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8 Signs You Need Foundation Repair

September 09, 2025

Most homeowners don’t spend much time thinking about their foundation. That is, until something larger feels off. A few hairline cracks in the basement wall, doors that start sticking, or a dip in the floor can easily be brushed off as quirks of an aging house. But those little signs may be trying to tell you something bigger.

Foundation problems rarely show up all at once. They build over time, often starting subtly before becoming more serious. And while not every crack or uneven surface means your home is in danger, knowing the warning signs can help you get the foundation repair you need before long-term damage sets in.

At Bramwell-McKay Property Services & Consultants, we’ve been evaluating and solving structural problems for nearly 40 years. Whether you live in a historic home or a newer build, these are the most common signs that it’s time to take a closer look.

8 Common Types of Warning Signs of Foundation Issues

Your foundation doesn’t fail overnight. Some signs you might dismiss as everyday wear and tear. But when those signs start stacking up, they’re often your home’s way of saying something deeper is going on.

Below are eight of the most common indicators that point to potential structural trouble or future foundation issues, and the need for a closer look at your foundation.

1. Foundation Cracks in Interior or Exterior Foundation Walls

This is one of the most visible signs that your foundation may be under stress. Cracks can appear in poured concrete or block walls in a variety of patterns: vertical, horizontal, diagonal, or stair-step. Hairline cracks are often normal, but when they start to widen, spread, or leak, it’s time for a professional inspection.

Horizontal or stair-step cracks are especially concerning. They typically indicate pressure from outside soil or uneven settling, and they often require structural intervention. If you’re seeing cracks in combination with water stains or bulging walls, foundation repair isn’t a matter of “if,” but a matter of “when.”

2. Uneven or Sloping Floors

When your floors start to slope, sag, or feel noticeably uneven, it’s often a sign that you may need to call a certified foundation contractor to start a foundation repair project.

As soil shifts or erodes beneath your structure, parts of the foundation may sink, pulling the flooring with it. This kind of movement often happens slowly over time, but once it begins, it tends to worsen unless corrected. The best foundation repair method in these cases often involves stabilizing the footing with piers or addressing the soil conditions underneath the home.

3. Doors and Windows That Stick or Won’t Latch

Sticking doors and windows might not seem like a foundation problem at first glance, but they often are. As your foundation shifts, so does your home’s frame. That movement causes the frames around doors and windows to become misaligned.

If doors that once swung easily now drag or don’t latch properly, or if windows are suddenly hard to open or won’t stay up, your home may be signaling that the structure is under stress. These subtle signs are often early indicators of a shifting foundation.

4. Gaps Around Windows, Doors, and Trim

Movement in the foundation often causes the structure of your home to pull apart in small but noticeable ways that you don’t have to be a structural engineer to spot.

Look for gaps where walls meet ceilings or baseboards, or around doors and windows. Trim may start to separate or warp. You may even see daylight through areas that used to be sealed. These gaps can be both a cosmetic and structural concern.

If left unaddressed, they can grow wider and introduce air, moisture, or pests into the home. Foundation solutions like our expert repair service can help stop the underlying movement and prevent further separation.

5. Cracks in Interior Walls or Ceilings

Cracks inside your home—especially near doorways, corners, or ceiling joints—are often the result of foundation settlement. These cracks may start small and expand gradually. Diagonal cracks that run from the corners of windows or doors are especially common when there’s foundation movement.

While patching the drywall might temporarily improve the look, it won’t fix the problem if the foundation is still shifting underneath. Before you repaint or retexture, it’s smart to get a structural assessment.

6. Water in the Basement or Crawl Space

Water intrusion is one of the most common complications of a compromised foundation. When walls shift, crack, or bow due to moisture pressure, water finds its way inside. Over time, this can erode mortar joints, weaken concrete, and damage support systems.

If you notice standing water, damp smells, or visible staining on basement walls or floors, it’s time to investigate further. Effective foundation repair often includes drainage improvements or waterproofing solutions to protect against future intrusion.

7. A Leaning or Tilting Chimney

Your chimney is one of the heaviest structures in your home. It often sits on its own separate footing. If the soil beneath it shifts or settles differently from the rest of the house, the chimney may start to lean or pull away.

A tilting chimney is a serious warning sign that something is moving below the surface and could be compromising your otherwise solid foundation. It may also indicate a need for piering or structural reinforcement, especially if nearby walls or rooflines are showing stress.

8. Foundation Settlement or Sinking

In some cases, you can actually see the foundation settling or sinking. This might show up as one corner of the house sitting lower than the rest, or as a visible separation in brickwork, siding, or steps. In extreme cases, you may even notice cracks in the concrete slab itself or gaps between your porch and the house.

Settlement doesn’t fix itself. It’s caused by unstable soil conditions, poor drainage, or erosion beneath the home. Without addressing foundation issues like these, they will continue to worsen.

This ultimately leads to more extensive and costly repairs. Slab foundation repair at this stage typically involves stabilizing the structure with piers or underpinning systems.

Why Acting Early Matters: When to Call a Foundation Repair Company

The longer you wait to address signs of foundation trouble, the more complicated and expensive the repairs become. What might be resolved with drainage work, minor reinforcement, or localized crack repair today could turn into structural rebuilds tomorrow.

Early intervention gives you more options. It protects your home’s value, ensures your family’s safety, and avoids the stress of emergency repairs down the line. The key is paying attention and getting the right eyes on the problem before it grows.

Our Comprehensive Foundation Repair Services

At Bramwell-McKay, we approach foundation work with the same mindset we bring to every job: solve the real problem, do it right the first time, and make sure it lasts. Whether you’re dealing with cracks, shifting walls, or long-term settling, our team brings decades of experience and structural expertise to the table.

Our full scope of foundation services includes:

Let’s take the guesswork out of what your structure needs and get your foundation back on solid ground.

Call Bramwell-McKay for Your Next Foundation Repair Project

If you’re noticing any of the signs above, it’s time to bring in a team that knows what to look for. At Bramwell-McKay Property Services & Consultants, we’re here to assess the condition of your home, explain what’s happening in plain language, and offer a repair plan you can trust.

We’ve been restoring foundations across Indiana and beyond for nearly four decades. Whether you’re seeing the first signs of movement or dealing with more advanced issues, we’ll help you take control of the problem with confidence.