Foundation problems are stressful. You see a crack in the wall and your mind goes to the worst-case scenario. But here's the thing — not every crack means you need a $10,000 repair. Some cracks are completely normal. Others are a sign you should act fast.
Living in Williamson County means living on clay soil that swells and shrinks with every rain and every drought. That's the reality of building homes on Blackland Prairie. This guide will help you figure out what's normal, what's not, and what to do about it.
Interior Warning Signs
These are the signs you'll notice inside your home. Pay attention to patterns — one small crack might be nothing, but several signs together tell a bigger story.
Diagonal Cracks from Door and Window Corners
This is the classic sign. When a foundation shifts, the stress concentrates at the corners of openings. You'll see cracks running diagonally — usually at about a 45-degree angle — from the upper corners of doors and windows toward the ceiling. A single thin crack might not be urgent. Multiple diagonal cracks appearing on the same wall, or on opposite sides of the house, strongly suggest foundation movement.
Doors That Stick or Won't Latch
When a foundation moves, door frames go out of square. Interior doors start rubbing at the top or bottom. They may not close all the way. In Williamson County, some sticking is normal during humid months. But if a door that used to close fine now drags or gaps year-round — especially if it's getting worse — that's your foundation talking.
Windows That Are Hard to Open or Close
Just like doors, windows can go out of square when the foundation shifts. If you notice windows that used to slide easily are now jammed, or you can see gaps between the window frame and the wall, check for other signs of movement.
Uneven or Sloping Floors
Put a marble or ball on the floor. Does it roll? Some slope is normal in any home. But if you can feel the slope when you walk, or if it's gotten worse over time, your foundation may have settled unevenly. In slab-on-grade homes — which is most of Williamson County — uneven floors often mean one section of the slab has dropped while another hasn't.
Gaps Between Walls and Ceiling or Floor
Look along the top of your walls where they meet the ceiling. Look at the baseboards. Are there gaps that weren't there before? Gaps along the ceiling line or between the wall and floor boards indicate that the structure is separating — a sign the foundation underneath has shifted.
Exterior Warning Signs
Walk around the outside of your home a couple times a year. These exterior signs are often easier to spot than interior ones.
Stair-Step Cracks in Brick
This is the most visible exterior sign. Stair-step cracks follow the mortar joints in brick veneer, stepping up (or down) like stairs. They appear because the brick wall is rigid but the foundation underneath has moved. These cracks are extremely common in Williamson County, especially on homes built on heavy clay soil in Hutto, Taylor, and eastern Georgetown.
Gaps Around Doors and Windows
Look at the caulking around your exterior doors and windows. Are there gaps that have opened up? Can you see daylight around a door frame? These gaps form when the wall shifts relative to the opening. Besides indicating foundation problems, these gaps let in moisture and pests.
Visible Cracks in the Foundation
Look at the exposed foundation around your home's perimeter (the concrete strip visible between the ground and the siding). Vertical hairline cracks are common and usually not serious. Horizontal cracks are more concerning — they can indicate lateral pressure from the soil. Cracks wider than a quarter inch should be inspected by a professional.
Chimney Leaning or Separating
Chimneys are heavy and sit on their own footing. If the foundation shifts, the chimney may lean away from the house or a gap may open between the chimney and the exterior wall. A leaning chimney is both a foundation issue and a safety concern. Get it looked at promptly.
Fascia Board or Trim Pulling Away
If you notice the fascia board (the board along the roofline), trim, or molding pulling away from the house, it may indicate that part of the structure is settling while the rest isn't. This is subtle and easy to miss, but it's a reliable early indicator.
Drainage Warning Signs
In Williamson County's clay soil, water is the enemy. These drainage-related signs often appear before structural damage becomes visible.
Water Pooling Near the Foundation
After a rain, walk around your home. Is water sitting against the foundation? This is a big problem in clay soil. Standing water saturates the soil on one side of your home, causing it to expand while the other side stays dry. This uneven moisture creates differential settlement — the most common type of foundation damage in Williamson County.
Soil Pulling Away from the Foundation
During dry months — and Central Texas summers can be brutal — look for gaps between the soil and your foundation. When clay soil dries out, it shrinks and pulls away from the concrete. This gap tells you the soil is actively moving, and your foundation may be moving with it. This is when soaker hoses around the foundation perimeter help the most.
Gutters Not Directing Water Away
Your gutters and downspouts should carry water at least 4 to 6 feet away from your foundation. If downspouts dump water right next to the house, or if gutters are clogged and overflowing, you're concentrating moisture against your foundation. Fix this first — it's cheap and can prevent expensive foundation damage.
When to Worry vs. When to Wait
Not everything is an emergency. Here's a simple guide:
Probably Fine (Monitor It)
Hairline cracks (thinner than a credit card) in drywall. Small vertical cracks in the foundation. A single door that sticks slightly during humid months. Minor cracks in new homes during the first year (settling). Mark these with a pencil, date them, and check again in 3 to 6 months.
Get an Inspection (Free)
Diagonal cracks from door or window corners. Multiple sticking doors. Stair-step cracks in brick. Gaps opening between walls and ceiling. Floors that feel uneven. Visible soil separation from foundation. Any cracks that are growing. Most foundation companies offer free inspections — take advantage of this. Schedule 2 to 3 and compare what they say.
Act Quickly
Cracks wider than 1/4 inch. Horizontal cracks in the foundation wall (these suggest lateral soil pressure). Chimney leaning. Doors that no longer close. Significant floor slope you can feel when walking. Multiple signs appearing at the same time. These indicate active, serious movement. Call a contractor and consider an independent structural engineer ($300–$500).
What to Do Next
Document What You See
Take photos. Mark crack endpoints with a pencil and write the date. This creates a record of whether cracks are growing. If you sell the home later, this documentation is valuable.
Get Free Inspections
Contact 2 to 3 foundation repair companies for free inspections. They'll measure your foundation with a manometer or level and tell you exactly where and how much it's moved. Compare their findings and recommendations.
Consider an Independent Engineer
For major repairs (over $5,000), hire an independent structural engineer. They cost $300 to $500 in Williamson County. They work for you, not the repair company, and give an unbiased assessment of what your home actually needs. This can save you thousands by preventing unnecessary work.
Address Drainage First
Before or along with foundation repair, fix any drainage problems. Clean gutters, extend downspouts, and ensure the ground slopes away from your home. In Williamson County's clay soil, consistent moisture is your foundation's best friend.