Carrollton Foundation Experts connects homeowners who need foundation crack repair in Carrollton, TX with an independent local foundation company that can tell a harmless crack from one caused by movement.
Cracks are the first thing most people notice, and the first thing they worry about. In older Carrollton houses, it is common to find some cracks that have been there for decades and some that are new. The useful question is which ones are still moving.
Usually Cosmetic
- Fine hairline cracks in the garage floor or patio
- Small vertical cracks in the exposed slab edge
- Short mortar cracks that have not changed in years
These are often sealed to keep water and insects out and left at that.
Usually a Sign of Movement
- Cracks that are getting wider, or longer, from season to season
- One side of a crack sitting higher than the other
- Stair-step cracks through brick
- Diagonal cracks from door and window corners inside
- Cracks that reopen after being patched
Patched Before?
Older houses often have cracks that were repointed or patched by a previous owner. If a patched crack has opened again, the movement behind it is still happening. That is useful information: tell the inspector which cracks were repaired before and roughly when.
Repair Methods
- Slab cracks: cleaned and filled with epoxy or polyurethane.
- Brick: repointed with matching mortar after the foundation is stable.
- Interior walls: taped, patched and painted after any leveling.
- Corner pops: small broken slab corners patched once the slab is stable.
Cost
Angi's cost guide lists minor crack repairs from about $250 and major cracks around $800. If movement is behind the cracks, the larger cost is in slab repair or leveling, and the City of Carrollton states that all foundation repairs require a permit.
Track Before You Call
Mark the ends of a crack with a pencil and the date, and photograph it with a ruler. Check again after a few weeks and after a big rain or a dry spell.
Cracks Near Additions and Garages
Many Carrollton houses have been added onto: a garage turned into living space, a sunroom, a second living area. Additions often sit on a separate slab or a raised floor, and the line where new meets old is a classic place for cracks. Those cracks may come from the two foundations moving differently rather than from a failure in either one. Point them out to the inspector so they can check both sides of the joint.
Take a dated photo of each crack next to a ruler or coin. Comparing photos over a few months shows whether a crack is growing.
Common questions
Is a crack in my garage floor a problem?
Usually not by itself. Garage slabs commonly crack from shrinkage. Have it checked if it widens or one side rises.
Why do my patched cracks keep coming back?
Because whatever is moving the house has not been fixed. An inspection with elevation readings can find the cause.
Can I seal small cracks myself?
Sealing small, stable cracks to keep water out is reasonable. Have moving cracks inspected first.
Do brick cracks mean I need new piers?
Not always, but stair-step brick cracks are a common sign of movement. Readings tell you for sure.
Does crack repair need a permit?
Cosmetic patching may not, but the city states that foundation repairs require a permit. Ask the contractor.
Why are there cracks where my addition meets the house?
Additions often sit on a separate foundation that moves differently from the original. The joint takes the stress.