The Problem:

Your windows and/or doors are sticking, jamming, or your doors have non-functioning locks.

Telltale Signs:

  • Doors don’t open or close properly
  • Windows need extra force to open and close
  • Diagonal cracks that start at top corners of windows and door openings
  • Floors are uneven or dip and sag
  • Cracks around windows and doors
  • Door and window openings out of square

How to Fix It:

While there are many issues that can lead to sticking windows and doors, the two most common foundation-related causes are settlement and crawl space supports that have settled, shifted, or deteriorated.

Foundation piers can be used to repair settlement issues, while SmartJacks are a good solution for sagging floors over crawl spaces.

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Symptoms Of Sticking Windows And Doors

We depend on windows and doors for ventilation, security, and aesthetic appeal. So when they don’t operate correctly or don’t look good because of skewed openings or cracks around openings, it’s clear that something must be done. Below are images of windows and doors we’ve encountered that have been damaged due to foundation issues.

What Causes Windows And Doors To Stick Or Jam?

Cracks that extend along window and door openings can be a symptom of a much larger foundation settlement issue. If ignored, it’s possible that the foundation problem that caused these cracks will get worse, potentially leading to more severe damage to your home.

Window and door cracks that are connected to foundation problems have two common sources:

1. Settling Foundations 

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The Problem:

Because of varying soil characteristics, foundation settlement is never uniform. Uneven settlement causes sections of a foundation or slab to crack and shift, while other sections remain in their original positions. While foundations and slabs crack due to soil settlement, the wood framing supported above is more likely to bend or twist. This results in cracks in walls around windows, skewed openings for windows—and doors and floors that dip. The drywall fastened to wood framing is not as flexible, so it’s more likely to crack—especially at the corners of window and doors. When a house has a brick or stone exterior, a settled foundation is likely to have cracks in these upper masonry surfaces due to a lack in flexibility.

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The Solution:

At AquaGuard Foundation Solutions, we address foundation settlement issues by installing foundation piers at key locations. The piers extend to stable load-bearing soil, attached to the foundation with steel brackets. This repair work prevents further settling—and can even allow the foundation to be jacked back to its original position. Once the foundation is raised back up, cracks in the wall will close. Doors, locks, and windows may return to functionality, and further settlement damage will halt. We offer two different types of foundation piers to address foundation settlement: push piers and helical piers. With either installation, there’s a 25-year manufacturer’s warranty, as well as our own performance warranty.

2. Sinking Crawl Space Supports

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The Problem:

Crawl spaces are often poorly designed, with too few support columns, rotting floor joists and girders, and weak supporting soils causing the supports to sink.

As the crawl space structure sinks, the floor that it supports will sink as well, creating uneven surfaces underfoot. And as the floor sinks, it will pull the interior walls that are attached to it downwards.

As the walls sink, they pull apart, leaving cracks in your interior walls. And as the home warps, doors inside the home will jam and become difficult to open or shut.

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The Solution:

We repair crawl space structural issues with our patented crawl space support jacks, called SmartJacks. We begin by excavating a hole for each support and creating a base of engineered fill. A pre-cast concrete base is installed on top of the fill, and the support jack is mounted on top.

Once installed, our crawl space supports will stop your floor from sinking and sagging. These adjustable jacks can also be modified to attempt to lift your floors and walls back to a level position.
Crawl space jack systems install quickly—with an installation usually being completed in about a day. They provide a superior solution to other repairs, such as concrete columns, shimming, and light-duty jack posts. More about crawl space jacks.

Identifying The Source Of Window & Door Issues

Potentially Caused By:
Structural ProblemCrawl Space Structural IssueFoundation Settlement
Jamming Exterior Or Entryway Doors
Jamming Interior Doorways
Sticking Windows
Cracks Along Windows and Entryway Doors
Cracks Along Interior Doorways
Sinking, Sagging Floors

Which is Which?

When pinpointing what kind of foundation repair you’ll need, it’s important to note whether the visible problem in your home is centered around the interior of the structure or the exterior.

If you have exterior cracks or jamming doors and windows, then the problem is most likely not sinking crawl space supports. These cracks are most often caused by foundation settlement.

Your Local Foundation Repair Experts in GA

Any problem with a home can be distressing, and even more so when there’s a problem with your foundation. However, it’s good to know that a foundation contractor can have the damage quickly and permanently repaired—restoring value and stability to your home.

If you have a problem with your foundation, we can help. At AquaGuard Foundation Solutions, we offer free, no-obligation foundation repair quotes within our Georgia service area. Each free quote includes an on-site inspection, personal consultation, and written estimate.

To schedule your free quote, call or e-mail us today! We proudly serve Decatur, Marietta, Atlanta, Cumming, Dahlonega, Gainesville, Athens, Blue Ridge, Rome, Villa Rica, Newnan, Conyers, McDonough, and the rest of North Georgia.