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Lincoln Foundation Repair

Serving Lincoln and nearby areas

Signs of Foundation Problems in Lincoln, NE

Wet basements, wall cracks, bowing walls and sticking doors are the most common signs. Here is what to look for and when to get a free inspection.

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The signs, from most to least urgent

Not every crack means trouble. These lists sort the most common signs by how soon to act. If you are not sure, a free inspection settles it.

Call soon

A basement wall that bows in at the middle

Hold a long level or a tight string against the wall. If the middle sits closer to you, the wall is moving.

A long sideways crack across a block wall

Often a few blocks down from the top.

The top row of blocks has slid in

Past the rest of the wall.

A crack where one side sticks out

Past the other.

A crack wider than about a quarter inch

Or one that is wider at one end.

A crack that grows

From one month to the next.

Water coming through the wall or floor

Every time it rains hard.

Get it checked

Stair-step cracks

In block or brick, inside or out.

Several doors that stick

Or will not latch, in the same part of the house.

Cracks over doors and windows

Inside, running up at an angle from the corners.

Floors that slope

Enough that a ball rolls to one side.

Gaps

Where walls meet the ceiling, or where trim pulls away.

A sump pump that runs all the time

Water that pools next to the house

After a storm.

A bouncy or sagging floor

Over a crawl space or addition.

A gap between an addition or porch and the main house

Usually cosmetic, but keep an eye on it

Thin vertical cracks in a poured wall

That stay dry and do not grow.

Hairline cracks in drywall

That do not come back after patching.

Small shrinkage cracks

In a basement floor.

White chalky crust

On the wall. It is not harmful by itself, but it shows water is soaking through.

A musty smell

With no visible water. It can mean damp air or a small leak.

What each sign usually means

What you see What it often means
Wall bowing in Soil and frost pushing on the wall
Sideways crack across a block wall Side pressure from wet or frozen soil
Stair-step crack Settling or side pressure
Crack wider at one end One part of the wall or footing moved
Water at the wall and floor joint Water pressure in the soil outside
White crust on the wall Water soaking through and drying
Doors sticking in one area That part of the house moved
Sloping floor over a crawl space Sunken post or weak beam or joists

Why these signs show up in Lincoln

Clay soil. Most Lincoln homes sit on loess, a fine wind-blown silt, with clay below. Wymore, the most common soil in Lancaster County, has a subsoil of about 42 to 55 percent clay, according to USDA. Its shrink-swell rating is in the highest class. It swells when wet, shrinks when dry, and pushes on walls the whole time.

Wet springs. USDA data shows the main clay soils here are often saturated within one to three feet of the surface in March and April. That is why so many Lincoln leaks show up in spring.

Storms and drought. Lincoln averages about 29 inches of rain a year, with the most in May and June, according to University of Nebraska climate records. In the 2012 drought it got about 19. After a dry summer, the clay pulls back from the house. When the rain returns, it swells again. New cracks often show up after a swing like that.

Frost. The City of Lincoln asks for frost-free deck footings at least 36 inches deep. Wet soil near the top of the wall freezes and swells every winter. That push is why bowing and sideways cracks tend to show up high on the wall.

Older homes. About 1 in 8 Lincoln homes was built in 1939 or earlier. Older block, brick and early concrete walls have taken many decades of that push.

How to check your own house

Walk through in about 20 minutes:

  1. Basement walls. Look at every wall, top to bottom. Note cracks, bowing, stains and white crust. Hold a level or string to any wall that looks off.
  2. The floor joint. Look where the walls meet the floor for damp spots or stains.
  3. Doors and windows. Open and close each one. Note any that stick or will not latch.
  4. Inside walls. Look for cracks running from the corners of doors and windows.
  5. Floors. Set a ball or marble down in a few rooms and see where it rolls.
  6. Outside. Walk around the house. Look for stair-step cracks in brick or block and gaps at additions. Check where each downspout dumps and which way the yard slopes.
  7. After a storm. Go back to the basement after a hard rain and look for fresh water.

Write down what you find and when you first saw it. Mark the ends of cracks in pencil with the date. Take photos with a coin or ruler for size.

What the inspector does differently

Your own check tells you something is wrong. The free inspection tells you why, and what it takes to fix it. The inspector measures how far a wall has moved, checks floor levels across the whole house, tests the sump pump if you have one, and looks at drainage outside. Then you get a written plan and price.

If the answer is that it is only cosmetic, a good inspector will tell you that too.

Frequently asked questions

Are foundation problems worse in spring or summer in Lincoln?

Both can show them. Leaks and wall pressure peak in spring, when USDA data shows the clay soils here are often soaked within a few feet of the surface. New cracks and gaps often show up after a long dry summer, when the clay shrinks. Noting when a sign showed up helps the inspector.

How serious is one door that sticks?

One sticking door can just be loose hinges or a frame that swelled in humid weather. Several doors sticking in one part of the house, or a door that started sticking along with new cracks, is a more common sign of movement.

Is white powder on my basement wall a problem?

That white crust is mineral salt left behind when water soaks through the wall and dries. It is not harmful by itself, but it shows water is getting into the wall. It is worth finding out where.

My house is new. Can it still have foundation problems?

Yes. Soil packed back against a new basement wall can settle for years. Poured walls can crack as they cure. Downspouts that dump next to the house can soak one corner. Many builders offer a warranty, so check yours.

How wide a crack is too wide?

As a rough guide, cracks wider than about a quarter inch, cracks wider at one end, and cracks where one side sticks out are the ones to have checked soon. Thin hairline cracks that stay the same are often cosmetic.

What should I do while I wait for the inspection?

Take photos, mark the ends of cracks with the date, and point downspouts away from the house. If water is coming in, move valuables off the floor. If a wall is moving fast, say so when you call.

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