If you’ve spotted cracks in your drywall or foundation, your first instinct might be to call a foundation repair company. But before you do, there’s something important every homeowner should understand: Not all cracks mean you need foundation repair.
As Austin-area Realtor Chris Duval explains, most people who post online asking for foundation repair recommendations haven’t had an independent inspection yet. That’s a key misstep.
Foundation Repair Companies Sell… Repairs
Here’s the truth: foundation repair companies are in the business of selling leveling. If they find your home is even slightly out of what they call “tolerance,” they may recommend raising it—even if it’s not actually necessary. But this so-called “tolerance” is a term they’ve coined themselves, not a standardized measurement of structural health.
In reality, homes are built to tolerate a certain amount of movement. A foundation doesn’t need to be perfectly level to be performing well. Some shifting is normal, especially in Central Texas, where soil movement from wet and dry seasons is common.
What You Should Do First: Get an Independent Inspection
Instead of calling a repair company first, consider contacting a truly independent structural inspector like A1 Engineering in San Antonio or the Foundation Guru in Austin. These professionals don’t have a financial stake in recommending repairs—and that makes all the difference.
Independent inspectors evaluate:
- Structural components like gables or leaning walls
- Whether plumbing or drainage has been affected
- How well doors and windows open and close
- The cause of the movement (seasonal moisture? erosion?)
They may suggest simple solutions like installing gutters or using a soaker hose during dry seasons—cost-effective options that could prevent movement without the need for piers and leveling.
A Shocking Statistic: 9 Out of 10 Repairs May Be Unnecessary
A past study found that roughly 90% of foundation repairs could have been avoided. That’s thousands of dollars and future home-sale headaches you could sidestep by starting with the right inspection.
Homes that have undergone foundation repair often linger longer on the market. Buyers get nervous, and resale value can take a hit—even if the home is structurally sound post-repair.
Final Thoughts
Foundation concerns are serious, but that doesn’t always mean you need expensive repairs. Start with an independent expert who will give you an honest assessment. It could save you money, stress, and protect the long-term value of your home.
Have questions or want a recommendation for a trusted inspector? Reach out to Chris Duval, your Austin-area Realtor, or visit the websites for A1 Engineering or Foundation Guru.
Your foundation—and your wallet—will thank you.