Specialty Repairs
Foundation Repair, Stabilization & Underpinning
Foundation repair, stabilization, underpinning and settlement repair designed by licensed engineers and coordinated through to finished repairs.
Overview
Foundations can move for many reasons: soil consolidation, poor original compaction, changes in moisture, drainage, tree roots, plumbing leaks or subsurface activity. The signs – cracked slabs, stair-step cracks in block, sloping floors, gaps at doors and windows – look similar regardless of cause, so the cause has to be determined by a professional before any repair makes sense.
A licensed structural or geotechnical engineer evaluates the foundation, which may involve elevation surveys, soil testing and inspection of the structure. If repair is warranted, the engineer specifies it – underpinning with piers, slab stabilization, footing repair or drainage corrections – in sealed documents.
We coordinate the engineer, a specialty foundation contractor for underpinning or stabilization, and the permits and inspections, then manage the repairs to walls, floors and finishes afterward. We do not diagnose foundation problems or promise outcomes; the engineer’s design sets the repair.
Who it’s for
- Owners with new or growing cracks in slabs, block walls or stucco
- Homes with sloping floors or doors and windows that no longer close properly
- Properties with an engineer’s report recommending underpinning or stabilization
- Buildings where an addition or renovation exposed foundation concerns
- Commercial owners with settlement at slabs, columns or loading areas
What’s included
Typically included
- Site walk to document visible conditions for the engineer, without diagnosis
- Coordination of a licensed engineer for evaluation, elevation surveys and testing as they require
- Review of the engineer’s findings and sealed repair documents with you
- Underpinning with piers or other systems as specified by the engineer, by a specialty contractor
- Slab stabilization and settlement repair as specified
- Footing and stem wall repairs
- Drainage and grading corrections that the engineer identifies as contributing factors
- Permits, inspections and engineer observation
- Repair of cracks, drywall, stucco, flooring, trim and paint after stabilization
Common exclusions
- Diagnosis of cause by us; that belongs to the licensed engineer
- Insurance coverage advice or claim negotiation
- Plumbing leak repair unless identified and included in the scope
- Tree removal unless included
- Repairs beyond the engineer’s design unless separately scoped
Every proposal lists its own inclusions and exclusions in writing.
Materials, design options & upgrades
How pricing works
Foundation repair is priced on an assessment basis. The scope cannot be set until the engineer has evaluated the structure and specified the repair, because the method, number of piers and extent of work all come from that design.
We price the evaluation coordination first, then the engineered repair, then the cosmetic repairs once stabilization is complete and the condition of finishes is clear.
What changes the cost
- The extent of evaluation and testing the engineer requires
- Repair method and number of piers or injection points
- Required depth to suitable bearing soils
- Access around and inside the building
- Interior work, such as cutting slabs for interior piers
- Drainage corrections
- Extent of finish repairs afterward
If this work is part of a larger project, it’s priced within that project’s budget — please don’t add separate estimates together. Read the pricing guide.
Typical stages
Initial visit
We document visible conditions and explain the evaluation process.
Engineering evaluation
A licensed engineer evaluates the foundation and determines what testing is needed.
Repair design
If repair is warranted, the engineer issues sealed repair documents.
Permits and preparation
Permits are obtained, and landscaping, flooring or furnishings are protected or removed where work occurs.
Stabilization work
The specialty contractor installs piers or performs stabilization, with engineer observation as required.
Finish repairs
We repair cracks and finishes and restore the work areas.
What affects the schedule
- Engineer availability and report preparation
- Permit review
- Pier materials and equipment availability
- Weather and soil conditions for exterior excavation
- Any observation period the engineer recommends before cosmetic repairs
Questions & answers
Are all cracks a foundation problem?
No. Many cracks come from shrinkage or normal movement. An engineer can tell you whether cracking reflects a structural concern and whether repair is needed.
Will the floors be level again?
That depends on the structure and the engineer’s design. Some repairs aim to recover part of the settlement while others stabilize in place. The engineer can explain what is realistic.
Does insurance cover foundation repair?
We cannot advise on coverage. Please ask your insurer and review your policy. We can provide scope documentation and pricing.
Start here
Planning foundation repair, stabilization & underpinning?
A short form — three steps, a few minutes. Share plans or photos if you have them. We’ll review it and follow up using the contact details you provide.