A new crack shows up in the drywall above a door. The door that always closed fine now rubs at the top. You set a ball down in the kids' room and it rolls off to one corner on its own. You're not imagining things, and you aren't the first one to go looking for foundation repair answers at midnight.
Here's what we do. We inspect the house, find the cause and fix what's actually wrong. That's what good home foundation repair looks like. And if nothing needs repair, we'll tell you that and leave.
The short answer
Foundation repair stabilizes a home that's moving and fixes what that movement damaged. Most jobs start with a measured inspection, then use piers, anchors or new supports to stop the movement. Most repairs run $2,200–$8,100 and take 1–3 days, and some cracks need nothing at all.
Signs your house needs foundation repair
Most signs of foundation trouble show up far from the foundation itself. Tap a spot on the house below to see what each one can mean.
What's going on with your house?
Tap a spot on the house
Each one shows what that sign can mean and how we'd check it.
Cracks in the walls
Drywall cracks above doors and at corners can mean the frame is moving. A crack that grows over a few months deserves a measurement.
Cracks wider than 1/4 inch. Thin ones are usually nothing. Wide ones are worth measuring.
Doors or windows that stick, especially when they used to work fine.
Gaps between trim and walls, or between baseboards and the floor.
Sloping or bouncy floors that you can feel in your ankles.
Stair-step cracks in brick that follow the mortar joints.
Water or a musty smell coming from under the house.
A basement wall that bows in, often with a crack running sideways.
One sign on its own may be nothing, since old houses have their quirks. Two or three together are worth having someone check. A free foundation inspection takes the guesswork out of it.
House foundation repair, crawl spaces and basements: what we fix
We handle house foundation repair, crawl spaces and basements, and most homes need just one or two of these. Pick what sounds like your house.
Our foundation repair process has four steps, and you'll see the numbers at each one.
Book a free inspection. Tell us what you're seeing, and we'll set a time that works.
We measure and find the cause. You'll see us take a floor elevation survey, map cracks and read moisture.
You get a written plan with options. Your written plan lists what, where, why and how much.
Our crews fix it and re-measure. You get before-and-after readings to keep for your records.
What to look for in foundation repair companies
The best foundation repair companies measure before they sell. When you're choosing among foundation repair contractors, watch whether they explain the cause, give you a plan in writing and leave you time to think. Anyone pushing a "price good today only" deal is working for themselves.
Foundation contractors vary a lot, and so do foundation repair services. Here are five questions to ask any foundation repair company, including ours:
Will you take elevation readings in every room before you quote?
What do you think is causing this, and how do you know?
Can I see the plan in writing, with each pier or repair explained?
What are the warranty terms, in writing, and what do they cover?
Is there anything here you wouldn't fix, or that could wait?
That last one tells you a lot. An honest contractor has an answer.
Structural foundation repair vs. cosmetic fixes
Structural foundation repair stops movement, and cosmetic fixes only cover it up. Patching a crack in a slab that's still sinking is throwing money away, because the crack comes back and brings friends. To stop that kind of movement, you'll be going deeper to stable soil.
Cosmetic work is fine when nothing's moving. Thin shrinkage cracks that have looked the same for years don't need anything more than a little sealant and a coat of paint. If you're not sure which you've got, our guide to foundation cracks can help you sort it out.
Why foundations move in the first place
Foundations move because the ground under them changes, and water's usually behind it. Here are the four causes we run into most.
Expansive clay soil
Expansive clay swells when wet and shrinks when dry. It's common across Texas and much of the South, and it can lift or drop a house with the seasons.
1Rain soaks the clay under your home.
2Wet clay swells and lifts the slab.
3Drought dries the clay, and it shrinks and cracks.
4The house drops unevenly, and walls crack.
Clay swells in wet weather and pulls away in a drought, and your house rides on top of it.
Water: too much and too little
Heavy rain saturates soil and pushes on walls. Long droughts dry it out and open up gaps. It's the swing between the two that does the damage.
Plumbing leaks under the slab
A slow leak can swell clay in one spot or wash soil out from under another. That's why we suggest a plumbing test before lifting any slab with a suspicious pattern.
Poor drainage and gutters
A downspout dumping next to the wall sends hundreds of gallons into the soil in a single storm. Extending it 10 feet is one of the cheapest fixes around.
What foundation repairs usually run
Most foundation repairs fall between $2,200–$8,100, and it depends on what's moving and how far it's moved. Here's what the common jobs usually run:
Repair
Typical range
Crack injection
$250–$800
Foundation piers, per pier
$1,000–$3,000
Bowing wall reinforcement
$4,000–$12,000
Crawl space encapsulation
$1,500–$15,000
House leveling, pier and beam
$1,500–$6,000
These are typical ranges, not a quote. Your exact price depends on what we find at the inspection.
If you've been typing foundation repair near me at midnight, here's where our crews work right now. Pick your state on the map, or find your city in the list.
Yes, in almost every case. You'll hear noise, mostly from digging and hydraulic jacks, and crews need access to the walls and yard. Water and power usually stay on, though a plumbing repair may mean a short shutoff. Most families stay put for the 1–3 days it takes.
How does foundation repair work?
It works in three parts. First we inspect and find what's moving. Next we stabilize it with piers, anchors or supports. Then we lift or seal what's left, as far as the house can safely go. The exact method depends on your soil and your foundation type.
Is do-it-yourself foundation repair a good idea?
Only for sealing thin, dry cracks. Hardware store kits do fine on those. Never try to lift or stabilize a house yourself, because a mistake can crack walls, break pipes or overload the framing. You can still help by measuring, taking dated photos and fixing your gutters.
How long does foundation repair take?
Most jobs take 1–3 days. Anchors and piers usually take 1–2 days, and encapsulating a crawl space takes 1–3 days. Bigger jobs with interior piers, plumbing repairs or rotted wood can take longer. Your written plan should list the number of days to expect.
Does homeowners insurance cover foundation repair?
Usually not for settling, since most policies exclude it as wear over time. It sometimes covers damage from a sudden event, like a burst pipe that washed out soil. Check your policy, call your agent and take dated photos before any work starts, so you've got a record.
Will fixing the foundation close the cracks in my drywall?
Sometimes, at least partly. Cracks can close as the house comes back up, but they rarely disappear on their own. Cosmetic touch-up is usually a separate step that happens after the structural work. We'll tell you up front which cracks we expect to close.
What is foundation repair?
Foundation repair is work that stabilizes a home's foundation and fixes the damage caused by movement. It can mean piers, wall anchors, new supports, crack injection or leveling. Good repair deals with the cause, usually soil or water, and doesn't stop at the part you can see.
How do you fix a shifting house foundation?
You stop the movement first, usually with piers that reach stable soil. Then you lift the house as far as it can safely go, and fix the water that started it. Skipping the water part is the most common mistake, since the soil keeps moving if it stays wet.
How do I know if I need foundation repair or just cosmetic repair?
Measure it over time. Cosmetic cracks stay thin and don't change. Foundation problems grow, and they usually come with sticking doors or sloped floors. Mark your cracks with the date and check them monthly. Elevation readings from a free inspection give you the clearest answer.
