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Lincoln Foundation Repair

Serving Lincoln and nearby areas

Sticking Doors and Windows in Lincoln, NE

Doors and windows that start to stick in one part of the house can mean the foundation under that spot has moved, so get a free inspection to rule it in or out and a written price if it needs work.

Call now: (402) 923-8559 or book your free inspection online

Book a free foundation inspection

Tell us what you are seeing. A local specialist calls you back the same business day.

Local to Lincoln

We connect property owners in Lincoln and nearby areas, including Near South, Woods Park, Country Club, North Bottoms, Havelock and University Place, with one independent local foundation repair specialist.

What it costs

Typical published ranges for Lincoln. The contractor's written estimate is the price, and the inspection is free.

WorkTypical range
Inspection and written estimate Free
Pier to lift a sinking corner $1,000 to $3,000per pier
Sister a joist under a sagging floor $150 to $325per joist
Most foundation repairs, national $2,200 to $8,200

See typical foundation repair prices in Lincoln

What it looks like

A door that sticks once is easy to ignore. The pattern is what matters.

A door that rubs

At the top corner on the latch side.

A door that will not latch

Because the latch no longer lines up with the hole.

A wedge-shaped gap

Above the door, wider on one side.

A door that swings

Open or shut on its own.

Windows that bind

Or will not lock.

Cracks running up

At an angle from the corners of doors and windows.

Gaps between trim

And the wall.

Basement windows

That jam or have cracks in the wall next to them.

Humidity or foundation?

Doors and windows can stick for simple reasons. Rule these out first.

Likely not the foundation:

  • One door sticks, and only in humid weather.
  • The hinge screws are loose. Tighten them, and the door clears.
  • The door was just painted, and the paint is rubbing.
  • New flooring or carpet raised the floor under the door.

Likely the foundation or framing:

  • Several doors or windows in one area stick at the same time.
  • The gap above a door is wedge-shaped.
  • There are new cracks over the doors or windows nearby.
  • The floor in that room slopes, or a ball rolls toward one side.
  • Brick or the basement wall on that corner is cracked.
  • The problem showed up after a long dry spell or a very wet spring.

Why it happens in Lincoln

A door frame is a near-perfect rectangle. When the wall it sits in moves even a little, the rectangle turns into a slanted shape, and the door no longer fits. That is why doors are often the first sign you notice.

Soil that grows and shrinks. Most Lincoln homes sit on loess with clay below. USDA rates the clay subsoil of Wymore, the most common soil in Lancaster County, in the highest shrink-swell class. When soil under one side of the house dries more than the other, that side can drop. When it soaks up water, it can lift.

Big swings between wet and dry years. Lincoln averages about 29 inches of rain a year. In the 2012 drought it got about 19, according to University of Nebraska climate records. A swing like that changes how much the soil holds, and many homeowners notice doors acting up after one.

Sagging floors inside. In basement homes, a beam and posts hold up the middle of the house. If a post sinks, the floors and walls above it drop, and the doors in the middle of the house start to rub.

Older homes. About 1 in 8 Lincoln homes was built in 1939 or earlier. Older homes have had more years to settle, and many have been remodeled with walls moved or removed.

Cosmetic or urgent?

One door that sticks in August is rarely an emergency. Get an inspection soon if doors in one area got worse over a few months, if cracks over the doors keep growing, or if exterior doors no longer lock. A door that will not lock is a safety issue on its own.

Call right away if a door suddenly jams shut, if a window frame cracks, or if you see a basement wall moving near a window.

How it is usually fixed

The door is the symptom. The fix goes where the movement is.

Under a sinking corner

Steel piers are placed under the footing to lift and hold that part of the house.

Under a sagging middle

New posts on real footings, or a stronger beam, lift the center of the house slowly.

Weak floor framing

Joists are sistered or replaced.

Water control

Downspouts and grading keep soil moisture even, so the house moves less with the seasons.

Door and window tune-up

After the structure is fixed, hinges, strikes and trim are adjusted.

The table on this page shows typical ranges from national cost guides. The inspection and written estimate are free.

What to do before the inspection

  1. List every door and window that sticks and note which room it is in. A pattern often points to one corner.
  2. Tighten the hinge screws first. If that fixes it, you may be done.
  3. Look at the gap above each sticking door. Note whether it is even or wedge-shaped.
  4. Check the floor in those rooms with a marble or level.
  5. Look below in the basement for a leaning post or cracked wall under the same area.
  6. Hold off on planing until you know the cause.

Frequently asked questions

Do sticking doors always mean foundation problems?

No. Humid summer air can swell a wood door, and loose hinge screws let a door sag. It points to the foundation when several doors in one part of the house stick at once, or when the sticking comes with cracks over the doors or a sloping floor.

Why do my doors stick in summer but not in winter?

Wood takes on moisture in humid weather and swells. Clay soil also swells when wet and shrinks in a dry spell, which can shift the house a little with the seasons. The inspector can tell the two apart by checking floor levels and the gaps around the door frame.

Should I just plane the door?

You can, but wait until you know why it sticks. If the house is still moving, a door you plane this year may have a gap next year. Fix the cause first, then adjust the doors.

Can foundation repair fix my sticking doors?

Often it helps a lot. When a sunken corner or sagging beam is lifted, many doors swing free again. Some may still need small hinge or strike plate tweaks after.

Why will my basement window not open?

Basement window frames sit right in the foundation wall. If the wall is bowing in or the frame is squeezed by settling, the window binds. A cracked or bowed wall near the window should be checked.

Other services

Common foundation repair problems in Lincoln

Areas we serve around Lincoln

(402) 923-8559 Free inspection