Frisco Foundation Repair Co. connects homeowners who need foundation crack repair in Frisco, TX with an independent local foundation company that can tell normal shrinkage from cracks caused by movement.
New owners in Frisco often notice their first cracks within a few years of moving in: a line across the garage floor, a hairline at the corner of the slab, a seam opening in the drywall above a door. Some of these are normal. Some are early signs that part of the house is moving.
Shrinkage Cracks
Concrete shrinks as it cures, and fine cracks in garage floors, patios and the exposed edge of a slab are common even in well-built houses. If the crack is thin, both sides are level with each other and it is not getting wider, it is usually cosmetic.
Cracks That Point to Movement
- Cracks that widen from season to season
- One side of a slab crack sitting higher than the other
- Diagonal drywall cracks from door and window corners
- Stair-step cracks in brick or stone veneer
- A corner of the slab breaking off in a wedge
These deserve an inspection, because sealing them does not stop what is causing them.
How Cracks Are Repaired
- Slab cracks: cleaned out and filled with epoxy or polyurethane to seal out water and pests.
- Brick and stone: repointed with new mortar, after the cause of movement is fixed.
- Drywall: taped and patched, usually after any leveling is done.
Document Before You Repair
If your house is new enough to be under a builder's warranty, photograph cracks with a ruler for scale and note the date. Keep the photos with a written record of when you reported the problem. That record matters if a warranty claim is needed later.
Cost
Angi's cost guide lists minor crack repair from as little as about $250 and major cracks around $800. When cracks come from foundation movement, the real cost is in fixing the movement, see slab foundation repair.
Cracks in Brick, Stone and Stucco Fronts
Frisco houses often mix brick, stone and stucco on the same front. Each material shows movement differently. Brick tends to crack in a stair-step pattern along mortar joints. Stone veneer can open at the corners or pull away from window trim. Stucco shows fine spidering cracks, some from shrinkage and some from movement behind it. Repointing brick, resetting stone and patching stucco all look better and last longer once the slab underneath is stable, which is why most contractors want readings before they quote cosmetic repairs on the exterior.
Common questions
Is a garage floor crack normal in a new house?
Often, yes. Garage slabs commonly crack from shrinkage. Watch it; if it widens or one side rises, have it looked at.
How can I tell if a crack is growing?
Mark the ends with a pencil and the date, and photograph it with a ruler. Check again after a few weeks and after big swings in weather.
Do brick cracks mean my foundation failed?
Not necessarily, but stair-step brick cracks are a common sign of movement. An inspection with elevation readings answers the question.
Should cracks be sealed before or after leveling?
After. Sealing a crack that is still moving, or before the house is lifted, usually means doing it twice.
Will my builder fix foundation cracks?
It depends on your builder's warranty and what it covers. Read the warranty and report problems in writing as it requires.
Can stone veneer be reset after repair?
Usually, by a mason, once the slab is stable. Ask whether the foundation company handles it or recommends someone.