Termites Or “Just Settling”? How To Tell When Cracks And Squeaks Really Matter
- Jameson Elam
- 16 hours ago
- 6 min read
About the Author: Jameson Elam is the owner and operator of Good Sense Termite, serving Alameda, Santa Clara, San Mateo, and Santa Cruz counties. With over 14 years of hands-on experience in the termite control industry, Jameson specializes in thorough inspections, accurate diagnostics, and long-term solutions tailored to California homes. His deep knowledge of local termite behavior and building structures has made Good Sense Termite a trusted name for homeowners and real estate professionals alike.
“Houses Settle” Is True, But It Is Not The Whole Story
Any time a homeowner points out a crack or squeak, someone is ready with the same line:
“It is just the house settling.”
Sometimes that is right. Sometimes it is wishful thinking.
In the Bay Area, we see:
Older homes that have moved a bit over decades
Seasonal changes that cause small shifts in framing
Hidden termite or fungus damage that gets blamed on “settling” until it cannot be ignored
This post is not a substitute for a structural engineer. Instead, it is a simple guide to help you tell:
What might be harmless background
What might point to termites, fungus, or moisture
When it is time to stop guessing and bring in a licensed inspector
Normal “Settling” Signs That Are Usually Less Serious
Houses move a little over time. Some signs are common and not always a big deal by themselves.
Examples:
Hairline cracks in paint or drywall
Especially near corners or where different materials meet
Often less than the width of a credit card
Minor changes with seasons
Doors that stick slightly in damp weather then relax when it dries
Small creaks that come and go
Old patch lines
Places where previous owners patched small cracks that never got worse
If these issues:
Do not keep growing
Do not match other warning signs
Are spread around the house instead of clustered in one area
they may be what people mean by “normal settling.”
But context matters.
Signs That Can Point To Termites Or Fungus, Not Just Movement
Certain patterns tell us termites or fungus might be involved.
1. Soft Or Spongy Flooring
If you feel:
A “give” under your foot in one area
A spot that feels different from the surrounding floor
Tiles that crack above one specific spot
that is more concerning than a general creak.
Questions to ask yourself:
Is this over a bathroom, kitchen, or laundry?
Is this near the outer wall where water or soil could be an issue?
Has this area been “fixed” before?
Soft spots can mean:
Subfloor damage from moisture and fungus
Wood reduced by termite activity
A mix of both
That is not standard settling.
2. Cracks That Follow A Pattern, Not Just Random Lines
Cracks worth attention often:
Line up above known wet or suspect areas
Appear at baseboards or lower corners instead of just higher up
Pair with soft flooring or door sticking in the same zone
Examples:
A crack from the corner of a door frame down toward the floor in a bathroom that has had past leaks
A diagonal crack that appears above a deck ledger or planter area where soil sits high
On their own, cracks are not proof. Combined with location and history, they become clues.
3. Doors And Windows That Change In One Area Only
Seasonal changes can affect many doors at once. Termite or moisture issues tend to:
Affect doors or windows in one section of the house
Show up near known trouble spots like over a damp crawlspace zone
Appear along the same side where other issues exist outside
If one corner of the house keeps needing planing, sanding, or “adjustments” while the rest behaves, we pay extra attention there.
How Termite And Fungus Damage Actually Move Things
Termites and fungus do not lift houses. They quietly take support away.
Over time, that can lead to:
Subfloor and joists losing strength under flooring
Sill plates or beams shrinking where wood is being eaten
Posts or supports in crawlspaces losing contact or sagging
From inside the house, you may notice:
Floors that dip slightly in one direction
Baseboards pulling away in a section
New gaps between trim and flooring
These do not prove termites by themselves. They do say, “look at what is holding this up.”
Moisture: The Missing Link In Many “Settling” Stories
Water is the bridge between normal movement and real damage.
Key questions:
Is there a history of plumbing leaks in the area that has moved?
Does the crawlspace under that area stay damp or show past pooling?
Does the outside grade or drainage send water toward that side of the house?
Moisture plus time often creates:
Fungus that weakens wood
Conditions that invite Subterranean termites
Spots where both are at work
If someone tells you “just settling” without asking about water history, they are skipping half the puzzle.
A Simple Way To Think About It
When you see a crack, squeak, or soft spot, run it through this quick filter:
Location
Is this in a high moisture zone or above a crawlspace low spot
Pattern
Is this a one off, or part of a cluster of changes in the same area
History
Has this room needed repairs or “dry rot fixes” before
Change Over Time
Is it getting worse, staying the same, or coming and going
If you have concerns in more than one of those categories, it is worth a closer look by a termite inspector and possibly other pros.
When To Call A Termite Company First
You do not need a full team of experts every time a door sticks. A termite inspection is a good early move when:
You see soft spots in floors, especially near bathrooms or exterior walls
You have a mix of cracks and past “dry rot” repairs in the same area
You can see signs of moisture, staining, or old leaks under or around the house
You have not had a termite inspection in several years and are now seeing changes
We will:
Check crawlspaces, foundations, and framing where we can
Look for termite activity, fungus, and clear moisture issues
Tell you whether what we see looks like insect or fungus damage, normal age, or something that might need another type of specialist
For Bay Area homes not in active escrow, Good Sense Termite inspections are free. For homes in escrow, we provide fee based inspections that meet real estate requirements.
When To Bring In Other Pros Too
Some problems call for more than one set of eyes.
You may want to involve:
A structural engineer if there is significant movement in walls, foundation, or beams
A plumber if active leaks or old plumbing are part of the story
A contractor if repairs will involve major framing or subfloor work
Our role is to help answer:
Are termites or fungus part of this
Where and how much
What needs to happen on our side before or along with other work
We do not replace engineers or contractors. We help make sure they are not building on top of an active termite or fungus issue.
Key Ideas:
Key ideas you can keep in mind:
Some cracks and squeaks are normal, but soft spots in floors and repeating issues in one area are not just background
Termite and fungus damage often show up with moisture history and repeating repairs, not as random, isolated cracks
Heavy use rooms like bathrooms, kitchens, and laundry areas are common zones where “settling” gets blamed for what water and insects have actually done
A termite inspection is a low friction way to sort normal aging from real risk in many Bay Area homes
FAQ: Cracks, Squeaks, And Termites
Q: Can termites really cause floors to sag?
A:Yes, over time. When subfloor, joists, or supporting wood are weakened by termites or fungus, floors can sag, feel uneven, or develop soft spots.
Q: Does every crack mean I have termites?
A: No. Many cracks are cosmetic or related to normal movement. Cracks combined with moisture, history of damage, or floor changes are the ones to pay attention to.
Q: Should I call a termite company or a contractor first?
A: If you are seeing soft flooring, repeated “dry rot” problems, or signs of insects, a termite inspector is a good first call. If we see damage outside our scope, we will say so.
Q: My house is old. How do I know when to stop blaming age?
A: Age is part of the story, not the whole story. If new problems are showing up in one section, or if old repairs keep failing, it is time to look deeper.
Final Thoughts: You Do Not Have To Argue With The Crack In The Wall
You do not have to decide on your own whether something is “just settling” or the start of something bigger.
If you are tired of guessing, or if the same spots keep showing up in your photos and worries, you do not need more group opinions. You need a clear look at the structure.
Schedule an inspection with Good Sense Termite. We will tell you what is termites, what is moisture, and what is simply age, so you can decide your next step with a clear head.
It's just Good Sense.
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