Foundation Cracks in a New Home: What's Normal and What Your Texas Builder Owes You

Is it normal for a new house to have foundation cracks?

Thin, even cracks in the slab and small drywall cracks at seams are normal in the first two years. Diagonal cracks from door corners, stair-step brick cracks and doors that stop latching mean the slab is moving.

How long does a new house take to settle?

Soil disturbed during construction keeps settling for 2–3 years. On North Texas clay, lawn watering and new landscaping also change the soil moisture under the slab during that time.

What is a 1-2-10 builder warranty?

It covers workmanship for 1 year, plumbing, electrical and HVAC systems for 2 years, and major structural defects for 10 years. Most Texas builders hand the 10-year structural part to a third-party warranty company.

A "major structural defect" is usually defined as damage that makes the home unsafe or unlivable, so cosmetic cracks rarely qualify after year one.

How do I file a foundation claim with my builder?

Send a written notice to the builder and, for year 3 onward, to the structural warranty company named in your closing documents. Include dated photos next to a ruler, crack widths, and which doors stick, and keep a copy of every reply.

What is the Texas Residential Construction Liability Act?

Chapter 27 of the Texas Property Code. It requires a homeowner to give the builder written notice of a construction defect at least 60 days before filing suit, and gives the builder the right to inspect and make a written offer to repair or settle.

Should I hire my own engineer for a builder warranty claim?

Yes, once the builder calls the cracks normal. An independent engineer's elevation survey gives you measurements, not opinions, to put in front of the builder or warranty company.

Why can't I drill into a post-tension slab?

Most new DFW homes have post-tension slabs with steel cables tensioned to roughly 33,000 pounds each inside the concrete. Cutting one can injure whoever is drilling and weakens the slab, so have the cables located before any drilling or coring.

Look for a stamped notice in the garage slab saying the foundation is post-tensioned.

Why do new homes in north Fort Worth have foundation problems?

North Fort Worth ZIP codes 76137 and 76244 had the most foundation repair permits in the city in 2025, 107 and 106. Both are newer suburbs built on expansive clay, and their median repairs since January 2025 were $8,477 and $8,862.

How do I water a new home's foundation?

During dry spells, run a soaker hose 12–18 inches from the slab so the soil stays evenly moist without pooling against it. An automatic foundation watering system on a timer does the same job.

When should I get an 11-month warranty inspection?

In month 11, before the 1-year workmanship coverage ends. An independent inspector's written list gives the builder every item to fix while it is still covered.