Foundation Cracks: Which Are Serious and What to Do
Short answerFoundation cracks that are horizontal, growing, or paired with doors that stick and sagging floors can mean settling or soil pressure, and a professional should inspect them. We found no width that is safe to ignore. Photograph and date any crack, keep water away from the foundation, and get an independent opinion before major repairs.
Safety first
- If a wall is bulging, leaning or moving, or you hear cracking sounds, stay out of that area and call a structural engineer or your local building department right away.
- Do not remove posts or supports, or dig next to the foundation, to look at a crack. Call 811 before any digging.
- In areas with clay soil that shrinks and swells, do not pack a dry soil gap tight against the wall. When the soil swells it can crack the wall or even make it collapse.
Likely causes
| Cause | How to tell | What fixes it |
|---|---|---|
| Settling | Doors or frames lean, floors sag, or walls are out of plumb, along with cracks in walls or ceilings. | A structural pro finds out why it moved and how to stabilize it. |
| Soil pressure against the wall | A horizontal crack or an inward bow in a basement wall. | Have a structural engineer or foundation contractor inspect it soon. |
| Water around the foundation | Soil slopes toward the house, gutters overflow, and the crack is damp or stained. | Correct the drainage. A contractor can seal the crack after that. |
| Crumbling masonry | Mortar is weak or falling out of block or brick. | A masonry contractor assesses and repairs it. |
Why this is a job for a professional
- Any horizontal crack, bowing wall, or crack that is growing.
- Doors and windows stick and the floors are sloped at the same time.
- Water comes through a crack.
- Ask: are you paid only for your opinion, or do you also sell the repair? What is causing the movement? How will you stabilize it, and is it engineered and under permit? What does the warranty cover, and does it transfer?
What it costs to have fixed
Foundation Repair is estimated at $1,050 to $8,100 nationally. See your state
Common questions
Which foundation cracks should I worry about?
Pay attention to horizontal cracks, cracks that are getting bigger, and any crack that shows up with leaning door frames, sagging or bowing. Have a professional look at those.
Can I seal a foundation crack myself?
Sealing can reduce water coming in, and FEMA mentions mortar, masonry caulk or hydraulic cement. It does not fix movement, so have structural cracks inspected first.
How do I track a foundation crack?
Our suggestion: mark the ends with a pencil and the date, take a photo with a ruler in it, and check it every few months. Share the record with the inspector.
How do I keep water away from my foundation?
Kansas State suggests a slope of about 1 inch per foot for 15 feet, and at least 6 inches in 10 feet. Keep gutters clean, and carry downspout water away from the house.
Are foundation cracks covered by insurance?
Often not by a standard policy. As an example from Texas, the Texas Department of Insurance lists damage to foundations or slabs as an optional endorsement you can add. Other states and policies can differ, so check your declarations page and ask your agent or your state insurance department. Source
Related repairs
- Basement Leaking When It Rains? What to Do
- Door Won't Close? How to Fix a Sticking or Sagging Door
- Garage Door Spring Broken? Stop and Read This First
- Garage Door Won't Close? Check the Sensors First
- Gutters Overflowing? Why It Happens and How to Fix It
- How to Patch a Hole in Drywall: Small to Large
- Mold in Bathroom? How to Clean It and Keep It Away
- Roof Leak? What to Do Now and When to Call a Roofer
Last verified 2026-11-01
Sources
- NC State Extension: Inspecting a House — Horizontal cracks and leaning door frames as signs of excessive settling, checking for sagging and for walls that are not plumb
- NC State Extension: Preventative Home Maintenance — Checking masonry foundation walls for cracks and crumbling mortar, and looking for dampness and water stains
- Kansas State University: Dry Basements and Crawl Spaces — Water entry through cracks, slope away from the foundation, backfill settling, and swelling soil pressure that can crack or collapse a wall
- FEMA: Protect Your Home From Flooding — Gutters and grading, and closing cracks with mortar and masonry caulk or hydraulic cement
- Wisconsin Public Service Commission: Natural Gas Consumer Safety — Calling 811 before digging
General information, not professional advice. Conditions, codes and prices vary. Turn off power, gas or water before any work, and hire a licensed professional when in doubt. Cost figures are our estimates, not quotes.