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Crew Installing a Helical Pier In front of Home

Sticking Windows and Doors Repair

With the understanding of why windows and doors become "sticky" within a home, our company can provide the most appropriate solution for your particular home.

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Our warrantied foundation repairs help homeowners

The Problem:

The two most common foundation-related causes that lead to sticking windows and doors within a home are the settlement and failing of crawl space supports.

A common symptom of this is when your windows & doors begin sticking and/or jamming when trying to open them.

Telltale Signs:

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


With the understanding of why windows and doors become “sticky” within a home, our company can provide the most appropriate solution for your particular home. Rest assured, BQ Basements & Concrete offers Greater Philadelphia, New Jersey and Delaware homeowners the most quality proven foundation repair methods within the area.

If you have a problem with your foundation, don’t let it get worse. Often times foundation problems cause problems to other areas throughout the home — resulting in a more expensive and frustrating experience.

That’s why our company offers free, no-obligation foundation repair quotes within our Greater Philadelphia, Delaware and New Jersey service area. Each free quote includes an on-site inspection, personal consultation, and written estimate.

Identifying problems with windows & doors

Any homeowner can understand that a problem within the home can quickly become distressing and bothersome, even more so when the problem with the home is with the foundation.

Foundation problems usually lead to other more serious problems within the home and can seem daunting for any homeowner to repair. Foundation problems related to sticking windows and doors are among the most obvious and inconvenient of them all.

Symptoms of sticking windows & doors

Around the home, we depend on our windows and doors for many everyday purposes including: ventilation, entry & exits, security, and aesthetic appeal. When a foundation problem arises within your home and causes your windows & doors to not work properly or “stick”, it can quickly become a nuisance, making the home environment not as comfortable or functional.

Below are some sample images of windows and doors we’ve encountered from previous jobs that have incurred damage due to far-sweeping foundation issues.

What causes windows and doors to stick?

Foundation problems associated with settlement and sinking crawl space supports generally experience cracking along window and door openings. Foundation issues such as these can be a symptom of a much larger foundation settlement issues, that if ignored, may get worse and potentially lead to more severe damage and repairs.

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

1. Settling foundations

The causes of foundation settlement are rarely due to the design (or under-design) of the structure itself. More commonly, damage is caused as changes occur within the foundation soils that surround and support the structure.

Foundation settlement is never uniform because the soil underneath your foundation has varying soil characteristics. Soil variation under your foundation results in sections of uneven settlement causing slabs to crack and shift, while other sections remain in their original positions.

When the foundation and quite possibly the slab of your home begins to crack, the structural integrity of your home is jeopardized because the stationary wood framing above your home is likely to bend and twist. This type of soil settlement results in a home with warped floors and walls causing skewed openings for windows and doors.

Since drywall within your home is fastened to wood framing all throughout the interior, when an outlying force is applied to your foundation, the non-flexible drywall is likely to crack – especially at the corners of your windows and doorways. 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 of flexibility.

More about foundation settlement issues.

How to fix it:

Here at BQ Basements & Concrete, we repair failing foundations such as foundation settlement by installing our warrantied foundation piers at key locations around the home. The piers we install are so effective because they extend to stable, load-bearing soil, where the weight of the home is transferred through the piers to competent soil and a lift can be attempted to bring the home back toward its original position.

Once the homeowner is satisfied with the stabilization or amount of lift, the soil can be back-filled and the home is permanently stabilized in its new position. 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 warrantied 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.

More about foundation piers.

2. Sinking crawl space supports

Crawl spaces are often poorly designed structures within the home. Some common problems associated with crawl spaces are weak supporting soils, inadequate support columns, and wooden floor joists and girders that can eventually rot — causing the supports to sink.

Crawl space support jacks should be used when you want to accomplish the following:
  • Best opportunity to lift the above floors and walls back to their original position
  • Engineered footing transfers the load beyond the troubled soils
  • Can be installed in conjunction with a crawl space liner
  • Restores property value
  • Problem solved once and for all!

If and when the crawl space structure sinks, the floor that it supports will sink as well, creating uneven surfaces underfoot. This type of foundation problem will ultimately lead to other problems within the home causing the floors and walls above to sag and bow.

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

How to fix it:

In order to repair structural issues with crawl spaces – our company utilizes crawl space support jacks. To address weak foundation soils a hole is excavated at each crawl space jack system location. The hole is then filled with either concrete or engineered fill that consists of tight-compacted crushed stone.

A pre-cast concrete base is set into place and leveled on top of or within the engineered fill. Next, a high strength, galvanized steel column is cut to the appropriate height for your crawl space. The steel column and components are assembled and connected to the girder, and the crawl space jack system is tightened into place.

Once installed, our crawl space supports immediately stabilize the girder and floor joists, attempting to lift the above floors and walls back to level position.

Crawl space jack systems install quickly — with 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.

When shopping for crawl space jacks, it’s important to find a system that’s resistant to corrosion. Crawl space jacks that rust and corrode in a crawl space will become difficult, if not impossible to adjust. If you have a future issue, you won’t be able to count on them to operate properly.

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.

Contact us for a free professional inspection where one of our foundation repair specialists will visit your residence and let you know what’s troubling your home. Most homeowners may find it difficult to diagnose exterior & interior cracks, jamming doors, and windows, and/or sinking crawl space supports.

That’s why it’s important that one of our foundation specialists visit your home to let you know what caused your foundation settlement.

BQ Basements & Concrete permanently stabilizes settling foundations

BQ Basements & Concrete is your local foundation repair contractor that can have the damage to your home quickly and permanently repaired — restoring property value and adding stability to your home.

BQ Basements & Concrete can help you fix your failing foundation permanently! No matter what is troubling your home – we can help. With warrantied solutions, trained professionals, and an accountable approach to contracting – you can be sure you’re in good hands with BQ Basements & Concrete!

To schedule your Free Estimate, contact us today! We proudly serve the Greater Philadelphia, New Jersey and Delaware area including the Greater Philadelphia area, Camden, Cape May, Trenton, Atlantic City, Wilmington, Dover and surrounding areas.


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New Jersey

535 Route 38 East, 149E
Cherry Hill, NJ 08002


106 Park Drive
Montgomeryville, PA 18936