Bricks, Masonry, Asphalt and Concrete - foundation issues?

Hi, I live in west texas where the soil is very prone to moving/swelling. My house is just under 4 yrs old (second owner, I lived here for 2) and I have notice some signs of foundation cracking.

Driveway, patio, garage: drive way has multiple cracks. patio has some hairline cracks with more and more showing over time. garage has some new hairline cracks.

Bricks outside: I have 3 windows that the bricks starting from the lower left corner that have cracks that go straight down through the bricks and mortor. Also in a solid wall (no window) i have a crack that goes straight up, this one goes through brick and mortor as well. All of these have been there for atlest 1-2 years and dont appear to be getting worse (maybe 1/16th of inch wide). Foundation is not cracked (visibly from outside) where these cracks are found.

Drywall: in a couple of spots I have ceiling drywall cracks (mainly seem to be around seems). The one window, upper left corner, cracks diagnally through drywall for about 6 inches. The cracks in ceiling have been there for atleast 2 years and have not progressed, but the window crack is new.

Ceramic tiles: I have some tiles that have minor hairline cracks in them, going though the tiles themselves. Most I think have been there since we owned house 2 years ago, but one is new.

Door alignment: I have no evidence of door misalignment.


Now for a few questions:

1. I haven't had this looked at professionally yet due to weather. But if this is foundation problems in the minor stages and I get it repaired, is this going to hurt value of home? The repairs seem like good/permanant and warrantied.

2. Its kinda funny out here in west texas, because they tell you to keep water away from the foundation, but at the same time, tell you to run soaker houses along the foundation because the ground moves so much out here.... is there a happy medium?

3. My yard has held alot of water in the past along the back(atleast 10 feet from foundation) and side (2 feet from foundation). This past march, I had a french drain put in that runs the entire legnth, perforated, of the back yard (about 15 - 20 feet from foundation) then along the side of the house (5-6 feet from foundation) with gutters attaching to the drains as well. My yard still holds during heavy rains, but once stops raining, is completely drained in about 1-2 hours. Is this good or bad?

Sorry so lengthy, thanks for any comments

To me, the shearing of drywall and cracks through bricks indicate a structural problem. I would be inclined to have an engineer look at it.

Based on my Texas experience(DFW area),you definetly have a cracked foundation.
The cracks through the ceramic will have a similiar crack in the actual slab.
I had that situation and you can basically follow the crack direction and it may lead to an area outside showing stress.
A most definite sign is when the actual grade beam cracks as that will be the thickest part of slab .
Fortunately,I had a extended warranty which paid for the repair,18 piers,average $450 per pier.
If I remember right,if you sell within a year of repairs,you have to notify buyer of your foundation repairs,after that no notification neccesary.
Water needs to be kept away!
Your soaker hoses should be about 18in away from foundation,you really don't want water underneath slab.
I had a irrigation system installed with specific zones for the foundation areas.
During cooler weather I can dial down the other zones while maintaining the foundation zones.

may I ask who installed the piers for you? and what brand of the piers?
Thx.

To moderator: just compare prices for a repair in CA. Not for ads.

In Texas ,there are tons of Foundation repair companies?
Advanced Foundation did mine!

Mine were double walled steel piers with a plastic encasement at the top for moisture.
They are driven down hydraulicly(?) to rock or to a ressistance of 25,000 psi .