Foundation Problems? Here’s What Every Homeowner Needs to Know

Whether you're buying, selling, or just maintaining your current home, foundation issues can be intimidating. But are they always a dealbreaker? Not necessarily.

We sat down with Donnie—our go-to foundation expert—to talk about what’s normal, what’s common, and what’s worth a phone call. Spoiler alert: not all cracks are created equal.

"Is This Normal?" What Settling Really Means

Let’s start with the basics. Settling is something almost every home experiences, especially in the first few years after it's built. Builders move a lot of soil around to get that home in place—and then put a heavy structure on top. Naturally, it wants to settle in.

Donnie broke it down perfectly:

“It’s not normal to have foundation settlement, but it’s common around here.”

That subtle shift in language matters. It's common to see some movement in the first 2–5 years. But if you’re seeing changes 10 or 20 years later? That might be a red flag.

How Do I Know If It's Getting Worse?

Monitoring foundation shifts is crucial, but how do you do that without fancy tools? Donnie recommends this clever trick:

“Use something consistent like stacks of pennies or dimes. If you can fit three dimes in a crack now, and only two later—something has moved.”

Photos can help, but measuring with an object you can replicate is even better.

What Kinds of Cracks Should I Worry About?

Hairline cracks in skim coat or thin exterior concrete are normal. These materials expand and contract at different rates, especially in areas with wild seasonal changes (hello, Cincinnati and Northern Kentucky).

But what about rebar showing through or horizontal cracks?

That’s a different story.

Donnie recalls a real inspection:

“The rebar was placed too close to the edge, and weather over time caused the concrete to pop off. That’s not a structural failure—but it's something we want to monitor.”

As for vertical versus horizontal cracks? Most poured concrete walls crack vertically in a “V” shape. If you see a horizontal line stretching across, that’s more unusual—and should be looked at by a pro.

What Cracks Are Dealbreakers?

Here's the key: it's not about the type of crack as much as it is about the change. If it’s widening or growing—or if you’re seeing doors stick, windows jam, or stair-step cracking in bricks—it’s time to call someone.

“You don’t have to wait for disaster. Catching these early can make all the difference.”

And just because there’s a crack, doesn’t mean it’s the end of the world. The best time to get a foundation inspection? During your home’s due diligence period or as soon as you notice signs of movement.

How Much Does a Foundation Inspection Cost?

Here’s some good news: Donnie’s company doesn’t charge for inspections. They’ll come out, take a look, and give you an honest opinion. And some of their best visits are the ones where they find nothing wrong.

That’s peace of mind.

What Repairs Are Most Common—And How Long Do They Take?

Vertical Settlement (Sinking Homes)

The solution: Piering. They dig down to your home’s footer and drive piers to stable soil or bedrock.
Timeframe: 2–5 days.

Lateral Movement (Bowing Walls)

Two main fixes:

• Steel Beams – Help push the wall back into place over time.

• Carbon Fiber Straps – Lightweight, ultra-strong, and space-saving.
  Timeframe: 2–4 days.

Donnie says:

“Carbon fiber is 10x stronger than steel. Same stuff used in bomb shelters, high-rises, and airplanes.”

So yeah, it’s legit.

Will Foundation Problems Kill a Sale?

They can—but they don’t have to.

Most buyers freak out when they see the word foundation in an inspection report. But Donnie emphasized this:

“We fix this every single day. It’s common. It’s usually fast. And it doesn’t always cost what people think.”

In many cases, once a buyer understands what’s really happening—and sees a clear plan to fix it—they're back on board.

Should You Still Buy a Home With a Foundation Issue?

If it checks all the other boxes—location, size, layout—don't let fear hold you back.

“If the foundation issue wasn’t there, would this be your perfect house? If yes, we can help you get past it.”

Most foundation issues in this region are fixable and don’t require tearing down the home. You just need the right team to evaluate it.

Final Advice From Donnie

Whether you’re buying, selling, or just paying attention to your current home, here are Donnie’s golden rules:

• Don’t put a band-aid on a bullet hole

• Don’t make a mountain out of a molehill

And most importantly—pay attention. Movement happens slowly, but if something doesn’t feel right, don’t wait.

Need a Foundation Inspection?

Don’t guess—get the facts. Whether you’re prepping your house for market or making sure your dream home isn’t a money pit, call a professional. And if you’re in the Cincinnati or Northern Kentucky area, you already know who to call.

Want to dive deeper into home buying and selling tips? Got questions about your home? Hit us up— Follow my YouTube page at Your House Is Key. Like, subscribe, and share for more insights!-Your House Is Key.