Foundation Checklist for Lubbock Rentals: What Tenants Should Report

Tenants can't fix a foundation, but they are usually the first to notice when one starts to move. A door that suddenly sticks or a new crack above a window is easy to ignore for months, and small movement is far simpler to deal with when it's caught early. This page is written for property managers and landlords to print or send to tenants. It is free to share.

Report these within a week (send a photo)

• A door that suddenly sticks, won't latch, or swings open or shut on its own
• A new crack in drywall running up from the corner of a door or window
• Stair-step cracks in the brick on the outside walls
• A gap opening between the wall and the ceiling or floor, or baseboards pulling away
• A window that used to open easily and now binds
• Floor tiles cracking in a straight line across a room
• A floor that feels sloped or bouncy (common in older pier-and-beam homes)

Report these the same day

• Water pooling against the foundation, or a wet patch inside that won't dry
• The sound of running water when nothing in the house is on
• A crack wide enough to fit a coin into, or one that is clearly getting wider
• Doors or walls that shift noticeably after a heavy storm

Usually normal (mention it at the next routine visit)

• Hairline cracks in the garage floor, driveway or patio
• Thin cracks along drywall seams that stay the same size
• Small gaps in caulking around windows and tubs

How to document a crack in two minutes

1. Take a photo with a coin or ruler beside the crack so the size is clear.
2. Make a small pencil mark at each end of the crack and write the date next to it.
3. Note which doors stick and when — after rain, or during long hot, dry spells.
4. Send the photos and notes to your property manager.

If the crack grows past your pencil marks, take a new photo and send it again.

Small things tenants can do

• Keep downspout extensions in place so roof water drains away from the house.
• Don't pile soil, mulch or landscape rock against the brick or siding.
• Water the yard evenly and follow the city's watering schedule — very wet on one side and dry on the other is hard on a slab.
• Don't plant new trees close to the house.
• Tell the manager about a leaking outdoor tap or sprinkler head right away.

For property managers

Movement found early usually needs less work than movement found at move-out. If tenants report several signs at once, a foundation inspection gives you a clear picture before anything gets worse. Related: signs of foundation problems · why doors stick