Cracks, sticking doors and sloping floors — who to call in San Marcos, TX

Call someone who measures before you call anyone who repairs. A foundation inspection or elevation survey turns a list of symptoms into a number, and every useful conversation after that starts from the number.

What you are actually looking at

Symptoms cluster, and the cluster is more informative than any single item. Doors and windows that stick on one side of the house, cracks running diagonally from the corners of door frames, a gap opening between the skirting and the floor, and a floor that feels like it falls away as you cross a room are all the same finding described four ways: one part of the structure is at a different height from another part. A single symptom on its own is much weaker evidence. A door sticks in humid weather because the door swelled. One hairline crack in a garage slab is what concrete does as it cures. Neither is worth a phone call on its own. What nobody can tell you from a photograph is whether it is still moving, and that is the only question that decides what to spend. A crack that has been the same for five years and one that opened last spring look identical in a picture.

Which trade to call first, and why it is not the repair one

Four trades will take this call. A foundation repair contractor will measure and quote a repair. A structural engineer will measure and issue an opinion without selling the work. A general home inspector will note it and refer you on. A plumber will test whether a leak under the slab is what saturated the ground in the first place. Call whoever measures, first. The order matters because every one of the others gives better advice once there is a survey in hand, and because a quote built without one is a quote for a house nobody has measured. If a lender, an insurer or a buyer has asked you for something in writing, ask exactly what they want before you buy anything. A contractor’s report and a licensed engineer’s stamped letter are different documents, they cost different amounts, and only one of them will close the file that has been opened.

What to have ready before you call anyone

Three things make the first conversation useful and all of them are free. Dated photographs of each crack with something for scale in the frame, taken today, so that a second set in three months means something. A note of when you first noticed each symptom, because the timeline separates a house that moved once from a house that is moving now. And any history of plumbing leaks, drainage changes, tree removals or new construction next door within the last few years. If there is a survey or an inspection from when you bought the house, find it. A previous set of elevations is worth more than anything you can buy today, because it is the one thing that turns a single reading into a rate of movement. Write down what you actually want to end up with, too. Knowing whether the house is safe, satisfying a lender, negotiating a price and stopping further movement are four different objectives and they buy four different things.

When not to buy anything yet

There are three situations where the right next step costs nothing. The first is a single new symptom with no others: photograph it, date it, and look again in three months. Movement that matters rarely announces itself once and then waits politely. The second is immediately after a drought or an unusually wet season. Clay moves with the weather, and some of what a dry summer opens will close again. Measuring through that swing is what separates seasonal movement from progressive movement, and only the second one needs piers. The third is when someone has quoted a repair without measuring anything. That is not a price, it is an estimate of what houses like yours usually cost, and it is the one situation on this page where getting a second opinion is not caution but arithmetic.

When you do not need foundation repair

Two things get mistaken for foundation failure more than anything else. A hairline crack in mortar or brick veneer that has been there for years and has not widened is a finish crack, not a structural one. And a door that binds in late summer and swings free after a wet winter is following the season: clay soil swells when it takes on water and shrinks when it dries, and the house moves a little with it. Neither one is a reason to put piers under a house, and a contractor who quotes on either without measuring first is selling you the wrong job.

Two checks worth making before anyone quotes you.

• Date the crack. Mark both ends with a pencil, write the date on the wall beside it, and measure the width against something known — a dime is about a sixteenth of an inch. Look again in three months. A crack that has not moved is not an active one, and no pier will make it narrower.
• Watch one door through a season change. A door that sticks in the dry months and clears after a long wet spell is tracking the weather, not a failing foundation. A door that has bound a little harder every season for two years is the one worth an inspection, and it is the pattern to describe when you call.

If both checks come back quiet, wait a season and look again before spending anything larger.

Read what a San Marcos foundation repair job costs before calling anyone, and check the San Marcos Foundation Repair Co service area to see whether your street is covered.

Back to San Marcos Foundation Repair Co.