Who Fixes Foundation Cracks? Who to Call First

Search "foundation crack repair near me" and most of what you'll find are repair companies. Many are honest and skilled. But the company that inspects your crack for free is usually the same company that will quote you for fixing it, and that's worth keeping in mind before anyone looks at your basement.

Do you need anyone at all?

Many foundation cracks don't need a professional. Thin vertical cracks in poured concrete (under about 1/8") are common and usually come from shrinkage. If yours is dry, level on both sides and not growing, you can mark it, date it and monitor it. If it lets water in, it's often a DIY sealing job.

Call someone when you see any of these:

• A crack wider than about 1/4", or one between 1/8" and 1/4" that is growing
• A horizontal crack in a basement wall, even a thin one
• Stair-step cracks in a block wall
• One side of the crack sticking out further than the other
• A wall that bows or leans, sloping floors, or doors and windows that suddenly stick
• Water that keeps coming in after you've sealed the crack

Not sure where yours falls? The Crack Checker gives you a next step in four questions.

The people who deal with foundation cracks

Who	What they do	Sells repairs?
Independent structural engineer	Diagnoses the cause, says whether it's structural, and specifies the fix in a written report	No
Foundation repair contractor	Installs structural repairs: wall straps, anchors, braces, piers, crack injection	Yes
Waterproofing contractor	Fixes leaks: crack injection, interior drains, sump pumps, exterior membranes	Yes
General contractor	Manages bigger projects, and repairs finishes (drywall, flooring, trim) after foundation work	Yes
Home inspector	Notes visible defects during a home sale and recommends further evaluation	Usually no, but doesn't diagnose structure

Structural engineer

A licensed structural engineer looks at the crack, the walls, the floors and the drainage, then tells you what's causing the movement and what, if anything, needs to be done. You pay for the visit and the report, typically about $300–$1,000. Because an independent engineer isn't selling the repair, they have no reason to recommend more work than you need. The report also gives every contractor the same scope to quote on.

Foundation repair contractor

These are the people who install the fix for structural problems: carbon fiber straps for walls with modest bowing, wall anchors or braces for walls that need holding back, and piers when part of the house has settled. Most also do crack injection.

Waterproofing contractor

If your problem is water, not movement, this is often the right trade. A leaking vertical crack usually needs injection. Water where the wall meets the floor, or along several walls, usually needs a drainage system. Some companies do both waterproofing and structural work.

General contractor and home inspector

A general contractor is useful when foundation work is one part of a bigger renovation, or to put the basement back together afterward. A home inspector flags cracks during a sale. They're not there to diagnose structural movement, so "recommend evaluation by a structural engineer" in an inspection report is a normal and sensible next step, not a sign the house is failing.

Who to call, and in what order

1. Check and monitor it yourself. Measure the width, mark the ends with a date, and photograph it with a ruler in the frame.
2. If it's a small leak only, seal it yourself or call a waterproofing contractor.
3. If anything points to movement, call an independent structural engineer first.
4. Get two or three quotes from foundation repair contractors, all based on the engineer's report.
5. Fix the drainage too. Gutters, downspouts and grading often cause the problem in the first place.
6. Ask the engineer to check the finished work if the repair was major. Some will sign off on it, which helps when you sell.

The catch with "free inspections"

Free inspections from repair companies aren't a scam. They're a sales visit. The person who looks at your crack is often trained to sell, and their company profits from the repair they recommend. That's a conflict of interest, even when the advice turns out to be right.

• Treat a free inspection as a quote, not a diagnosis.
• Be wary of "today only" prices or claims the house is unsafe without evidence.
• If two companies recommend very different fixes, that's a good time to pay an engineer to settle it.
• Ask whether the person inspecting is a licensed engineer. Some companies employ or hire engineers, but that engineer still works for the seller.

For typical prices on engineer visits, injection and wall repairs, see foundation crack repair cost.

Credentials to check

• Engineers: a current Professional Engineer (PE) license in your state, which you can look up on the state licensing board's website. Ask whether they do residential foundation work, and whether they have any business tie to a repair company.
• Contractors: whatever contractor license your state or city requires, plus proof of liability insurance and workers' compensation. Ask about permits for structural work.
• Quotes: written and itemized, with the number of cracks, linear feet, straps or anchors, and what happens to drywall and finishes.
• Warranties: what's covered, whether it transfers to a buyer, and who honors it if the company closes.
• Track record: recent local references and reviews, read for how the company handled problems, not just star ratings.

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