Start here

Quick, low-risk steps

  1. Record changes by date instead of deciding from one crack.
  2. Photograph from the same safe position with a reference scale.
  3. Note sticking doors, uneven floors, leaks, and recent weather.
  4. Separate an independent engineering opinion from a repair bid.
  5. Compare quantities, engineering, restoration, and warranty terms.

Start with Observation, Not Assumption

Many DFW homes sit on expansive clay soils that swell when wet and shrink when dry. This can cause seasonal foundation movement that looks alarming but may not need structural repair. Before you call a contractor, take time to observe and document what is happening.

A single crack or a slightly sticking door is not an emergency. Instead, track changes over weeks or months. Use a log to note when you first saw a crack, whether it widens, and if doors or windows become harder to operate. This record is valuable for any professional you later consult.

  • Date each observation so you can show a timeline.
  • Use a coin or ruler in photos to show scale.
  • Note recent weather: heavy rain, long dry spells, or plumbing leaks.
  • Check multiple rooms; movement often shows up in more than one place.
  • Do not try to measure floor slope yourself with improvised tools.

Get an Independent Engineering Opinion

A foundation repair contractor has a financial interest in selling you a repair system. An independent Texas-licensed structural engineer does not. The engineer works only for you and provides an unbiased report on whether your foundation needs repair, and if so, what kind and how much.

The engineer will measure elevation differences, check for plumbing leaks, and assess soil conditions. Their report becomes your roadmap. You can then give that report to multiple contractors and ask them to bid on the same scope of work. This levels the playing field and helps you compare apples to apples.

  • Hire a Texas-licensed structural engineer, not a foundation repair company's inspector.
  • Ask for a written report with elevation measurements and repair recommendations.
  • The report should specify repair locations, depths, and quantities if repair is needed.
  • Use the engineer's scope to get bids from at least two contractors.
  • Do not share the engineer's report with a contractor until you have a fee agreement.

Compare Repair Quotes Carefully

Once you have an engineering report, you can request quotes from foundation repair contractors. Give each contractor the same report and ask for a detailed proposal that matches the engineer's scope. This makes it easier to compare prices and methods.

Look beyond the bottom line. A lower price may exclude important items like plumbing tests, permits, or landscape restoration. A higher price may include a better warranty or more thorough interior repairs. Use a quote comparer tool to line up the details side by side.

  • Ask each contractor to itemize: repair system, quantities, and depth.
  • Confirm whether the quote includes a plumbing leak test and permit fees.
  • Check what interior and landscape restoration is covered.
  • Compare warranty length, what it covers, and whether it transfers to a new owner.
  • Ask about change-order triggers: what happens if they find unexpected conditions.

Understand DFW Soil and Structural Limits

The USDA soil survey maps show that much of the DFW area has clay-rich soils with high shrink-swell potential. This regional information helps explain why foundations move, but it cannot tell you what is happening under your specific home.

Only an on-site evaluation by a qualified professional can determine whether your foundation's movement is within normal tolerance or requires repair. The U.S. Geological Survey also notes that general maps and models cannot assess an individual building's structural condition.

  • Use the USDA Web Soil Survey for general soil context, not a diagnosis.
  • Expansive clay soils are common in DFW; seasonal movement is expected.
  • A structural engineer can measure if movement exceeds normal limits.
  • Do not rely on soil maps alone to decide if repair is needed.
  • Professional evaluation is required for any specific building.

Take this with you

Evidence and scope checklist

  • Observed conditions and measurements
  • Independent engineering report
  • Repair system and quantities
  • Installation depth or termination language
  • Permit and inspection requirements
  • Plumbing leak test
  • Elevation documentation
  • Interior and landscape restoration
  • Warranty ownership and transfer
  • Change-order triggers
Open the interactive private worksheet →

Common questions

What homeowners ask next

Do I need a structural engineer before calling a foundation repair company?

It is not required, but it is strongly recommended. An independent engineer provides an unbiased assessment and a repair scope you can use to get comparable bids from contractors.

How do I know if a foundation crack is serious?

You cannot tell from one crack alone. Track changes over time, note other signs like sticking doors or uneven floors, and have a licensed structural engineer evaluate the whole foundation.

Will my homeowner's insurance cover foundation repair?

Most standard policies do not cover foundation settling or soil movement. Check your own policy and ask your insurer directly. Coverage varies by cause of damage and policy terms.

Evidence

Sources used for this guide

Research checked July 31, 2026

Optional next step

Need an on-site professional?

Use the guide and worksheet first so you can describe the situation and compare the full scope. A referral is optional; you can also contact a licensed local provider directly.

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We have not enabled a provider route for this site. Use the checklist to contact and verify local providers yourself; urgent hazards should go to the appropriate emergency or public service.