Drywall cracks and front door sticking during Rainy season (Winter- Northern California)

I have posted about this before, posting again for more attention -

We purchased our house couple of years ago, in last 6 months or so drywall cracks appeared around the front door, there is front porch/deck then a foyer inside.

Front door is sticking on top corner, some days more than others. Started to see this in last winter when we get rain here in northern CA.

Some of the cracks on wall looks like was there before and some repair/ paint was done before. There are cracks on the ceiling too, looks like these are around the joining of drywalls. Images https://imgur.com/a/MyBLyvg

I had 2 Foundation repair company come - see their inspection report in images - https://imgur.com/a/jP6PBdI

Groundworks said there is more slope but other said not much. both quoted ~$26,000 for stabilization around the porch.

Then I paid a local Foundation Inspection company to inspect, and they said slab foundation is only slopped around the porch about quarter of inch, and said the cracks and door sticking is happening because of rainy season moisture. no need to have foundation repaid companies to install piers.

From the Foundation inspector -

"The survey results indicate the house is fully within accepted industry tolerances. The total elevation differential across the entire structure was measured at approximately 0.75 of an inch. A high point benchmark of 0.0 was established at the rear right corner of the structure, with a low point of -0.75 inches located in the left bedroom, this differential occurs over approximately 50+ linear feet. No localized elevation differentials outside of tolerance were observed. These measurements confirm that the foundation has not experienced significant settlement or movement and appears to be in serviceable condition at the time of inspection.

Conclusions

The foundation system appears to be serviceable in its current condition and is performing as intended. The recorded floor elevations are well within industry tolerances, suggesting the structure is stable. The identified interior and exterior cracks are cosmetic in nature and are the result of seasonal moisture fluctuations in the building's wood framing. Site drainage systems appear to be effectively protecting the foundation from excessive soil moisture changes that would cause severe differential movement; however the right side of the structure should be monitored due to it not being protected by concrete hardscaping."

Door is sticking less (almost normal) since the temperature increased in East Bay (Brentwood CA).

I spoke to local structural engineers too , they said then can come and check for $1000. but they said they can say things based on visible things, they are not going to dig and check foundation etc. Engineer was mostly hinting it was probably caused by either expansive soil and moisture during rain.

Do you think I should still have structural engineers come and inspect ?

Posted Apr 9, 2026, 9:25 PM UTC

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