Foundation evaluation and crack repair
Cracks are usually what you notice first. An evaluation tells you which ones matter, what's causing them, and when it makes sense to patch them.
Concrete shrinks as it cures, so a few fine cracks in a slab or garage floor are normal, and they often show up in the first year or two. The cracks worth worrying about tell you part of the house is moving. They're wider at one end, they line up with other symptoms, or they open and close with the weather. On the clay around Abilene, seasonal movement is common. Cracks that return after you patch them mean the cause is still there.
Which cracks deserve a closer look?
- Stair-step cracks following the mortar joints in brick or block
- Cracks you can slip a coin into, or that are wider at the top than the bottom
- Cracks in the outside beam that you can see from the yard
- Drywall cracks at door corners that come back after you repaint
- Brick pulling away from window frames or the garage door opening
What should an evaluation include?
- Floor elevation readings throughout the house, not just in the room with the crack
- A walk around the outside beam, gutters, downspouts and grading
- Notes on trees and beds planted close to the foundation
- A written explanation of which cracks are structural and which are cosmetic
- A recommendation that matches the cause: support, drainage, a leak test, or just monitoring
Buying or selling a house with foundation notes?
A general home inspector may write "evidence of foundation movement" and recommend further evaluation. That's the point where a foundation contractor or a structural engineer measures the house and says what it needs. Buyers can use that report in negotiations. Sellers can use it to understand what a buyer's inspector will find.
How are cracks repaired?
- Brick. Repointing with matching mortar, and replacing broken brick where needed.
- Exposed beam cracks. Sealing to keep water out, with epoxy or another product that suits the crack.
- Inside finishes. Drywall and tile repair, done after any lifting so the work isn't undone.
Patch last. A crack sealed over a house that's still moving will open up again, often within a season.
We don't quote prices. A contractor can only price foundation work after measuring the floors and finding what's making the house move, and what you pay is agreed between you and that contractor.
Where we connect you with help
Common questions
Is a hairline crack in my slab a problem?
Usually not by itself. Concrete shrinks as it cures. Get it looked at if it widens, if one side sits higher than the other, or if other signs show up nearby.
Do I need an engineer or a contractor?
A contractor's evaluation is often enough for a simple job. For a large repair, a disputed cause, or a home sale, a licensed professional engineer gives you an independent opinion.
Related services
More background: Abilene foundation guide.
Cracked brick, a sticking door or a floor that slopes?
Call and get connected with a foundation repair contractor who works around Abilene.