Foundation evaluation and crack repair
Cracks are usually the first thing you notice. An evaluation sorts out which ones matter, what's behind them, and when it's safe to patch.
Concrete shrinks as it cures, so a few fine cracks in a slab or driveway are normal and often show up in the first year or two. The cracks to take seriously are the ones that say part of the house is moving: wider at one end, lined up with other symptoms, or growing after a storm or a long dry spell. In a dry climate where a single leak or sprinkler can change the soil under one corner, a crack that returns after patching means the cause is still there.
Which cracks deserve a closer look?
- Stair-step cracks following the mortar joints in brick or block
- Cracks wide enough to fit a coin, or wider at the top than the bottom
- Cracks in the exposed beam you can see from the yard
- Drywall cracks at door corners that return after repainting
- Brick separating from a window frame or the garage door opening
What should an evaluation include?
- Floor elevation readings throughout the house, not just the room with the crack
- A walk around the outside beam, downspouts, grading and sprinkler heads
- Notes on trees, beds and turf planted close to the foundation
- A written explanation of which cracks are structural and which are cosmetic
- A recommendation that fits the cause: piers, drainage, a leak test, or monitoring
Buying or selling in Midland or Odessa?
A foundation note in an inspection report can stall a sale. A general home inspector may write that the house shows movement and recommend further evaluation. That's the point to bring in a foundation contractor or a structural engineer to measure and explain. Buyers can use the report to negotiate. Sellers can use it to fix problems or price them in before listing.
How are cracks repaired?
- Brick. Repointing with matched mortar, and replacing broken brick where needed.
- 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 it isn't undone.
Patch last. A crack sealed over a house that's still moving will reopen, often within a season.
Contractor or engineer?
A contractor's evaluation is often enough for a simple, clear-cut repair. For a large job, a disputed cause or a sale, an independent licensed professional engineer gives you a plan you can hand to more than one contractor. You can check an engineer's license with the Texas Board of Professional Engineers and Land Surveyors.
We don't quote prices. Foundation work can only be priced after someone measures the floors and works out why the house is moving, and the price is agreed between you and the 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. Have it looked at if it widens, if one side sits higher than the other, or if other signs show up nearby.
Should I fix the cracks before I sell?
Not before you know why they're there. Patching hides the evidence a buyer's inspector will look for, and the cracks may reopen. Get the evaluation first.
Related services
More background: Midland and Odessa foundation guide.
New cracks in the brick, or a door that suddenly drags?
Call and get connected with a foundation repair contractor who works in Midland and Odessa.