Landlord Tips: Troubleshooting Sticky Doors and Foundation Issues

If you’re a landlord, you’ve probably had a tenant report that their door is sticking, hard to close, or won’t lock properly. While it may seem like a minor annoyance, sticky doors can be an early warning sign of deeper foundation issues—especially in regions with shifting soils and seasonal weather changes.

Here’s how to troubleshoot the problem, avoid unnecessary repairs, and protect your property in the long run.

What Sticky Doors Are Really Telling You

Doors that suddenly don’t close right or scrape the frame might be doing more than just annoying your tenants, they could be a sign that your property’s foundation is shifting. This is particularly common during seasonal changes, when soil expands or contracts due to moisture fluctuations.

Instead of jumping into a quick fix like sanding the door or tightening hinges, take a step back and assess whether something bigger is going on beneath the surface.

Communicating with Tenants Is Key

Before sending out a maintenance team, collect details from your tenants to understand the full scope of the issue. Ask for:

• Photos of the yard and foundation: These can reveal signs of poor drainage, soil cracks, or structural stress.

• Watering habits: Over- or under-watering the yard can lead to inconsistent soil moisture, which affects foundation stability.

Clear, proactive communication helps you address issues faster—and can save you from wasting time on unnecessary service calls.

Smart Yard Care = Foundation Protection

Foundation movement often starts with what’s happening outside the home. Encourage tenants to adopt good watering and yard maintenance habits that can make a big difference. Here are a few landlord-approved strategies:

Use soaker hoses

These slowly release water, helping the soil absorb moisture evenly and reducing the risk of foundation shifts.

Apply mulch

A mulch layer around landscaping helps retain moisture and supports gradual absorption—great for both the plants and the property.

Prioritize lock issues

If exterior doors won’t lock properly, this isn’t just an inconvenience—it could be a code violation. Address these issues immediately.

Focus on Lasting Solutions

Temporary door fixes might seem easy, but if you haven’t addressed underlying foundation concerns, you’re just masking the problem. To avoid recurring issues:

• Inspect the foundation before making door adjustments.

• Avoid unnecessary maintenance trips by fully understanding the problem first.

• Educate tenants on how their yard habits can affect the home’s stability.

By focusing on prevention and long-term care, you’ll protect your investment and avoid ongoing repair costs.

Stay Ahead of Costly Repairs

The best landlords don’t just fix problems—they prevent them. By staying alert to signs of foundation movement, working closely with tenants, and promoting good property maintenance habits, you can reduce costly surprises and keep your rentals in top shape.

Sticky doors might be small, but they could be pointing to something much bigger. Address the root cause, not just the symptom.

From Door Jams to Drainage—We've Got Your Back

Frustrated by recurring maintenance issues or unsure how to handle foundation concerns?
At Navigate Property Management, we help landlords troubleshoot smarter and protect their properties for the long haul.
Let’s chat about how to keep your rentals safe, stable, and stress-free.