Bad Foundation? How to Spot Problems, Manage Risks & Choose the Right Fix
If your house looks fine on the outside but you keep seeing cracks, doors that won’t close, or uneven floors, the foundation could be the culprit. A bad foundation isn’t just an eyesore – it can cost you thousands and even threaten your safety. Below we break down the most common signs, what they mean, and the practical steps you can take right now.
Common Signs of a Bad Foundation
Cracks in walls or floors. Not every crack is an emergency, but width matters. A hairline crack (under 1 mm) is usually harmless. Once a crack reaches 3 mm or more, especially if it’s widening over weeks, you should call a structural engineer.
Doors and windows that stick. If you’ve to wiggle a door to get it shut, the frame may be shifting. This is a classic symptom of movement in the foundation.
Sloping or sagging floors. Walk across a room and feel for unevenness. A floor that dips more than 5 mm across a 3 m span often points to settlement issues.
Visible gaps around windows. Gaps that are getting bigger indicate that the walls are moving outward – a clear warning sign.
Exterior brickwork bulging. When bricks push outward, the pressure is usually coming from below, meaning the foundation is shifting.
Keep a simple record – date, location, and size of each crack. Photos taken a month apart help professionals see if the problem is growing.
Repair Options and When to Walk Away
Once you know you have a foundation issue, the next step is deciding what to do. The cheapest fix isn’t always the best, but there are clear paths.
Underpinning. This method adds new support beneath the existing foundation. It’s the go‑to for serious settlement and can last decades if done right.
Grouting or resin injection. Small cracks can be sealed with specialized cement or epoxy. It halts water infiltration and stops cracks from spreading, but it won’t fix a sinking base.
Soil stabilization. If the ground is unstable (clay, peat, or high moisture), engineers may recommend improving drainage or adding geotextile layers before any structural work.
Before you sign a contract, ask for a written assessment that includes:
- Scope of work and materials used
- Estimated timeline
- Warranty length – at least 10 years is common for underpinning
- Total cost broken down by labour, materials, and contingency
If the quote jumps into six‑figure territory, compare it with the property’s market value. Sometimes the cost of repair exceeds what the house is worth, and walking away becomes a sensible choice.
Don’t forget insurance. Most standard home policies won’t cover foundation damage caused by settlement, only sudden events like flooding. Check the fine print and consider a specialist policy if your area is prone to ground movement.
In short, a bad foundation is a serious issue, but you can manage it with the right information. Spot the signs early, document everything, get a professional assessment, and weigh repair costs against the home’s value. With those steps, you’ll know whether to fix, negotiate a lower price, or move on – all without guessing.
