Cracks can show up in slabs, stem walls, stucco and drywall. Many are minor, but some are a sign that the soil under a home is changing. This page explains how to tell the difference and what usually needs to happen before a repair makes sense.
If a crack worries you, (575) 249-7768 connects you with licensed and insured local contractors who can inspect it and explain the options.
Hairline cracks versus cracks that deserve a look
Not every crack is structural. Thin hairline cracks from concrete shrinkage are common, since concrete shrinks a little as it cures and dries. A crack like that often stays thin and does not change.
Other cracks deserve an inspection. Watch for cracks that:
- widen over time
- are offset, with one side sitting higher than the other
- run in a stair-step pattern
- run diagonally from the corners of doors and windows
These patterns can mean part of the house is moving. A crack that sits alongside sticking doors, windows that no longer latch, or gaps between walls and floors or ceilings is worth a closer look.
Where cracks show up
In a slab or stem wall, a crack may be the first thing you see in the garage or along the base of the house. In stucco, cracks often trace the corners of windows and doors. Inside, drywall cracks and nail pops can show the same movement from the other side of the wall.
A single crack rarely tells the whole story. A contractor will look at the cracks together with floor levels and how the doors and windows behave.
Why Las Cruces soil and weather matter
Soil moisture around a foundation can change quickly here. Precipitation is very light from October to June, then the late-summer monsoon brings frequent, often heavy afternoon thunderstorms. Long dry stretches followed by heavy rain can change how much water the soil around a home is holding.
Caliche adds to this. It is a cemented layer common in southern New Mexico soils, and it keeps water from moving deeper. The Cruces soil series near Las Cruces has a cemented caliche layer about 8 to 20 inches below the surface on broad basin floors. Where that layer blocks water, roof and yard runoff can collect near the foundation instead of draining away.
Runoff from nearby arroyos and heavy storms can also push water toward a home when the grading slopes the wrong way. The details differ from lot to lot, whether the home is in East Mesa, Sonoma Ranch, Mesilla Park or an older Mesilla Valley neighborhood.
Why sealing a crack may not last
Filling a crack can make it look better, but it does not change why the crack formed. If the cause is shifting soil moisture, the foundation can keep moving and the crack may open again. Sealing works best as one step in a plan that deals with the cause.
That is why an inspection comes before a repair recommendation. Likely causes include poor grading, gutters and downspouts that empty next to the house, irrigation near walls, and plumbing leaks. Depending on the cause and the type of foundation, a contractor may suggest piers, adjusting supports in a pier-and-beam home, lifting sunken concrete, sealing, drainage correction, or a mix of these. Leveling and drainage work are covered on their own pages on this site.
How to photograph and measure a crack
A simple record helps you and any contractor see whether a crack is changing.
- Place a ruler or a coin next to the crack for scale.
- Take a clear photo and note the date.
- Photograph the same spot from the same angle each time.
- Compare the photos every few weeks.
Note where each crack is, such as which wall or which corner of a window. A crack that looks the same after several weeks is a different situation from one that is getting longer or wider. Bring the photos when you talk with a contractor.
What an inspection covers
An inspection looks at the cracks, floor levels, doors and windows, and the drainage and grading around the house. The goal is to find the likely cause before any repair is proposed. You can call (575) 249-7768 to be connected with a local contractor to schedule one.
For significant movement, or during a home sale, you may also want an evaluation from a licensed structural engineer. Cost depends on the cause, the foundation type, the repair method and how much of the house is affected, so contractors quote after they see the problem.
Before you hire
In New Mexico, the Construction Industries Division (CID) licenses building contractors. GB-2 is the residential building classification and GB-98 is the general building classification. You can look up a contractor's license with CID before hiring.
Ask for a written scope of work that describes what will be done. Structural repairs may need a permit from the City of Las Cruces or Doña Ana County, and the contractor can explain what applies to your job. Many homeowner insurance policies exclude damage from earth movement or settling, so check your own policy.
Help across the area
Help is available in Las Cruces and in nearby Mesilla, Doña Ana, Organ and Anthony, as well as around Doña Ana County. If you have a crack you are unsure about, call (575) 249-7768 and describe what you are seeing.