Cracks in walls, separation at doors, or gaps in concrete can instantly raise red flags for homeowners. Is it just normal settling? Or is your foundation shifting? Understanding expansion joints, common crack types, and true warning signs of foundation movement can help you separate cosmetic issues from structural concerns.

Let’s break it down in a clear, practical way.

What Are Expansion Joints?

Expansion joints are intentional gaps placed in concrete, brick, and building materials to allow for natural movement. As temperatures change, materials expand and contract. Without these joints, concrete and masonry would crack randomly.

Common places you’ll find expansion joints:

• Driveways and sidewalks
• Garage slabs
• Brick veneer walls
• Between the house slab and exterior flatwork
• Large concrete patios

These joints are normal and necessary. They often contain a flexible filler or sealant. Cracks that follow a straight line along these joints are usually not a concern.

Types of Cracks You Might See

Not all cracks mean trouble. Here are the most common types:

1. Hairline Cracks

• Very thin and shallow
• Often found in drywall or concrete
• Usually cosmetic
• Caused by minor settling or shrinkage

Typically NOT a structural concern.

2. Shrinkage Cracks

• Appear as concrete cures
• Common in garage slabs and driveways
• Usually random or spider-web shaped

Normal and expected.

3. Vertical Cracks

• Run straight up and down
• Often from normal settlement
• Monitor for changes

Usually low concern unless widening.

4. Horizontal Cracks

• Found in foundation walls
• Can indicate pressure from soil
• More serious than vertical cracks

These deserve professional evaluation.

5. Stair-Step Cracks (in brick or block)

• Follow mortar lines
• Common in masonry homes
• Can signal foundation movement

Potential red flag depending on size and progression.

When Should You Worry About Foundation Movement?

Some movement is normal—especially in areas with expansive clay soils (like much of North Texas). But certain signs point to more serious problems:

🚩 Warning Signs

• Doors or windows sticking or not latching
• Large cracks (wider than ¼ inch)
• Cracks that grow over time
• Uneven or sloping floors
• Gaps between walls and ceilings
• Separation around windows and doors
• Brick cracks wider at the top than bottom

If you see multiple symptoms, that’s when it’s time to investigate further.

Seasonal Movement vs. Structural Issues

In regions with clay soil, foundations expand in wet seasons and shrink during droughts. This can cause:

• Temporary door sticking
• Minor drywall cracks
• Small separations that later close

Key difference:
Seasonal movement often reverses. Structural problems usually progress.

How a Home Inspection Helps

During a professional home inspection, we:

• Document cracking
• Check door/window operation
• Look for moisture and drainage issues
• Identify improper grading or drainage

While inspectors don’t design repairs, we help determine if further evaluation by a structural engineer is warranted.

What You Can Do as a Homeowner

• Keep soil moisture consistent around the foundation
• Ensure proper drainage away from the house
• Repair leaking plumbing promptly
• Monitor cracks and take photos over time
• Avoid letting soil dry out excessively

Prevention is far cheaper than repairs.

Final Thoughts

Not every crack means disaster—but some cracks should never be ignored. Understanding the difference between normal expansion, cosmetic cracking, and true foundation movement empowers you to make smart decisions and protect your biggest investment.

If you’re unsure, a professional inspection can provide clarity and peace of mind before small issues become big repairs, schedule today with SFR Inspections!