What does a jammed door or a sticking window mean?

Jammed doors and sticking windows are often the first indication of damaged foundations due to movement of foundation ground and soils under a home.

If you notice that your doors and/or windows are misaligned and are getting stuck, scraping against the frames or are jammed, you should investigate these causes immediately. The risk of doing nothing can be more costly down the track. Foundation damage does not fix itself so ignoring the problem can end up costing you more.

Misaligned sliding glass door

Teretek® Raises and Re-levels Home in Upper Hutt

Mainmark’s proprietary engineered resin injection solution, Teretek®, was used to fill the voids, stabilise the foundation soil, raise and re-level the slab, and re-align a sliding glass door.

Teretek Re-levels Home, Closing Cracks in Walls and Preventing Further Subsidence

Teretek® Re-levels Home, Closing Cracks in Walls and Preventing Further Subsidence

Mainmark was required to raise, re-level, and resupport the home across 4 lineal metres. By injecting Teretek® engineered resin, Mainmark endeavoured to return the affected structure to as near as reasonably practical to level, which would also help to address the separation at the lintels on the external walls.

What causes a jammed door or a sticking window?

All structures regardless of age are susceptible to foundation damage, this occurs when soil underneath the building starts to move or settle – known as subsidence – and can no longer support the weight of the home. Subsidence under certain areas of a building can cause it to sink and misalign internal and external fixtures. To determine the best procedure to fix any settlement issues, the underlying problem must be identified.

Likely causes:

Soil erosion, often caused by water that is flowing beneath a building’s foundation resulting in voids and reduction of bearing capacity

Groundwater levels affects soil particles causing compression and settlement of the home’s foundation

Poorly compacted soil can cause settlement

Foundation design during construction can be flawed due to inadequate information on ground and soil conditions which can ultimately result in foundation settlement

Vibration caused by nearby construction activity such as drilling or piling, or heavy road traffic can have cause foundation ground settlement

Trees and shrubs can also be a factor, particularly if they’re close to the property’s foundation. Some species absorb a lot more water, affecting the soil moisture levels

How to fix a jammed door or a sticking window?

Mainmark’s ground improvement and re-levelling methods for building foundation settlement are effective for fixing the underlying problems that cause doors and windows to stick in a home.

Our technicians establish the best approach to raise and re-level your home, creating a plan that addresses the identified ground conditions. Using our proprietary Teretek resin injection we penetrate the ground via multiple keyhole injection points. Progress is carefully monitored using laser levels and the amount of required lift is determined.

Benefits of Mainmark’s level correction methods:

Freeing up Jammed doors and windows

Mess is kept to a minimum – no concrete dust or water to clean up

There is minimal disruption to the homeowner due to our non-invasive procedures

No further damage done to the property

In most cases, residents can stay in the home and may not even need to move furniture

Many simple, small residential jobs are done in a day

The methods we use help strengthen weak ground, so your home becomes more stable and level

The products and techniques we use are environmentally inert

Mainmark level correction methods:

For expert advice on identifying the causes of movement in a building, download a copy of ‘Foundation Maintenance and Footing Performance: A Homeowner’s Guide’ from CSIRO.