Expert answers to the most common questions about sticking doors, foundation problems, repair costs, insurance coverage, and more.
It can be—but not always. When doors stick at the top, it may indicate differential settlement, where one part of your house is settling faster than another. However, it could also be hinge issues, frame warping, or other causes.
The only way to know for certain is through a professional evaluation. Don't assume it's structural—but don't ignore the possibility either.
Key takeaway: Sticking doors can indicate foundation issues, but many other causes exist. Professional diagnosis is essential.
Look for these warning signs:
However, only a professional structural evaluation can definitively determine if foundation settlement is the cause. These signs suggest foundation issues are possible, but proper diagnosis requires expert inspection.
It depends on the underlying cause:
Yes—it will typically worsen over time as the foundation continues to move. Foundation issues are progressive and won't resolve on their own.
It may remain seasonal and not worsen. Humidity-related sticking is typically consistent year after year without progressive worsening.
Bottom line: If your sticking door is progressively getting worse, professional evaluation is essential to determine the cause and prevent further damage.
Yes—multiple doors sticking, especially in the same pattern, is a red flag that warrants professional evaluation.
When several doors throughout your home stick at the top or in the same location, this often indicates foundation settlement affecting the entire structure. While it could be widespread humidity issues, the pattern strongly suggests structural movement.
Don't ignore this pattern
Multiple sticking doors are one of the clearest early warning signs of foundation issues. Contact a structural professional for assessment before the problem worsens.
Yes. Foundation problems often cause multiple symptoms throughout your home:
If you notice multiple symptoms together, professional evaluation is critical. Foundation issues are progressive and addressing them early can prevent extensive damage and preserve property value.
The most common causes of sticking doors are:
Often causes top-corner sticking and affects multiple doors
Typically seasonal (summer) and affects isolated doors
Can be from moisture, age, or structural stress
Usually an isolated issue, relatively easy to fix
Causes bottom-edge sticking, often in high-moisture areas
The specific cause depends on where the door sticks (top, bottom, sides), when it occurs (seasonal vs. year-round), and whether multiple doors are affected. Learn more about door sticking patterns.
Summer-only sticking is typically caused by humidity. Wood doors and frames absorb moisture in humid summer months, causing them to swell and stick. This is often normal seasonal expansion.
If the sticking is severe, affects multiple doors, or is accompanied by other symptoms (cracks, sloping floors), foundation issues may be exacerbated by seasonal conditions. A professional can distinguish between normal seasonal expansion and underlying structural concerns.
Observe these key factors to help identify the cause:
However: Only a professional evaluation can accurately diagnose the cause. These observations provide clues, but proper diagnosis requires expert inspection and assessment.
Newly installed doors may stick slightly during the first few months as they settle and adjust to the home's humidity levels. This minor adjustment period is normal.
These could indicate improper installation, frame issues, or underlying foundation problems. Contact the installer or a professional to assess whether adjustment or structural evaluation is needed.
Yes. High humidity causes wood doors and frames to absorb moisture and swell, leading to sticking—especially in summer. This is one of the most common causes of seasonal sticking.
Humidity-related sticking typically has these characteristics:
Important: If sticking persists year-round, affects multiple doors, or worsens over time, humidity is likely not the only factor. Foundation or structural issues may be present and require professional evaluation.
The cost varies widely depending on the cause:
Important: The only way to know the actual cost is through professional evaluation. Many sticking door issues require diagnosis before repair costs can be estimated. Don't attempt fixes before knowing the cause—you may waste money treating the wrong problem.
We strongly advise against DIY fixes until you know the cause
Sanding or planing a door that's sticking due to foundation movement will only create more problems—the door frame will continue to shift, and you'll be stuck in a cycle of adjustments.
The problem with DIY fixes:
When DIY might be okay: If a professional has evaluated your door and confirmed it's a simple hinge issue or minor humidity-related sticking, then DIY adjustments may be appropriate. Always get professional diagnosis first.
Foundation repair costs vary significantly based on the extent of damage and repair method:
| Repair Type | Cost Range |
|---|---|
| Minor foundation repairs | $3,000 - $5,000 |
| Moderate foundation work | $5,000 - $10,000 |
| Extensive foundation repairs | $10,000 - $15,000+ |
| Piering/underpinning (per pier) | $1,000 - $1,500 |
Factors affecting cost:
The only way to get an accurate estimate is through professional structural evaluation and inspection. Most foundation repair companies offer free inspections and estimates.
If foundation issues are causing the sticking, you MUST fix the foundation first.
If professional evaluation confirms it's NOT a foundation issue, then door adjustments (planing, hinge work) are appropriate.
The timeline depends entirely on the underlying cause:
Hinge adjustment, door planing, or minor adjustments can typically be completed in a single visit.
Replacing a door frame requires removal of trim, frame removal, installation, and finishing work.
Foundation repairs require time for the structure to stabilize before addressing door alignment. Rushing this process can result in having to re-adjust doors later.
Get a professional evaluation and accurate repair estimate from a vetted expert.
Generally, no. Standard homeowners insurance policies have specific exclusions that prevent coverage for sticking doors caused by foundation issues:
Coverage typically only applies if the damage is the direct result of a sudden, accidental "covered peril" such as:
This is why early professional evaluation is important: If structural issues are detected early, repairs may be more manageable before they become severe. Don't delay evaluation hoping for insurance coverage—it's unlikely to help.
Yes. If you know or suspect that sticking doors are caused by foundation or structural issues, you must legally disclose this to buyers.
In most states, sellers must disclose "material defects"—problems that would affect a buyer's decision to purchase or the property's value. Foundation issues qualify as material defects.
Failure to disclose known structural problems can result in:
Having a professional engineering report or a transferrable warranty for completed repairs can actually restore buyer confidence and property value rather than hurt the sale.
Bottom line: The key is addressing issues proactively with professional guidance rather than waiting or trying to hide problems.
If caused by foundation issues, sticking doors can significantly impact property value—but proper repairs can restore most of the lost value.
Properly documented repairs with transferrable warranties can restore much of the lost value and give buyers confidence:
The math often works in your favor: While foundation repairs are expensive ($5,000-15,000), a 10-20% property value loss on a $300,000 home is $30,000-60,000. Repairs + proper documentation typically cost far less than the value loss from undisclosed or unrepaired issues.
Explore the complete guide for deeper explanations, fixes, and warning signs.