Foundation inspections and crack repair in Victoria, Texas
Before anyone talks about piers, the house should be measured. Here's what a useful inspection covers, and when patching cracks is all a house needs.
A foundation inspection separates three things that look alike from inside: normal shrinkage cracks, seasonal movement that comes and goes with the weather, and real settlement or heave that needs repair. A contractor walks the outside and inside, studies cracks, doors and trim, and takes floor elevations across the house with a level or manometer.
What should a good inspection include?
- Floor elevations written on a sketch of the house that you keep
- An outside walk-around: brick, grading, gutters, downspouts, trees and beds
- For raised homes, a trip under the floor to check piers, shims, beams and moisture
- An explanation of what's causing the movement, not just a product to install
- If piers are recommended, a written plan with locations and pier type
What do different cracks usually mean?
| What you see | Usual meaning |
|---|---|
| Fine cracks in a garage floor or driveway | Ordinary concrete shrinkage, usually cosmetic |
| Stair-step cracks in brick | Uneven movement under that wall; worth measuring |
| Diagonal drywall cracks at door corners | The frame racking as the foundation shifts |
| Cracks that open in summer and close in winter | Seasonal clay movement; water control may help |
| Cracks that keep widening | Ongoing settlement or heave; have it inspected |
When is crack repair the right step?
Once the house is stable. Brick can be repointed, slab cracks sealed and drywall refinished after the foundation has stopped moving. Patching before then usually means the cracks return. If the inspection shows only seasonal movement, sealing cracks and fixing drainage may be the whole job.
Contractor inspection or engineer?
Many contractors inspect the house as part of preparing a bid. For a large repair, a home sale, or bids that disagree, a licensed professional engineer can give an opinion that isn't tied to selling the work and can design a repair for the contractor to follow. The City of Victoria's building guide also notes that most improvements in a mapped floodplain require a Texas licensed professional engineer or surveyor. You can check an engineer's license with the Texas Board of Professional Engineers and Land Surveyors.
Buying a house that's been repaired?
Ask the seller for the repair contract, pier log and warranty, and find out whether the warranty transfers and what that takes. New floor readings compared with the old ones show whether the repair has held.
We don't quote prices. The contractor prices the job after measuring the floors and working out what's moving the house. Any figure given before that is a guess.
Where we connect you with help
Common questions
Is a free foundation inspection really free?
Many contractors don't charge for a bid visit. An engineer's report is normally a paid service. Either way, ask what you'll get in writing.
I'm selling. Should I get an inspection first?
Buyers' inspectors often flag foundation signs. A written inspection and any past repair records can answer questions early. Ask your real estate agent what's typical for your sale.
Related services
- Slab foundation repair
- Pier-and-beam foundation repair
- Foundation piers
- Foundation drainage and moisture control
More background: Victoria County foundation repair guide.
Cracks in the brick, a door that won't latch, or a floor that feels off?
Call and a foundation contractor who works in Victoria County will come measure the house and explain what's moving and why.