 2009. We also see the uneven door level, as being noted on some of the above comments. We are now starting to see cracks on the ceiling on some of the other rooms. I didnot know what to do so I was looking online and came across your website. After reading some of the comments abvove, I think its also a foundation problem. Is the previous owner responsible for paying if it’s foundation problem? Do you know who I can escalate this to please????

  48. Dale Kerr Construction Inc. Says:
    March 9th, 2010 at 9:56 pm

    I am a home builder in Texas where the soil is always shifting from reading all of yalls notes compalints I suggest you all contact a soil stabilization company there are 3 in this area,I repair foundations and i can tell you the cost are high its a very labor intensive process soil injection company can almost usually fix the problem immediate and its warrentied for the life of the house the warrenty transfers over to the new owners everytime the house sells so dont let any contractor sell you a pipe dream call the soil stabilization specialist unless the concrete is dead and i mean deteoriating to the point it is brittle and easily falling apart then you have no choice but to raise the house about 3 inches and change the cement out both cost about the same one is a quick fix and the other takes a week or two to complete at about $40,000 to $45,000 depending on your location in the US and the size of you foundation. Good luck to each and everyone of you.

  49. JEFF Wall Says:
    April 7th, 2010 at 2:53 pm

    I bought a new house ( built in late 2008 ) in mid 2009 and am seeing two small cracks in the cement on the foundation on one corner of the foundation/house. What should I do and who should i call? Is this a problem and if so , how can it be corrected?

  50. Joe Says:
    April 17th, 2010 at 6:38 pm

    DALE – are you saying soil stabilization can help FIX a foundation problem or just stop it from happening or getting worse. Yes, Texas dirt sucks and so many foundations shift all the time – what if no doors or windows stick but one corner of the house has “Dropped” due to a tree being closer than it should have? can that be fixed with underground watering and soil stabilization?
    thanks

  51. sandi Says:
    April 20th, 2010 at 9:18 pm

    Husband and I just had our home inspected. Upon inspection, they found a horizontal hairline crack about two feet in length, and 1/16th of an inch in width. Slight bowing, but not much along the crack. The crack is located in the morter and NOT the cinder blocks. We are hiring a Certified Foundation Structural Engineer to tell us if this is a failing structure or not. We have no other problems with the home, no cracks any where else. The buyers want to hire a repair person to come out. We are frustrated because we have dumped so much money into this house, paying all the buyers closing costs, and we have come down in price, not to mention all of the updates we have done to this home due to the age. Any suggestions on this type of crack?

  52. Dale Kerr Construction Says:
    August 17th, 2010 at 9:15 pm

    Joe

    If you have trees in your slab, I suggest you call both a tree specialist and a foundation specialist both together can help you with your problem.But to much water can cause lifting so i wouldnt try to solve a problem with water, the pros in your area are familiar with your soil and ground conditions and can help you save a little now are a lot later. Remember it doesnt cost that much more to go first class so take care of your investment now or it may cost you thousands later.

  53. Debbie Says:
    August 23rd, 2010 at 1:58 am

    My husdand and I brought a 35 year old house almose 3months ago and after heavy rain one day, we noticed in the dining room a large square shape where it looks like ceiling is leaking from water. What are our options? The seller had to known about this. This could not be the first time, from one day of heavy rain. Should I contact my lawyer to see if the seller if oglicated to fix? We have already put in a lot of money to fix other things with this house, but I am thinking their is an issue with the roof, that was not disclosed or hidden by the seller saying “Do not Know” on the seller’s disclosure.

  54. Kerry Says:
    September 11th, 2010 at 10:06 am

    I purchased a home five years ago. Its a slab house that is now 47 years old. The house was “flipped” by a real estate company. They did a poor job on alot of the remodeling. After I moved in, approximately 3 months later diagonal cracks appreared in my bedrooms at the windows and in the living room. The real estate company did not disclose that there were any types of cracks on the walls during their remodeling. They did not have any permits for the work they did on the house (I checked). They put that they did not live in the house so they did not disclose any of the cracks. They had to know because their painters had to patch them to paint over them. The cracks come back everytime after I patch over them with joint mud. Can I sue them for non disclosure fraud?

  55. Jimmie Says:
    October 3rd, 2010 at 4:20 pm

    I purchase my home last October 2009; in the last few months of 2010 had massive movement in the foundation and bricking of my home. First AAA is canceling my Home Owner Insurance, as of October 19, 2010, due to the cracking in the mortar in the bricking (Side of the house). I called the original Inspector that inspected the house for me. He looked over the house a seconded time, and notice things that he did not see the first time. Long story short, I had a foundation company come out to give me an estimate to fix this issue to Michigan Stands, It will cost me $20.000 to fix the foundation, not including the cracking and bowing of the bricks on all sides of the house. The foundation company found a crack in the basement wall, from the top of the basement to the bottom (floor). The crack measures about 7ft. long and ½ – 1in wide I have pictures before and after removal of dry wall. In the disclaimer list, there was nothing stating that there was a foundation problem or cracking behind basement walls.
    When I purchase this house, I trusted my Realtor, and the Home Inspector, to see and point out these things that I would not see. I purchase this house in good faith, that nothing major was wrong with it. Now I have to find $20.000 to fix this problem and get my Home Insurance back. I believe that the previous owner hide this problems behind the basement walls, with dry wall. When the foundation company took down a section of the basement wall, it was so obvious that this house had foundation problems. I would not have purchase this home if I knew that it had foundation issues. What can I do legally?

  56. Julie Fisher Says:
    October 5th, 2010 at 12:22 pm

    My husband and I bought our home in June of this year. It was a HUD held home, but all inspections were done by them and then by us as well. All checked out perfectly. We have a basement that is split down the center of the home. When you get to the bottom landing you can go left to the workshop or right into the laundry area. We recently had about 5.5 inches of rain in a 24 hour period and ended up with 5 inches of water in the right side of the basement which is roughly 20 x 12 so it was like a large kids pool. We can not tell where it came in, there are no cracks in the flooring, signs of water on the ceiling or any spot that stays wet. I find it hard to believe this is the first time this has happened, but it was not disclosed. What can we do?

  57. Jonathan @ Atlas Piers of Atlanta Says:
    November 1st, 2010 at 9:41 am

    Jimmie,

    Legally, I’m not sure if you have a case. In the cases I have testified and been a part of, a homeowner (you) would need to prove the previous owner knew about the issue and lied about it. This can be very hard to do unless the basement was finished right before you bought it, or you can find the contractor who finished the basement (he might remember cracks in the wall), but even then you would need to prove that the homeowner had full knowledge.

    For the repairs, I would get 2-3 opinions and even hire a structural or geotechnical engineer to assess the issues. Many times you can wait to make repairs, allowing years to save up for the repairs. In other situations, you can do some other things to help with the problem (regrading, drainage, etc). Ask around, there are usually more than one way to skin a cat. $20,000 is steep although it may be the actual cost.

  58. shelly Says:
    November 22nd, 2010 at 9:07 pm

    We have a 7 year old home. During final walk through, we noticed the carpet wet in the walk-out basement. We were told during the home inspection to keep that side of the house clear of snow during melting (in the spring) to prevent water buildup next to our home. The previous owners were not aware of the wet carpet. We just had freezing rain storm, mixed with melting snow, now the carpet is soaked. There is also water coming up through cracks in the garage (part of walk out basement) along with the water seeping into the garage through the corners and joints of the wall (the same wall as in the bedroom with wet carpet). HELP SOON!

  59. Jill Says:
    December 9th, 2010 at 9:29 am

    My sister and her husband are looking to buy a home.
    They went through one last night and loved it until they reached the basement (this home is in Illinois). They spotted some mold, albeit slight, and an outside wall that my sister described as “wavy”.
    Should they assume there is foundation trouble?

  60. Amy Says:
    December 15th, 2010 at 4:20 pm

    Hi,
    My husband and I bought a 30 year old house last summer. We had some conerns because we saw some stairstep cracks in the mortar of the bricks outside and a weird looking vertical crack in the garage (which is under the house) wall. We asked the sellers to have it inspected by a structual engineer to see if the cracks were a potential problem. It came back clear from him. Since we moved in however, we are noticing other issues; doors that stick through out the house, bubbly-looking corners in several of the upstairs bedrooms, and it makes me wonder if we have any legal recourse if we do, indeed have structural problems. What do you think?

  61. Ronald Sanders Says:
    January 3rd, 2011 at 7:15 pm

    We purchased a eighty year old house and we knew we had to make some repairs. First we had to level the house,my question is how long before we start inside repairs on walls?

  62. Deb Maynard Says:
    January 12th, 2011 at 7:18 am

    We were considering purchasing a condo in a 2 unit complex. We found out that due to faulty drainage the foundation had to be repaired (ramjack) as well as cinderblocks. The drainage issue was corrected. Should we move forward with this purchase or walk away? I assume that it could affect resale as we will be required by law to put it on our property disclosure form.

  63. Joan Says:
    January 13th, 2011 at 9:14 am

    I bought my house last year and it is 7 years old. We periodically hear these very load noices in the house… seems like on our 2nd floor deck(sound like someone smashes the house with boards) After inspecting the house more closely, we noticed the beams are all shifting and turning.
    They do not fit square into the deck flooring that was cut around the beam. I do not know if this is where the noises are coming from or if those beams are shifting now or already shifted previously. I know for sure one has slightly shifted as the railing has pulled away from the beam by 1/4 inch. Is this settling even years later or am i have a structural issue? Nothing else seems to be an issue. I do not see any foundation problems or any walls cracking or sinking

  64. Mark Says:
    January 21st, 2011 at 10:22 am

    Hi Danny. Great website! Also, I see you are willing to give free advice to people, that is very nice of you. Quick question. We recently bought a house that has a mild sloped floor in the corner of the kitchen. The slop isn’t much, but is somewhat noticeable. Also, several gaps aroudn the tops of doors are apparent and it looks like the previous owner put some caulking about the tops of the crown molding. Gaps there only about 1/8″ or so. This was a FSBO from a Professor at the local University. He seems very honest. Do we need to be concerned that these are structural problems? The house is in an area with a high water table and last year was very dry for the area. We looked at another house in the same area and were about ready to have a foundation inspector come in when the seller canceled the deal. This house has some real obvious signs of issues…and they obviously weren’t trying to hide them. The house we bought though had new carpeting througout and new paint.
    Should we be concerned? The house was inspected by a general home inspector who we were told was really good and he didn’t see anything to be concerned with. Given our problems with the other house we looked at, we are really worried this house may have issues the seller hid under new carpeting or paint and spackle. Help please!!!!

  65. Mark Says:
    January 21st, 2011 at 10:26 am

    Oops, one last thing…the house we bought was built in 1978. New laminate was put in two years ago and there laminate has split in one small section about 1/8″. This seems to be related to the sloped floor and by this logic only took place in the last two years since the laminate is two years old. Could the settling be just from the ground being so dry. Should we have a professional foundation inspection done?

  66. Mark Says:
    January 21st, 2011 at 10:27 am

    Shoot, last thing I promise! House is on a slab.

  67. Francis Says:
    February 23rd, 2011 at 1:45 am

    i noticed some hairline cracks on the garage floor mostly starts from the corners of the base pf the piers. i am not sure if these are signs of foundation problem. I want to consult a professional, but how much approximate will inspection costs in general?

    thanks a lot!!

  68. Wendy Says:
    March 7th, 2011 at 9:58 am

    Hello, my home is about 6 years old and we are the orginal owners. We have large cracks that are diagonal at two different door frames and the doors will no longer shut. I had the bulder come out and he tells me that a joyst is about 3 inches off and the house is “sagging” under those doors causing the dry wall to crack. Our floors are also very creaky and the carpet has started to bunch and fold. Is he telling me the truth?? Should I get someone else to look at it?

    Thanks in advance.
    Wendy

  69. Debbie Ray Says:
    March 12th, 2011 at 5:12 am

    We bought a home that was built back in the 1900′s the house has alot of history and chactor it has the old dirt basement with the walls being stone with concrete. The foundation sits on glazed tile which has cracks in a couple of places. We would like to cover the tile on the outside of the house but we dont know how to do it or what to use. Do you have any ideas? The house is sound can you help ???

    Thanks so much
    Debbie Ray

  70. Brenda Says:
    March 16th, 2011 at 2:09 pm

    We are looking to purchase a 30 year old home on a crawl space. It has seperation in the exterior brick mortar in stair step and some mortar looking seperation around one of the doors. There is no problem opening or closing any doors, the floor appears level, no squeaks, interior doors open/close perfectly. No sheetrock but paneling so I don’t know if there would be cracks. No seperation/gaps around trim boards. Could this just be normal settling?

  71. Philishia Says:
    April 8th, 2011 at 6:23 pm

    Hi. Came across this site after looking at a beautiful home for sale that does have stair step cracks on 2 corners of the brick house. This is disclosed and realtors states $20k to repair. I have 2 questions I hope you can answer. First, does $20k seem an appropirate estimate. And, Second, the house actually appraised in 2010 for $260,000. The current asking price is $125,000. Will a mortgage company loan $145,000 to cover the repair?

  72. Steve Says:
    April 10th, 2011 at 11:21 pm

    I buying this house from my parents for half of what they paid for because it needs work. New siding, Windows need to be updated and minor interior work like new carpet and the like. My big concern is the foundation settled about 3 inches when they had a drought years ago. The house had the front settle the most and you can really see it in the supports in the crawl space. Should I see about having the front under pinned and pushed back to level. Also I spring and summer there is a fair amount of water that seeps in unless it a drought year and in the winter it is dry. I am thinking of put per tubing and then a sump in.

  73. Kayla Says:
    June 27th, 2011 at 9:32 am

    Hello,
    My fiance and I bought a house in April of 2010. The past weekend we got a lot of rain and noticed a puddle in our basement. We investigted this further and found a large crack in the foundation that was being hid by a small cement slab under the eavesthrough. There is no way that the preious owner did not know about this. Throughout our process of buying this house the previous owner filled out a form saying that there was never water in the basement or anything like that. Is the previous owner liable at all?

  74. Diane Says:
    August 13th, 2011 at 7:37 am

    I bought a 1963 raised foundation home 6months ago. When I walked around the house before purchasing I did not notice any creaking or slop that is now noticed on the kitchen entry. The creaking seems to have gotten worse and more areas. Who do I contact? Before I purchased the house there was no carpeting but is now installed. I have two bathroom toilets that rock. They have been tightened but keep coming loose.

    Thank you for your help

    Sincerely
    Diane

  75. Brittany Says:
    September 3rd, 2011 at 3:18 pm

    I am looking into purchasing a home and had an inspection done this week. He pointed out in the basement there is water damage to the walls. One wall is leaning almost 2 inches. Is this a serious problem worth more than $20,000? Is there a time-frame in which the wall would need to be fixed?
    Thank You,
    Brittany

  76. Annette Says:
    September 29th, 2011 at 1:19 pm

    My son bought a new home last year in the Ft. Worth area. He is having really bad foundation problems. He brought these problems to the attn. of the home builder shortly after moving into the home. The home builder is just now acknowledging there is a problem. What kind of recourse does he have other than having the foundation repaired? Later down the road when he wants to sell the house he’s afraid it won’t be attractive to anyone unless he loses money on the sell of the house. Can he get monatary compensation along with the foundation being fixed?

  77. Chris Says:
    October 10th, 2011 at 1:32 pm

    I bought a McBride and Son home and it was built in the fall of last year of 2010 in Shiloh, Illinois. I asked the builder if they can put a jacket around the concrete foundation. But, they said it was no necessary. It rained hard for weeks and the temperature dropped below 40 Fahrenheit. Now my foundational walls have developed 2 major cracks going completely through an is developing hairline cracks. Can the builder buy back this house, or I am stuck to rely upon the builders warranty? Is there anything I can do legally?

  78. carolyn Says:
    October 22nd, 2011 at 3:01 pm

    I live in home built in 78 with cracks in the back patio upon purchase on 1986 but the last three years noticed slabs west of patio bowing and a dip in my back yard.. no pressure changes in sprinkler system, or pool leaks noted and only one tree pony tail palm, short roots. also noting a dip in my back yard on the northeast side of house. where do i start to get reliable individuals. Florida is known for fly by nights.
    What are my options? This has been happening over the past 3-4 years but have been going through process of elimination. I need some solid advise. thanks.

  79. Tom Says:
    November 7th, 2011 at 2:36 pm

    My wife and I are considering buying a house that sits on a cliff. I want to make sure the foundation is secure (for obvious reasons). Should I contact a civil engineer or structural engineer to evaluate the footings and rock? Would this be a specialization or would any civil/structural engineer be able to help us?

  80. Bob Says:
    November 14th, 2011 at 4:53 pm

    I am looking at purchasing a cottage built in 1978. The home inspector said the concrete block foundation was laid with the holes on the blocks showing. The exterior of the foundation has a skim coat and the holes are filled and there are no cracks. Is this a major issue?

  81. Bonnie Says:
    November 29th, 2011 at 7:27 am

    My house is 40 years od. There is a horizontal crack on the front and back walls running the lenght of the garage and basement. This crack was mentioned on my home inspection 15 years ago as something to monitor. This crack was also present when the previous owners bought the house 10 years before that. Therefore these 2 cracks have been there for a least 25 years and have not changed or shifted to the visable eye. Now that I am trying to sell the house it has become a problem. The buyers want me to pay to rod and grout both walls. If there has been no problem for 25years , why now

  82. Mike B. Says:
    December 5th, 2011 at 6:57 pm

    My house has foundation problems. All the typical signs, cracked plaster, doors won’t close, etc. We have had estimates for repair but must wait until Feb or Mar to repair. My current problem is that the hardiplank on the exterior has seperated from the wall and cracked. Is there a way of fixing this now or does the foundation need to be leveled first? Any help would be appreciated!

  83. mohammad alradaideh Says:
    December 13th, 2011 at 9:01 am

    any defects or problems due to pouring footings in two layers? the gap was 15 hours before resume placing concrete of the top layer 300 mm.

  84. Neldon Says:
    January 5th, 2012 at 12:46 pm

    In the last six months, the ceiling in my kitchen has developed two cracks above the door going to my garage. One crack goes from the wall toward the center of the room and is about 8 inches long, the other one goes from the angled corner of the wall at the ceiling and is now at least 3 feet long and fairly wide where the crack begins. I have been told that maybe one of the ceiling joists may have broken in the ceiling. It is a vaulted ceiling. I don’t know who to call to have this evaluated. Do I call a structural engineer? Any advice is greatly appreciated.

  85. Ronnie Says:
    January 9th, 2012 at 9:33 pm

    Just because a contractor has insurance and license does not mean he is proficient at his area of specialization. I know a house leveling guy that went the some hard times financially and had to liquidate some work assets but can’t afford the costly credentials to do a lot more jobs.however he does spectacular work,is highly proficient and resourceful at his area of specialization (house leveling). He educates the customer why the problem,how to solve it , is totally upfront and truthful about the work to be performed and shows up and actually participates and does the work . And is zealous to do it right and is constantly imfoimf/educating customer all along the way. I would like to help others find out about him because he also knows all about home. Construction and certified termite man trained at Texas a& m orkin . And he invented an air jack system that is really cool and lifts fast and easy

  86. Francesca Says:
    January 21st, 2012 at 6:33 pm

    If some of your closet doors are hard to open, do that indicate that there is problems with the foundation?

  87. sl Says:
    February 4th, 2012 at 11:17 am

    We just built and addition to our home and the floor is about 2 inches low on one side, what is the best way to fix this problem?

  88. Dan Says:
    February 9th, 2012 at 11:19 am

    We are looking at buying a house. It is 50 years old. We noticed some cracks in the bricks on the outside, maybe 1/2″ split. We had a structural engineer come out and he said there is about 3% sink. Is this bad or is it something we shouldn’t worry about for now?

  89. Diane Says:
    February 25th, 2012 at 6:08 pm

    I purchased a house almost 2 years ago. The had been work done to stabalized the basement wall at the rear of the house that is on a hill. I had an inspection done and was told everything was fine. The disclosure from the realator said that the basement had been corrected properly. Now I find out that the cement between the stones in the basement walls is degrading. Do I have any legal recourse? There have been other issues with the house as well that I had been assured were not an issue when I was looking at the house but I chose not to have a septic tank test done or a well test and have had to replace both. I feel very taken advantage of as a single mother purchasing a house and I can not afford to replace the entire basement of my house.

  90. Elia Forte Says:
    March 4th, 2012 at 7:30 pm

    HEllo, Our house is approximately 40 years old. Our basement floor was redone about 9 years ago. Beams were put across the cement floor and then the flooring ontop. We now have a soft/spongy spot in one area. We called a plumber in to check if we had water leaking under the floor. He cut two holes into the floor and looked around but did not see any water leak. (He did not cut into the soft area as it is in a very noticeable place). We are not sure what to do next and we still don’t know why the floor is soft in this one area. Any suggestions or ideas as to what might be the problem?

  91. SharonB Says:
    March 26th, 2012 at 2:56 pm

    We are looking at buying a home that was sold to a relocation company, because it slopes on the bottom and second floor. I didn’t notice it on the bottom floor, until I was told, but the second floor is a little more obvious. I have a structural engineers report stating that due to the flooding from hurricane Katrina, it sped up the 10-20 year settlement process on one side of the house. Their are no cracks inside, or outside of the house anywhere. The engineers report states that it is cosmetic only, and he does not see it settling anymore, or cracking in the future. The price has been reduced $60,000 and is a great buy for the size. Our concern is the risk of future damage, or being able to resell it. Could this house be an option, or too risky. (it is near marsh as well) thank you for any inout you have.

  92. Jan Says:
    April 10th, 2012 at 10:23 am

    I need help.Our home has major foundation problems.We want to sell it and move to a smaller place.Should we fix the problem or try to sell it as is? We are 64 and 70 years of age.It would probably cost 40,000 plus to repair it.I need advice.Thanks.

  93. Linda Says:
    May 5th, 2012 at 11:46 pm

    My husband and I are building a new home. We have not moved in yet but plan to in the next month. We finished the lower level. Last week we noticed a small hairline crack below a window which the builder said was due to a seem in the dry wall. The painter fixed it. Now today……we noticed a small crack started right below the support beam. Does anyone know if this if due to a foundation issue? Would we see a foundation issue this quickly after a home has been build? We have not even moved in. What should we do? Should we have an engineer come check it out?

  94. Carol Says:
    August 26th, 2012 at 9:29 am

    Purchased a 13 y/o home on a slab foundation one year ago. House advertised as completely renovated, better than new. Foundation work disclosed with life time transferable warranty. No flaws noted and house passed inspection. Approximately 3 months after purchasing home, back door to deck can not be used. to use it, you have to pry the door up to get it to close. Now, jigsaw cracks in all rooms, doors that will not close. Called out foundation company who did work to re-access and now being told only partial foundation work repaired and my problem is not where they did their work, life-time warranty will not cover and they can come out for $15,000 more to repair. Stating house has dropped 2 inches. Also, stated “we can only repair what owner tells us to”. You can tell that in the room where the work was done that the slab is broken as you can feel it under the carpet. My concerns are where they did the work on one side of the house, did that put pressure on the back side where all the issues now seem to be? Do I have any legal recourse. On two occasions I have heard 2 loud “pops” within the house. New ceramic tile in kitchen is breaking and you can actually see under kitchen cabinets how much floor has dropped. I am very disheartened, concerned and frustrated – any advice? Thanks

  95. Travis Says:
    January 5th, 2013 at 11:16 am

    I have a house is estimated to be built sometime in the early 1900′s. The foundation appears to be poured slab and not cracked any where. I recently renovated some rooms in the house and now im seeing cracks appear in those rooms. I also noticed part of my main floor sloping downward. I would guess it would be settling but a house should be settled after almost a hundred years. Any help on this would be greatly appreciated.

  96. Linda Says:
    January 10th, 2013 at 7:52 am

    My home is 32 years old. I just had my foundation leveled. I had some contractors come in and remodel my bathroom. One of the guys who working on the bathroom also does foundations. He measured and told me my house is not level. There was not more than 2 inches or less difference in his measurements. Called the company back out and they tell me my house is as good as it can be. Now what do I do? How do I know that I paid $5500 for leveling that is good or a crappy job? Not sure how to find out. It’s like it his word against the others. ugh! help!

  97. Daniel Says:
    February 18th, 2013 at 2:13 pm

    I am looking to purchase a 30 year old house in Texas. It recently had foundation work done and I am curious to find out if it was serious. The paperwork i found shows they installed 13 peirs on 1 side on of the house. Contacted the company and all they said was the house had 2 inches of drop. Can you please give me information on what these means?

  98. Tasha Says:
    March 11th, 2013 at 10:50 am

    I have a house that is 41 years old. It is a tri-level home built. The bottom floor is built on concrete and the main floor and upstairs sits over the crawl space. I have noticed the floors on the main level are not level and they squeek. Also upstairs in all of the bedrooms I have the same problems with the floors. When we walk on the floors I can feel that they give a little. I do not have any cracks in the walls, the windows and doors close as they should. I do have drywall nail pops in the ceilings and walls on the main and upper floor. I can also see the indentation of what appears to be a beam in the ceilings. I went under the house in the crawl space and I do not see any cracks in the bricks, no termite problems.Is this a foundation issue or normal settling? Should I be concerned?

  99. Kay Fleming Says:
    April 6th, 2013 at 9:49 pm

    I have a plumbing problem that requires all or partial replacement. I also have foundation problems, all of this has been confirmed by various structual engineers. My question is what do I fix first, plumbing or foundation and what facts do you base your recommendation?.

  100. Scott Brenner Says:
    April 13th, 2013 at 9:17 pm

    I purchased my Florida home thirty years ago. The screened in “Florida room” on the back of the house was added on by the previous owner. The house originally had only a six by six concrete slab outside of the sliding glass doors. The previous owner left that slab intact and added more concrete slab around it to install the large “Florida room”.
    Their was a huge live oak tree near the room which we had removed due to safety concerns. Problem now is that the additional concrete slab is starting to lean forward while the original six by six slab is still level. This has caused the screen door on the “Florida room” leading to the back yard to need several adjustments over time to operate properly. The outdoor carpeting is starting to tear along the outer lines of the original six by six slab. Is their a fix for this problem – or would we be better off scrapping it and starting over? The room itself – metal, etc. is in very good condition.

  101. Katelyn Says:
    April 18th, 2013 at 10:01 am

    I just bought a house in Dallas, TX that’s about 30 years old. There are some small mortar cracks above the front windows (barely noticable) that’s the only exterior cracks I see. There are some settling cracks in the interior walls but my main concern is that one of the bedroom doors upstairs always slowly closes. If the door is left open it closes on its own! It usually stops before it is completely shut leaving about 1 1/2 inch open, but I’m concerned its foundation problems. I haven’t really noticed anything on the exterior and am wondering if it has something to do with the settling and the house being two stories?

    I bought this house last august. Also I’m considering using a soaker hose around the exterior of the house to water the foundation. Texas get’s HOT!

  102. Marie Says:
    May 28th, 2013 at 1:35 pm

    I own a condo in a building that is 35 years old. It was a building that was an attempt at prefab constructions and was built on site using pods to my understanding. the units were basically prefab units stacked and then finished on-site. we are starting to have some pipes break and cracks in the 1st floor walls. The first floor also has the swimming pool and an unfinished area with a pump due to all the water coming from snow melt, it is in the mountains in Colorado. With that we are not sure if this is due to the building getting older. If the materials used were not the best quality. We know the workmanship during this time was not the best as they were selling as fast as they were built. My Question: what should we be concerned about? Are horizontal cracks in the drywall normal over time or is it a concern? Sewage pipes or plumbing needing to be replace? We have a lot of minerals in the water and find that water heaters do not make it to the minimum life. Any input would be greatly appreciated.

  103. Ann Says:
    May 30th, 2013 at 7:27 pm

    My home is 60 years old and is a pier and beam foundation in North Texas. A structural engineer inspected and advised me to patch or cover some hairline cracks showing on the outside exposed part of the foundation, a few years ago. Otherwise, it passed inspection. Also, all doors closed well and no cracks in the exterior bricks or any other issues. I am getting ready to have the patching done but it has been difficult to find a company that specializes in this. A concrete contractor has given me an estimate of $2800 and proposes to grind out any existing locations where concrete is worn and the hairline crack and use a silicone sealer when finished. My house is only 1400 square feet. It seems that some refer to this process as plastering in the South and parging in the North. I have been trying to research this topic and it seems that some believe you should not use a sealer on the foundation. My first question is what are the important things to know about this process and is it wise to use a sealer when done? Also, I had one location in my floor in a doorway that squeaked and felt soft when walking across that location. I asked a general contractor about it and he suggested that he could bring lumber in under the house and support the location so that it would not squeak. In reading other postings about sagging floors I recognize that the contractor said he would “sister” new joists alongside the old. However, what he ended up doing was placing two steel shims in that location. It certainly fixed the floor at that location but the adjacent room now has multiple squeaks and two doors are difficult to close now. The doorway above the repair and the adjacent bathroom both now have a 14 inch long crack (each) from the ceiling downward. I am also about to renovate the shower in the adjacent bathroom. Obviously the use of the shims has affected that bathroom. Should I consider removing the shims? I do not need any foundation repair; however, I am nervous that the contractor has used this method to correct the squeak and soft spot in the floor. What do you suggest? I must get this resolved before I renovate the bathroom. Had I known what effect this would have I would have lived with the squeak. I really appreciate your advice.

  104. Lourdes Gomez Says:
    September 29th, 2013 at 10:13 am

    I have a basement with huge cracks on the foundation and they are old, house is 78 years and we are here 22 years.
    my daughter wants to have a garden apartment but I worry about the humid conditions and mildew. How can I find a good inspector for the floor and walls and a reputable cement contracting company/

    littlelady worried

  105. Connie Waller Says:
    October 6th, 2013 at 2:49 pm

    The house is 55 years old. A year ago the old pipes were replaced with new and a trench dug from the house to the main line at the street. A lot of work was done beneath the house. Also, two years ago the roof was replaced.

    In recent months cracks have appeared in the concrete slab in the sunroom, the concrete slab inside the garage and down the driveway. They began small but are now larger and breaking up into quadrants. Who does one contact for an inspection? Should it be an inspector with structural engineer expertise or a general home inspector? And what is the cost of an inspection in the East Bay in California?

    Appreciate any input you can provide. It’s very stressful to wonder if the cracks are the forerunner of a major condition and expense.

    Thank you,
    Connie Waller

  106. Derrick Buergerhoff Says:
    October 15th, 2013 at 7:21 am

    We had the basement door replaced which originally had no problem by home depot now when it was looked at all of a sudden we have a foundation problem what can be done? The door no longer shuts right or swings right or anything

  107. Official Comment:

    Ben Erickson Says:
    October 21st, 2013 at 11:44 am

    Hi Derrick,
    Your question about your basement door not closing was answered in the second hour of our October 19th Today’s Homeowner radio show.
    You can listen to the show on our website at http://www.todayshomeowner.com/radio/2013/10/19/todays-homeowner-radio-show-for-october-19-2013/

    Thank you for your interest!

  108. Mark Says:
    November 6th, 2013 at 2:01 am

    My house is about 50 years old, the basement floor has heaved about 1-3 inches in the center of the basement, the foundation walls appear to be solid. I live outside of Denver and there are a lot of deposits of expansive soils in the area. The house was not very well taken care of before I purchased it. I have made all efforts to mitigate the water from getting under the house and I think I have arrested the heaving. I had a contactor over and his recommendation is too dig out the entire basement floor and re-pour it. This will very costly. The heaving in the basement floor has made the first floor uneven, not bad enough that I cannot close doors but I know it’s there and anything that can roll will roll across the floors. My question is, can lower the basement jacks to level the first floor or will I be causing more trouble?

  109. Bill Johnson Says:
    November 15th, 2013 at 2:40 pm

    How do I evaluate foundation repair companies in Atlanta? How do I get Danny to come and mediate the company on my behalf?

  110. AmberCullipher Says:
    November 15th, 2013 at 7:52 pm

    Hey my house was built 7 years ago and were the only owners. Now there are verticle cracks in the walls mostly corners of doors corners one horizontal above a door and a couple just on a wall which im hoping is just from settling the thing that worries me more is the fact the wall in my living room whice is an exterior wall doesnt touch the floor. Our house is a raised concrete slab in little rock AR. Do you think this could be major.

  111. Laura Berry Says:
    December 13th, 2013 at 12:26 pm

    Hello, we are trying to sell our house and we had a home inspection done and there was no structural damage, there are no cracks in the walls anywhere, it has a few cracks in the tile in the kitchen and the foyer, it is on a slab foundation. we have people interested to buy but because of cracked tile they are concerned the foundation may be cracked. what is your opinion and should we have a structural engineer come look?

  112. Nicki Hall Says:
    January 3rd, 2014 at 9:02 pm

    I have a large crack, about 1/2″ wide, running all the way across my living room ceiling. It starts on a fireplace wall and runs the entire span of the room. I also noticed some the the crown molding around the room is separating from the ceiling. The crack does not run through to other rooms. My living room is in the center of my house with a finished basement underneath it. The basement looks unaffected. What could cause this? The crack has been there for a while now and has not grown any larger. Any advice or help is appreciated.

  113. Linda Says:
    January 6th, 2014 at 2:59 pm

    Hi we recently noticed that one of our bedroom walls seems to no longer be resting on the floor. Could this be due to weak joists?

  114. cyndi Says:
    January 10th, 2014 at 4:02 am

    Purchased a home about a year ago, though the home is nearly 7 years old. I noticed a couple months after moving in a large but thin crack above baseboards in garage. I didn’t think much of it, the thin crack is now a couple inches wide and looks like someone took a thick slice from the bottom of the wall. Is this something that should be looked at or is it something that can be repaired by my husband?

  115. Patricia Johnson Says:
    January 12th, 2014 at 2:45 pm

    My house was built on slab. I have a leak under my kitchen sink behind the cabinet. I was told the cabinet would have to be ripped out and that the water may be running under my wood floors also. who can I call to check into this better?

  116. cam Says:
    January 19th, 2014 at 6:15 am

    I have recently purchased a house last summer, started doing renos, to notice minor mold growth on some walls I have since then replaced all insulation, vapor barrier, and drywall on all upstairs outside walls. But am having problems as I can feel cold air/moisture problems in two of the rooms upstairs still as I can feel water forming where the drywall meets the hardwood( I have not redone and baseboards yet and the rest of walls above feel fine as for tempature) just wondering what I should be looking at next? exterior/ foundation? The main floor where I feel the cold air coming in is about two feet above ground level. Also all the windows in the house are fogged up due to high moisture problem.(winter months)

  117. Norene Says:
    February 8th, 2014 at 10:45 pm

    Had this house built 21 years ago. The problem is the settling. In the winter the inside walls drop about 1/2inch from the ceiling, doors will not shut or of course will not lock. In the summer the wall moves back up almost all the way. What do we need to do to fix this?

  118. MIchael Waits Says:
    February 19th, 2014 at 6:08 pm

    I hava a 15 yr old house with a block foundation which I have notice a stair step cracks, 5 of these on three walls. One is on the corner of the house (we have a large (tall) crawl space which is wet and has a mold problem. How do I know if this is a problem with the foundation? We have had three estimates done, only one suggested we include fixing the foundation, at $23,000. other estimates did not note the foundation problem but did see the cracks.

  119. Connie Says:
    March 9th, 2014 at 9:03 am

    I own a 60+ year old cottage that is on sandy soil. It has no foundation except for a 2 bedroom addition that was put on 5 years ago. The structure is 34′ x 20′. We think it is starting to sink in one corner. Is this a big problem or should we just leave things alone.

  120. Amy Says:
    March 17th, 2014 at 11:59 pm

    We bought this bungalow show home built in 2006 in Dec.2010 in Gold Canyon, AZ. I hear loud cracking noises mostly in the north bedroom & family room in the evening after the sun goes down. There are also slight cracking noises in the south facing study about the same time. Last year we had a window replaced in the study that was badly cracked & the carpet throughout the home is bunching. The house is built on a concrete slab “post tension”. Can the house still be “settling” or are there other issues?

  121. Ashlie Says:
    March 23rd, 2014 at 11:24 pm

    I have a two story home with a high ceiling entryway. I just noticed that I can see the attic foundation outlined up on the ceiling as though it is putting a lot of weight on it. It looks as though it is coming thru my ceiling. Anyone know how much it is to fix and if this is a major problem. My home is only 9 yrs old.

  122. sonia Says:
    March 26th, 2014 at 12:12 am

    My house is 12 years, i had gaping side wall at the corner about an inch ,,was repaired, another cracked on the angle,of the door post on the upper corner. Also the pantry cabinet which is L shaped became l ower on one side about 1/4 inch. My handy man said i do not have a foundation but “slab”. How do i fix the problem and where do i start. Give a rough estimate how much it would cost me in Sacramento area.

  123. brittany Says:
    March 29th, 2014 at 10:41 pm

    Hi I live in a house that was foreclosed my dad bought it and it was built in 1951. When I moved in there were no cracks anywhere. I have straight lines above all windows and doors in my bedroom thin and straight cracks. My daughters room has one window with thin and straight and the other window has a stair step appearance crack on each side and is pretty wide and thin and straight on the bottom.My living room doors and windows have all thin and straight on top and bottom and one stair step one above one window. My bath and kitchen are fine. I also have a small stair step crack in the outside corner of the brick on one side of the house.My kitchen floor squeaks bad in one spot. Very embarrassing but when I moved here I am very clean and kept the home clean and it was fine for a few months.

    About 7 or 8 months after moving in I kept seeing a few roaches here and there so I bombed twice and used gel roach bait motels and roach tablets. Well it did not help I was seeing more and more and this issue literally went from maybe seeing 5 bugs over a two month span to INFESTED. I have kept it all clean kept water cleaned up and made sure to set out everything possible I have bombed this place almost 30 times and sprayed the attic under the home and around and still have an issue. I had a brand new computer and alight started coming up on the hard drive and I took it apart nearly 200 roaches inside !! My computer thankfully still works. My daughters xbox and playstation have to be cleaned weekly every time we take them apart almost 50 to 60 of these roaches come out of it. My fridge drip pan has bug droppings and turns black after two weeks of being cleaned. It is a health issue now I am giving it a few more months and I am moving if they don’t. I hate cooking or eating even sleeping I have had two roaches one in either ear crawl in my ear while asleep!!I think these bugs were either already here or there’s just an issue with the house that draws them here because no bugs were brought here and I have never had any bugs before it is is crazy.Please help :)

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