Foundation warning signs

Foundation movement usually shows up inside the house before anyone looks at the slab. These are common signs. None of them alone proves a foundation problem, but together, and especially if they're getting worse, they're worth an evaluation.

Inside

• Diagonal cracks in drywall running from the corners of doors and windows
• Doors that stick, swing open or closed on their own, or no longer latch
• Gaps between walls and ceilings, or along baseboards and trim
• Cracked floor tile, or floors you can feel sloping

Outside

• Stair-step cracks in brick, or cracks in the visible slab edge
• Soil pulling away from the foundation in dry weather
• Water pooling against the house after rain

How engineers judge it

An engineer doesn't go by cracks alone. The Texas Section ASCE guidelines have engineers measure relative floor elevations and compare the results with tolerances. A few reference points from the guidelines:

• A tilt greater than about 1 percent is usually noticeable.
• The Americans with Disabilities Act treats a 2 percent slope as too steep.
• For bending of the slab, the guidelines use a deflection limit of L/360, a common standard for structural members.

What to do

1. Photograph each crack with a ruler or coin for scale, and date it.
2. Check again in a few weeks to see whether it's changing.
3. Look at gutters, downspouts and grading. See soil and drainage.
4. If things are moving, get an engineer's evaluation before agreeing to a repair.

What repairs cost

HomeAdvisor's June 2026 guide lists cracks at $250 to $800 and settling or sinking at $5,000 to $25,000. See costs.