New Braunfels Foundation Experts puts homeowners who need foundation crack repair in New Braunfels, TX in touch with an independent local foundation company that can tell a harmless crack from one caused by movement.
Concrete cracks as it cures and ages, and almost every slab in New Braunfels has a few. The question is whether a crack is a harmless line or a sign that part of the house is moving.
Cracks That Are Usually Cosmetic
- Thin hairline cracks in the garage floor or patio
- Small vertical cracks in the exposed edge of the slab
- Short mortar cracks that have not changed for years
These are usually sealed to keep water and insects out and then watched.
Cracks That Point to Movement
- Cracks getting wider or longer from season to season
- One side of a crack higher than the other
- Stair-step cracks in brick or stone veneer
- Diagonal cracks from door and window corners
- A wedge breaking off the corner of the slab
- Cracks that reopen after patching
Stone and Limestone Fronts
Many New Braunfels homes use limestone or stone veneer, a nod to the Hill Country around them. Stone shows movement differently from brick: joints open at corners, stones loosen near windows and caps separate on columns. Resetting and repointing stone is a mason's job and should wait until the foundation underneath is stable.
Repair Methods
- Slab cracks: sealed with epoxy or polyurethane once cleaned out.
- Brick and stone: repointed or reset after the cause is fixed.
- Interior cracks: taped, patched and painted after any leveling.
- Corner pops: patched once the slab is stable.
Track Cracks Before You Call
Mark each end of a crack with a pencil and the date, and photograph it with a ruler for scale. Check after a few weeks and after heavy rain or a long dry spell. In a city where weather swings from drought to flood, a crack that changes with the weather is useful information for an inspector.
Cost
Angi's cost guide lists minor crack repair from about $250 and major cracks around $800. If movement is causing the cracks, the larger cost is in the slab repair or leveling.
Photos and Dates
Photograph each crack next to a coin or ruler and write the date on a strip of painter's tape beside it. Retake the photos every few weeks. Cracks that stay the same are usually less urgent than cracks that grow.
When to Call Sooner
Call promptly if a crack widens quickly, if doors suddenly stop closing, or if you see a crack along with damp flooring or a jump in the water bill, which can point to a leak under the slab.
Keep the photos with any later repair paperwork.
Common questions
Is a garage floor crack a foundation problem?
Usually not by itself. Have it checked if it widens or one side rises.
Why do patched cracks come back?
Because whatever is moving the house has not been fixed. An inspection with readings finds the cause.
Can I seal small cracks myself?
Sealing small, stable cracks to keep water out is reasonable. Have moving cracks inspected first.
Who fixes cracked stone veneer?
Usually a mason, after the foundation is stabilized. Ask the foundation company whether they handle it.
Do cracks get worse after floods or droughts?
Big swings in soil moisture can make movement more noticeable. Track cracks through both.
Does a crack mean I cannot sell?
No, but buyers will ask about it. An inspection or engineer's report helps explain it.