A structural expert should be contacted any time you notice cracks growing, uneven floors developing, moisture accumulating, or abnormal movement within the home. Early evaluation prevents secondary damage, provides repair options before issues worsen, and helps avoid higher future repair costs.

Almost all foundation and crawlspace repairs take place beneath the home or along the exterior perimeter, meaning homeowners can safely remain in the house during the project. While the process may be loud or disruptive at times, the living areas of the home are typically unaffected and no relocation is required.

Buying a home with foundation issues isn’t necessarily a deal-breaker, as most structural problems can be repaired. However, you should only proceed if there is a clear assessment from a qualified structural expert and a written repair plan detailing the scope and cost. This allows you to negotiate the sale price or require repairs before closing.

Foundation problems rarely stabilize on their own. Soil pressure, moisture cycles, erosion, and structural loads continue to influence the foundation, causing cracks to widen, floors to become more uneven, and walls to shift further out of alignment. Without correction, both repair costs and structural risks increase over time.

While nearly every home experiences small amounts of foundation settlement over time, noticeable shifting, cracking, or unevenness is not considered normal and often signals foundation distress. Soil movement, water intrusion, and structural loads can cause settling that must be corrected before secondary damage (like sagging floors or structural separation) develops.

Vertical cracks are commonly caused by normal curing or drying shrinkage and are usually less alarming. Stair-step cracks or diagonal cracks are more concerning because they typically indicate settlement. Horizontal cracks are the most serious, particularly in below-grade walls, because they signal inward pressure from soil or water and often accompany bowing or bulging foundation walls.

Foundation problems typically arise from unstable or expansive soils, inadequate or undersized footers, changes in soil moisture, or prolonged pressure against foundation walls. Poor drainage, clogged gutters, and grading that directs water toward the home can accelerate soil movement. Over time, this movement results in settling, cracking, bowing walls, and structural instability.

Sagging or bouncy floors are commonly caused by deteriorated floor joists, weakened girders, undersized supports, excessive spans, or moisture-related wood rot in the crawlspace. In humid regions like the Carolinas, open crawlspaces allow moisture to accumulate, leading to rot, mold, termite activity, and compromised structural framing. These issues worsen as moisture persists, making early inspection important.

Hairline vertical cracks are often cosmetic, but larger cracks require attention—especially horizontal cracks, stair-step cracks, or vertical cracks wider than 1/4”. Horizontal cracks often indicate inward wall pressure or bowing, while stair-step cracks suggest settlement beneath brick veneer. Cracks accompanied by moisture intrusion or worsening over time should always be inspected by a foundation expert.

In Upstate SC and Western NC, foundation settlement is most commonly caused by expansive red clay soils that swell when wet and shrink when dry. Additional contributors include poor exterior drainage, heavy rainfall, soil erosion, low or inadequate footings, and construction on poorly compacted or backfilled soil. These conditions allow the soil to shift, causing the foundation to move or sink over time.

Common signs of foundation problems include stair-step cracking in brick, wide or horizontal cracks in foundation walls, uneven or sloping floors, sticking doors or windows, separation of trim or cabinets, and gaps developing around windows or wall joints. These issues typically indicate soil movement or structural settlement and often worsen over time if not addressed.

Yes. If your foundation fails, it can reduce your home’s value significantly or deem the property unsafe to live in.