Calculate Foundation Repair Cost

How to Calculate Your Foundation Repair Cost

The Dallas/Fort Worth area is prone to many troubles which can lead to home foundation damage and resulting foundation repair cost:

The odds are stacked against the homeowner. Foundation damage is likely to happen in due time.

Proactive decisions about researching foundation repair costs and contacting a specialist can save you thousands of dollars throughout the duration of your home ownership.

In this article you will learn:

  • How a foundation repair cost is calculated
  • The factors and influences that play into the price
  • Our commitment to providing the best service for your needs

The sooner you’re able to get an estimate the better. Let’s go ahead and jump right into the most important question on your mind.

Calculating Foundation Repair Cost

Foundation damage can lead to structural issues that effect doors, windows, walls, and ceilings. The damage can be caused by any number of problems as detailed above. What matters is quick action.

A foundation can be repaired but prolonged damage and shifting during the wait can cause additional repairs for the inside of your home. This is why you can expect the foundation repair cost to be inexpensive if caught early.

Enough with the scary stuff — let’s get into how it can be done.

There are two easy ways to calculate costs:

  • National & local averages
  • Thorough inspections

The national averages provide a baseline in pricing — $3,975 at the time of this writing. A local average refines the estimate — $5,184 for Dallas, TX. This gives you a good idea of a deal that may be ‘too good to be true’ or one that may be giving you a run for your money.

The better option is to request a thorough inspection of the home. Professionals will provide a complete cost breakdown of their services and extras which may influence the cost (detailed in the next section).

foundation repair cost


Foundation Repair Averages

Keep in mind that these are averages.

The final price of your repair may be beyond the initial estimation you receive. This may catch you off guard. Yet, it’s important to have it handled before it causes more damage.

Another tip: Contact a structural engineer to inspect the home and property. This person isn’t invested in selling additional services. They will provide you with recommendations and an honest assessment on moving forward.

What are factors that lead to increasing costs?

Price Influences in Foundation Repair Cost

The foundation repair process is straight forward. Yet, like any type of repair or construction job, there are factors in play that can increase the costs.

A professional will provide an unbiased assessment that factors in these extra problems that could hinder the repair process. This will be included in the estimate, but be aware, more issues can suffer once repairs begin.


Soils, clay, and moisture are the typical factors that play into foundation damage. These cause damage to the structure of the home while the foundation settles and shifts.

Other factors that lead to damage include:

  • Shrinkage caused by evaporation and long dry spells
  • Plumbing leaks found in the sanitary sewer which create uneven terrain and openings where the foundation may sink
  • Inferior materials used in the building of the home which is prone to become weaker over time versus high-quality concrete and steel
  • Construction shortcuts in ground preparation, such as cut and fill, that leads to foundation failure

Damage continues into the home affecting walls and fixtures. Further damage may be discovered deeper into the foundation which may not have been visible during the initial inspection.

Repair Methods

The two common methods of foundation repair are:

Each come at a variable price depending on the professional services and the extent of the damage to the home (and on-going threat).

In piering, the foundation repair professional will use heavy equipment to dig deep under the foundation of the home. They will place a steel pier and adjust it using hydraulics to level and adjust the foundation back to normalcy.

In slabjacking, grout is pumped into space between the ground and foundation to add a reinforcing layer to prevent additional damage and work its way back into the original position.

Slabjacking is the inexpensive solution and doesn’t have the same level of effectiveness as piering. Piering is a permanent solution but comes at a higher price.

calculate foundation repair cost dallas

How to Calculate Foundation Repair Costs

Landscaping & Attachment

Two other items to consider include:

  • The landscaping (such as trees) around the home
  • Any attached buildings, add-ons, decks, and structures also affected

Tree roots growing in the direction of the home cause create an unstable foundation for the home. These roots are often strong enough to chip away at the hardened concrete. If a tree happens to die and has roots under the foundation then space will be caused by the rot which also introduces a problem.

The foundation repair specialist will assess these in their reports and provide suggestions for their inclusion in the repair.

Add-on structures may be affected or become problematic because they are in the way of the needed repairs. New foundation poured for add-ons may soon go the way of the original if the work isn’t extended in the affected areas.

It may be necessary to remove these add-on structures to reach the foundation. This will incur an extra cost but is essential in order to do the appropriate work that saves the rest of the home.

These additional foundation repair costs may fall outside of your initial budget. The good news is that we provide guaranteed financing to put you at ease in the event any other influences in pricing puts you on edge.

Ready to Take Action?

Call us, 214-438-0222, 8 am – 5 pm Monday through Friday, to schedule your free inspection.

Our specialized foundation repair pros have over 25 years of experience servicing the DFW area. We have perfected, and patented, several technologies to address downward and upward movement. We strive to provide a long-term solution and peace of mind to any and all foundation troubles.

Don’t let the foundation problems ruin your resale value. Get in touch today!


The 5 Most Common Slab Foundation Problems in the DFW Area

Slab Foundation Problems in Dallas/Ft. Worth: 5 Most Common Issues

Letting slab foundation problems mount up leads to even bigger costs down the line. Here are the 5 most common issues to look for so you can take action.

You’re finally moved everything and settled into your new home when you sit down to relax and you notice a crack on the wall above the fireplace.

“Oh, well,” you think as cracks in houses can be fairly commonplace.

Two years later you’re shelling out $10,000 because you have a major foundation problem on your hands that was neglected.

Slab foundation problems can be some of the most expensive repairs your home will ever go through. Not to mention, they can ruin your home’s resale value

While the damage that slab foundation problems cause may have an easy solution, you need to get to the root of the problem and fix the true, underlying issues.

Putting up some plaster and filling in the crack might make the house look better but you’re essentially using a band-aid to stop a hole in a dam.

wall crack around window, doors Foundation Repair Pros 19111 N. Dallas Prky #347 Dallas, TX 75287

These following home problems are often indicative of major foundation issues that need to be tended to right away.

There are different types of foundations such as a T-shape foundation or a pier foundation, but this article will focus on the problems that come along with the most common of foundation across the country – slab foundation.

  1. Cracked Walls/Floor

There’s no surer sign of slab foundation problems than seeing cracks appear in the walls and floors of your home.

Just like with walls on the outside, slab foundation problems are going to be the root cause of cracks in the exterior bricks of your house.

You may even see walls or your garage door start to separate from the rest of your house. If you see this, don’t wait any longer!

This kind of damage to your house means that your foundation is having settlement problems. Over a long lifetime, all houses naturally settle into the soil underneath the foundation.

But not all settlements are created equal. Some settlements can happen too quickly causing too much stress to a home’s walls.

Settling can also be uneven which will also stress the frame of the house and cause the cracks you see in the walls and flooring.

  1. Doors and Windows Are Not Fitting

Another sign of slab foundation problems is when you notice doors are taking a little more force to close (or the alignment is off and won’t close at all) or are no longer latching. Windows may also be difficult to open or shut when your slab foundation is in trouble.

When this is the case, the foundation of your house has most likely settled poorly and has now begun to sink unevenly into the soil (think leaning tower of Piza). Again with the settlement of soil to blame, the settling has warped the frames of the door or window.

As is often the case, walls around the frames have moved and twisted them so that the door or window can no longer function the way it should

  1. Uneven Floors

Normally, the root cause of the uneven floors is the upheaval from the soil underneath the foundation.

With settling, the house has sunk into the earth, upheaval is the complete opposite of that. The house has actually risen up since it was originally built.

While it may seem impossible, or gravity-defying, added moisture can get into the soil beneath your house and cause that specific area to rise. That rise in foundation causes the one side of your floor to rise up while the other stays still and create a ramp-like surface.

As this goes untreated more and more stress and tension will develop between the uneven surfaces leading to cracks and future problems.

You also are more susceptible to upheaval if your house was built upon clay soil since clay sucks up and holds moisture in much better than normal dirt soil.

  1. Gaps

Just as floors can become uneven, so too can ceilings. If there are noticeable gaps between the wall and the ceilings or the walls and floors, you have a slab foundation problem on your hands.

This, yet again, is thanks to settlement.

Whether the soil wasn’t properly compacted at construction or the soil is shrinking and drying out under the surface, seeing the gaps that slab foundation problems cause can be one of the most disconcerting feelings a homeowner can have.

As your house sinks, the foundation will literally pull the walls away from the ceiling or floor leaving gaps that you can see right through.

This is a serious indicator of slab foundation problems and the problem has probably been happening for a while. Pulling apart a house doesn’t happen overnight.

If you see gaps, you need to call a contractor immediately.

  1. Displaced Molding

If your molding is becoming displaced or cracked that means that the foundation has shifted.

The foundation hasn’t just actually settled but has actually moved and caused the wall to move as well which is the reason you see damage to the molding. Along with the molding cracking or coming off the wall, any time a foundation shifts, cracks along the walls usually appear as well.

While crown molding doesn’t have function and is just there for the looks, the same thing happening here is what happens to the door or window frames that were morphed by moving walls.

The walls moved but the crown molding is stubborn and didn’t want to move so it cracked or came off the wall a bit.


Houses are huge investments. Unfortunately, they can be a huge pain in the side as well. So often minor problems that go unnoticed or unfixed can lead to major and costly repair projects.

With the foundation being the literal thing that your house stands on, it’s one of the biggest things to keep an eye on!

Now that you know the signs of slab foundation problems you will be able to act quickly if and when you see them around your house.

Remember, the faster you can fix a slab foundation problem, the better off your house will be. And, more importantly, the better off your wallet will be!

Give Foundation Repair Pros a call to schedule your free inspection and consultation:



home foundation repair

5 Signs You Need Immediate Home Foundation Repair

5 Clues Your Dallas Home Needs Immediate Foundation Repair

Everything changes and settles over time, and your home is no exception. A solid foundation is a critical part of your home’s structure. Your foundation needs your attention.

A cracked foundation can worsen if the problem isn’t addressed promptly. You don’t want to let a small issue turn into a costly home foundation repair. Who needs that headache?

Changes in the soil and water levels, initial construction problems, and even meteorological events can all affect your home’s foundation. That’s why home builders and contractors know foundation repair is critical.

When dealing with any suspected foundation problem, you need a professional to perform an inspection. And, you need to know the tell-tale signs of possible foundation issues. We’ve got you covered.

Sloping or Uneven Floors

A shifting floor can indicate a shifting foundation. Inside your house, you may notice your floor is sloping, or it may appear dip in a certain area.

You may have noticed certain floorboards squeak or even hear decorations or glasses rattle when you walk by and wondered what was wrong.

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Unfortunately, this can also indicate serious foundation problems. Try stretching a piece of string across the floor. Make sure the string is level, and you can see if the floor is uneven.

A floor with significant sloping is a strong indicator for foundation settlement or damage. If the sloping is limited to one area, this can indicate damage to posts or girders used to support that area of flooring.

Uneven floors on a second story can indicate damaged joists or beams needed for proper support of your home.

It’s important to inspect the outside of your home as well. Outside, it may look like your home is sitting at a slight angle or even sinking. This is an issue that needs immediate attention from a foundation expert.

Noticeable Cracks

There may be cracks in the walls, floors, molding, or the foundation itself. Conspicuous cracks are often related to broken foundations. And, if the situation isn’t corrected, a minor issue could become a major issue over time.

Not all cracks are created equally. Some cracks just indicate normal home settling. But, others can indicate foundation problems.

Thinner cracks that are less than 1/4 inch may just need to be sealed to prevent water absorption. Larger or wider cracks cannot be ignored and probably indicate foundation problems.

If the problem isn’t addressed, the cracks will only get worse. Water can seep in and damage the floors.

Floor tiles are especially sensitive to shifts in the foundation. If you notice any unsightly cracking of your floor tiles and there’s not a good explanation for it, there may be a foundation issue that needs to be addressed.

Windows and Doors That Won’t Close

Sometimes windows and doors won’t close easily if they were poorly constructed, to begin with. But, if your windows and doors once closed easily and now do not, it could be a sign of a shifting or deteriorating foundation.

This problem often occurs when your foundation is settling, and the force of gravity affects your windows and doors.

If your windows and doors aren’t closing easily year round or if they appear crooked, you should have your foundation inspected by a reputable home foundation repair professional.

Walls That Are Separating

It’s common for homes to have wall structures or facades that are attached to the home’s foundation without being connected. If you notice a facade that is no longer lined up with the foundation, there could be a real problem with your foundation.

If you notice wallpaper that appears wrinkled or creased, it could be because of the foundation. If the foundation is shifting, the wallpaper will also shift causing it to fold, wrinkle, or rip.

Nail pops are also a concern and could indicate the need for home foundation repair. These appear as cracked circles when the nail has pulled away from sheetrock or drywall.

Walls That Are Bowing

If your walls appear to bow but they were previously straight, there could be a serious foundation issue.

If the walls of your basement appear bowed, you may have a foundation issue due to soil expansion. Soil expands when it’s wet and can push against your foundation. As the soil dries, it pulls away from the foundation. This results in weak areas and bowing.

A good tip is to inspect your foundational wall inside and outside. The wall should look straight both vertically and horizontally. If you see bowing, it could be a construction issue. But, there’s a good chance it’s a foundation problem. Bowing will soon lead to cracking.

Take a good luck at your chimney too. If it leans to one side it could be due to foundation issues.

You want to be proactive, and enlist a reputable professional’s help before you have a major home foundation repair issue to deal with.

Don’t Ignore the Signs

The good news is that there are definite signs you can look for to know if you have a possible foundation problem.

Your foundation may not be something you normally think about, but a solid foundation is critical for a relaxed and happy home.

Your home’s foundation affects every room in your house. Many people think the basement is where foundation problems occur. But, the truth is the signs of foundation problems can be seen anywhere in your home.

Hire the Best

Many foundation problems can be easily corrected, but the problems will only worsen over time. For that reason, it’s important to spot the warning signs and address the problem as soon as possible to avoid extensive home foundation repair.

If you are noticing any of the above signs in your home, don’t wait. The foundation professionals at Foundation Repair Pros ( are here to help. Contact us today to set up an appointment.


foundation crack repair in Dallas

5 Reasons Foundation Crack Repair in Dallas Can’t Wait

Does Your Dallas Home Have Foundation Cracks That Need Repair?

It’s so important not to neglect foundation failure of your home. If repairs to your home are required, then this cannot wait until a time that is more convenient for you. Instead, you need to get a contractor for foundation crack repair in Dallas immediately.

If you are wondering whether your home has foundation failure and requires repairs, then there are many signs that you can look out for.

Your home is probably suffering from foundational problems if any of the following side effects have been identified:

  • Warped ceilings
  • Cracked and crumbling walls
  • Badly fitted doors and windows
  • Cracks at the foundations
  • Sloping floors or walls
  • Ruptures or gaps in the foundations
  • Crumbling of the concrete structure
  • Moisture
  • Unusually dry soil
  • Unusually wet soil
  • water damage


foundation cracks, dallas, texas Foundation Repair Pros 19111 N. Dallas Prky #347 Dallas, TX 75287

If any of these ring a bell, perhaps your home requires foundation crack repair in Dallas. Now you know what to look out for if you have foundation failure. However, it’s also important to know why you need to deal with foundation cracks right away.

That’s why we’re going go through the reasons why foundation crack damage can’t wait and needs to be handled as soon as it first appears.

1. It Only Gets Worse

The first reason to get your foundations repaired as soon as possible is that they don’t get any better. Rather than improve, they will simply get much worse over time.

Of course, it’s normal for the foundations of your home shift. This occurs on a seasonable basis. In the dry and warm months, they move downwards, whereas, in the cold and wet months, they move upwards.

It is this shift in the foundations that cause cracks to emerge. Nonetheless, if you don’t address the problem immediately, other minor problems will emerge. These minor problems can add up to quite a lot of work.

That’s why the solution is to deal with the foundation cracks as soon as possible.

One of the most common side effects caused by shifting foundations is broken plumbing pipes. Broken plumbing pipes can be very expensive to repair.

If your plumbing pipes break, you’ll regret not dealing with the cost effective solution of foundation crack repair. That’s why, whether it’s winter or summer, get in touch with us today for foundation crack repair in Dallas!

2. Save Time and Money

If you don’t deal with your foundational failure early on, then you’ll have to spend more time and money on the problem at a later stage.

If you don’t take action on foundation cracks, you’ll have a list of other problems to deal with as well. The list could include anything from window and door adjustments to floor repairs and leaking roofs. If you sort out the problem straight away, the added damage caused might not even arise.

And if these other minor problems do come up, they will be easier and cheaper to handle than if you let your foundations continue to break down. After all, the additional cost in resources and labor power can be quite expensive.

3. You Can’t Move House

Are you considering selling your house? Or at least you will want to sell your house someday in the future?

If you have noticed signs of foundation failure, it’s important to get foundation crack repair in Dallas as soon as possible. You need to have the repairs to the foundation of your home completed before you can put your house up for sale.

If the house inspector sees the foundation cracks, he’ll inform any buyers. Nobody will want to buy your house until this is dealt with – be warned.

There is no way around it either. You can’t legally sell your house if you haven’t informed the buyer of the foundational problems.

If you have already secured a buyer, it’s likely that they’ll want to be part of the decision making regarding a contractor. If you don’t wait and take care of the foundation problems before you try to sell your home, then you have all the say.

However, if not, you should keep in mind that foundation failure will also damage your chances of selling your home for the price it’s worth. So, save yourself some money by getting foundation crack repair in Dallas – it could mean a large difference and enable you to sell your house for more.

4. No Home Improvements

Do you have a list of small improvements you’d like to make to your home? Are you considering doing some home improvements in the near future?

Another reason foundation repair cannot wait is that you cannot do any home improvements. It’s not advised to do any other home improvements or decorating until you have ensured your foundations are stable.

Foundation repair has to be dealt with before you do anything else because home improvements could cause further damage. The foundations of your home may be compromised if you have any other home improvements completed.

5. Safety for You and Your Family

The final reason to get foundation crack repair in Dallas is the issue of safety. The shifting of foundations can result in windows and doors requiring adjustments.

If they cannot stay open or they can’t close at all, then this could be very dangerous in emergencies.

For example, if a fire broke out in your house, you need to make sure everyone in the building can safely and quickly exit. If the doors don’t open then this could be seriously dangerous.

Final Thoughts on Foundation Crack Repair in Dallas

If you are concerned that your home is suffering from foundation failure, then don’t leave it to fate. It is essential that you act now rather than delay hiring a contractor to help.

To find out more about Foundation crack repair in Dallas or to get a quote, get in touch with us today! We can offer you a breakdown of the costs of getting foundation crack repair.

foundation crack repair dallas Foundation Repair Pros 19111 N. Dallas Prky #347 Dallas, TX 75287

You will find that by choosing to have foundation crack repairs done now, you can save yourself a lot of time and money in the future!

7 Signs You Need House Leveling – Protect Your Home Value

The 7 Clues That You Need House Leveling

A crooked floor can put a damper on your new house and make living there more difficult than it need be. Read on for 7 signs that you need a house leveling.

Foundation problems can appear for a number of reasons, such as poor drainage in your yard, overzealous tree roots, extreme temperatures, or shoddy construction to begin with.

Even the type of soil your home is built on can affect your foundation later on.

If your foundation is experiencing problems, you may need a house leveling to fix them. Read on for 7 signs that your home needs to be leveled.

Signs you need house leveling Foundation Repair Pros 19111 N. Dallas Prky #347 Dallas, TX 75287

Top 7 Signs You Need a House Leveling

  1. Cracks or Crumbling

Cracks are perhaps the most easily recognizable sign of foundation problems in a home.

Homes are built on a flat, level surface, so when the foundation moves, it throws everything off. Walls that were once flush and straight start shifting, leaving behind large, visible cracks as evidence of their migration.

Cracks can show up on your walls, in your floors, on your exterior facade, and even in the openings of your windows and doors.

Ceramic tiles can be an especially helpful indicator of foundation problems. If you start noticing cracks in your tile floors that can’t be explained by drops or other damage, it could mean you need a house leveling.

Visible cracks or crumbled portions of the home’s slab itself are also a pretty good indicator that something isn’t right with the way your house sits.

Not every crack is created equal, though. Some small cracks will normally develop in the slab as your home settles over the years. If they measure 1/4th of an inch or less in width, simply seal them up to prevent moisture damage and move on.

  1. Sticky Doors and Windows

If your doors leave odd spaces in the jamb or your windows just won’t close properly, it could be a sign that the foundation of your home has shifted.

The uneven change in your home’s elevation keeps your doors and windows from lining up properly. That misalignment can show up as doors and windows that just don’t seem to fit properly anymore.

Keep an eye out for strange gaps around your windows and doors. Doors and windows that “stick” and are difficult to open or close may also be a sign that you need a house leveling.

  1. Gaps in the Seams

Foundation shifting can actually create gaps in the seams of your walls and ceilings. These gaps, like cracks, are usually pretty visible and can be worrying.

Any new gaps in your home should be pointed out to a foundation repair professional.

  1. Sunken Front Porch

A sinking foundation will happily take your front porch down with it.

If you notice new dips and divots around the exterior of your house, it can probably be chalked up to foundation problems.

  1. Bent Basement

Your basements low-profile makes it one of the first indicators of foundation movement.

Significant shifting can actually push basement walls inward, created a bowed, skewed effect. If you’re seeing bent basement walls, it’s time contact a house leveling professional.

  1. Wetness and Water Damage

Dreaded water damage can crop up as your faulty foundation moves and changes the drainage pattern of your home and yard.

A sinking house can create a new series of low points that collect rainwater runoff and keep it close to your home, creating moist wood, mildewing basements, and other unwelcome wetness.

In the early stages, water damage can be difficult to spot. It may start simply as a musty, unpleasant smell. This is especially likely to show up in basements and other low, dark places where moisture can collect and mildew can flourish.

If your foundation has moved enough to allow water to collect directly under your flooring, it may damage your subfloor. This will show up as warped or buckling floors in your home.

Persistent puddles in your yard can also be a sign that your foundation has moved. Pay attention to any new miniature lakes or rivers that show up around your house after a heavy rainstorm.

  1. A Slight Tilt

Foundation movement can actually set your entire structure off-kilter. This could show up as a slight feeling of things being unbalanced or a dramatic, visible tilt.

A tilt is generally more noticeable in a two-story home, but it can show up in single-story houses as well.

A tilted home can also affect your doors, but not just in the way they fit in the jamb. Tilts can cause doors to slowly drift open or closed depending on the direction of your foundation’s movement.

If you’re not quite sure if things really are crooked, break out a level. Lay it down on your floor and take a reading. If that bubble is off center, your home may need to be leveled.

What to Expect With a House Leveling

What exactly happens during a house leveling? The point of this process is to restore your home to its original position on your property.

Your floor will be raised.

To do that, professionals will actually raise your house in order to level the structure. They will shore up your home’s existing foundation and make repairs wherever needed to keep everything straight.

Professionals will fix any flooding. 

They may also make changes to your property’s drainage system to correct the initial problem and keep it from happening again in the future.

Any foundation-related damage to your house will need to be repaired. 

Then comes the task of repairing the incidental damage caused by your foundation troubles. If you’re DIY-savvy, you may be able to replace damaged doors and windows and seal cracks yourself.

Otherwise, consult a professional to make the improvements that will get your home looking its best.

Should You Have Your House Leveled?

House leveling may sound like a complicated process, and it can cost more than $3,500 to complete, but it is definitely worth it.

Foundation problems actively damage your home and, if you’re planning on putting your house on the market, crumbling foundation can negatively impact your home’s resale value.

If you think you have foundation problems, schedule an assessment with a professional. They’ll be able to tell you the cause of the problem, the extent of the damages, and the timeline for fixing them.

For more expert advice on foundation repair, contact the Foundation Repair Pros today.

Related: Foundation Repair Cost in the Dallas Area


pier and beam

Pier and Beam Foundation: Waterproofing the Crawl Space

Do You Have a Pier & Beam Foundation ?: Waterproofing the Crawl Space

Pier and beam foundation problems strike nearly all homes sooner or later. If you’re careless, your crawl space can be flooded with water, grow mold and start to rot.

Left unattended, problems in the foundation may even affect the structural integrity of your house! Read on to find out how to effectively waterproof a crawl space, and keep your pier and beam foundation sturdy.

Read on to find out how to effectively waterproof a crawl space!

Pier and Beam Foundations 101

So, let’s see what goes into a beam and pier foundation first.

Basically, your house was built on strong wooden beams that rest on vertical concrete piers set into the ground, which bear the weight of the entire building. A pier and beam foundation is elevated as many as twenty inches above ground, creating what’s known as ‘crawlspace’ underneath.

Crawlspace is where plumbing, electricity and sometimes ventilation utility units are installed, so they are protected from the elements. Obviously, you don’t want water to get into your crawlspace, as it can mess with your utilities, and also compromise the structural integrity of your house.

One of the major advantages of that kind of foundation is that it allows you to quickly do repairs, as long as it’s easily accessible. However, as the beams are typically not set very deep into the ground, it’s not the ideal foundation for houses built in areas that experience hurricanes or frequent earthquakes.

Water Can Affect Your Foundation

The most serious and frequent problem with pier and beam foundations is standing water or the accumulation of moisture. This will gradually damage the foundation, rot the wooden beams and eventually begin affecting the house itself.

Moreover, the water will soften and slowly erode the earth underneath your house, causing the concrete piers to shift, which may even rip your house apart!

If that wasn’t enough, standing water in your crawlspace will create various air quality problems and can become a hotbed for harmful microorganisms. How long do you think it will take for them to make their way into your home?

Checking Your Crawlspace

So, you can see your crawlspace as the basis of the system that’s your home. Most utilities run through there, and your home literally stands on the beams.

You should frequently inspect your crawlspace for standing water and excess moisture, and if you detect problems, you should act fast!

Here’s a list of telltale signs to keep in mind. Any of these indicate that you may have a problem in your crawlspace:

  • Unexplained unpleasant smells and foul odors.
  • Allergies and asthma flare-ups.
  • Heightened moisture in the house.
  • Plumbing problems.

Particularly about plumbing problems, keep an eye out for lower water pressure, or unexplained sounds of running water. A plumbing leakage can flood your crawlspace in a matter of hours, making it inaccessible and very hard to repair. What’s worse is that the better you have waterproofed your crawlspace, the more leaked water it will be able to hold in the event of a plumbing leakage, so be extra careful!

If standing water is left for too long in your crawlspace, you may also notice a range of other symptoms, which include structural issues such as:

  • Shifting floors.
  • Cracking, leaning or bowing walls.
  • Sinking foundation.
  • Sticking doors and windows.

Please act before you get to that stage, as that kind of damage is a lot more serious than just draining your crawlspace from standing water and fixing any plumbing issues.

Also, if you’re using your crawlspace for storage, it’s crucially important to keep it dry for obvious reasons. A properly waterproofed and safe crawlspace can be a secure storage area, but if you allow issues to go unchecked, you risk ruining whatever it is you are storing!

Setting the Foundations for a Safe Foundation

There are many products and repair solutions that will waterproof your crawlspace and ensure the structural integrity of your house. From vapor barriers and support jackets, to DIY repairs and homemade solutions, different homeowners try different things to keep their foundation stable and robust.

While many DIY solutions might seem attractive, it’s your house we’re talking about, and an improperly maintained crawlspace can eventually lead to huge repair bills. In this case, prevention is a lot better than treatment.

Thankfully, there are many reliable foundation repair experts who will fix your foundation issues and waterproof your crawlspace easily and cost-effectively. Trusting the repairs to expects will ensure that your house remains leveled (almost impossible to do it without specialized equipment) and your foundations secure.

Depending on severity, foundation maintenance may include many of the following steps:

  • Repairing water leaks.
  • Ensuring appropriate water drainage.
  • Waterproofing, which includes encapsulation, vapor barriers and support jackets.
  • Replacement or retrofitting of old piers.
  • Installation of push pier systems.

Particularly if your foundation has already began to fail and you notice structural problems with your house, you will need experts to install a push pier system ASAP, which will basically give a second life to your foundation.

Caring for Your Pier and Beam Foundation

Proper maintenance will ensure your house remains in good foundation and that any repair bills you might have over the years will be reasonable.

Even if your crawlspace is in perfect order right now, it pays to invest smartly into keeping it that way. There are several steps you can take to ensure the health and longevity of your pier and beam foundation, including:

  • Installing an automatic drainage system that will siphon away moisture buildup and deal with groundwater.
  • Preemptively sealing up and waterproofing the floors and walls of your crawlspace.
  • Installing a dehumidifier to eliminate mold growth, which is also a smart way to reduce allergies.

Living around Dallas and worried about your foundation? Don’t fret! Just get in touch with a reputable repair expert in your area that will help you with your foundation repairs quickly and cost-effectively. Remember, that caught early, foundation problems can be fixed easily, but if left unchecked, they can literally wreck your house!


Foundation Failure In New Home Construction

Foundation Failure with New Home Construction

 Within 4 months of moving into their newly constructed home, evidence of foundation problems started showing in Aaron Jackson’s home in Dallas. First, he noticed the side door in his garage started getting hard to open and close. Then he started seeing some significant cracks in the garage floor.

post tension slab installation Dallas

Post-Tension Slab

This was unbelievable particularly since he had paid the builder extra money to include a post-tension slab to “eliminate” foundation settlement issues. Yes, this type of higher-tech slab can and does fail because the edges are not protected to prevent water from getting underneath which can then cause “heave” forces to crack the foundation.

Causes of New Home Foundation Failure

An amazing statistic comes from the Zillow Research up to 15% of new homes constructed each year will have a foundation settlement issue – that’s 150,00 new homes each and every year. This is particularly a problem in areas of expansive clay soils such as many parts of Texas, Oklahoma, Arkansas, and Kansas among others.

There are a variety of factors that can contribute individually or in combination that can result in failure with a newly constructed foundation. Here are the primary factors:

  • Poor Site Preparation – sometimes builders, primarily subdivision builders, fail to take geotechnical samples on each lot and thus miss important soil characteristics to properly excavate and properly design the building pad and the foundation. This includes removing all sod and organic material, layering in and compacting course stone and chips to reduce capillary action, and leaving a high and dry sloped building pad. The soil composition under every home is different and should be evaluated individually.
  • Improper Concrete/Cement Mixture – the cement/concrete recipe must meet specific standards to result in a perfectly poured slab foundation. This is not always achieved either through improper ingredients or even too much or too little water during the mixing. For example, a 2017 report in Connecticut showed that pyrrhotite bearing aggregate was to blame for as many as 34,000+ homes with failing foundations.
  • Improper Drainage – the interaction of water and soil is perhaps the most critical component of a stable, long-lasting foundation. Pier and beam foundations are designed such that the area under the house should be kept bone dry. Slab foundations are designed to keep the moisture level of the soil consistently moist i.e. not too dry or too wet. Ponding or flooding adjacent to the foundation will cause clay soils to expand like a sponge heaving the foundation. Drought conditions will cause the soil to shrink, resulting in settlement. Proper drainage management and maintenance is critical.

New Construction Technique for Foundations on Shifting Soils

According to a news report in the Dallas News (February, 2017) a newly developed, patented technology to address the problem of building foundations on expansive clay soils has been created. The system has been introduced by Tella Firma Foundations has been used by over 1,000 foundations constructed in the Dallas area.

“It sells piers and a lifting mechanism that allows concrete companies to elevate a foundation. The piers go down to bedrock or solid earth and then the concrete foundation is poured on top. A crew uses wrenches to raise the slab up a few inches, so it is at least an inch higher than the predicted vertical rise of the soil. That leaves a protective void for the soil to rise and fall, without moving the house. The suspended structure resembles the design of a parking garage.”

new foundation design

This appears to be a viable and cost-effective solution for new home builders and homeowners.


How Does Foundation Issues Affect Resale Value

Foundation Repair in Dallas, TX

How Does Foundation Problems Affect Home Resale Value & Marketability?

Do Foundation Problems Affect Home Resale Value & Marketability?

Cracked foundation visual Foundation Repair Pros 19111 N. Dallas Prky #347 Dallas, TX 75287Visible signs of foundation issues will most definitely have a negative effect on your home’s resale value and your ability to market the home successfully. That is the reality.

First, the issue will be seen by any reputable home inspector notwithstanding your legal obligation to disclose the defects. Any efforts to hide or mask the problem will likely backfire, sooner or later.

Put yourself in the shoes of a typical homebuyer, looking for a nice place to live. Would you want to buy a place with uneven bouncy floors, cracks in exterior bricks or sheetrock cracks around windows or doors? Marketing a property with foundation issues is not impossible but it will certainly present a challenge to you and your real estate agent.

Even if you find someone willing to buy with these obvious defects, a bank or mortgage lender will not put a loan on the property unless the foundation failure is corrected prior to closing. This is because the condition and value of the property will continue to decline over time thus depreciating the security of their loan.

The exception to this is to find a buyer willing to buy and finance with an FHA 203(k) Consultant Loan. This loan program can be used by fixer-upper buyers who intend to live in a home that has structural problems (among other issues). Note that an FHA 203(k) Limited Loan would not work due to the foundation issue.

What are your options as a homeowner wanting to sell your property?

  1. Sell to a fixer-upper buyer (owner-occupied not an investor) willing to utilize the FHA 203(k) program. Depending on the severity of the foundation and other issues needing renovation, a sales price well under full market value will be likely.
  1. Sell “as is” to an all cash investor. Marketing to investors looking to flip a property will attract offers but expect at least a 25% discount below market value.
  1. Get the foundation fixed up front which will allow a sale at full market value for your neighborhood. There are usually several financing options available including refinancing the home yourself with an FHA 203(k).

Foundation Repair Company Expertise

Foundation Repair Pros 19111 N. Dallas Prky #347 Dallas, TX 75287Regardless of the option you choose, your best starting point is to get your foundation inspected by a foundation repair professional. Of course, if you are in the Dallas-Ft. Worth area, we suggest our company, Foundation Repair Pros! We have been doing these inspections day in and day out for 20+ years and have seen it all! And we can help you with financing options. For more information on costs: How Much Does Foundation Repair Cost?

The key advantage of getting this done right away is that you will find out exactly what is causing the problem along with a written estimate for getting the problem fixed. This will be critical in helping you decide how best to proceed with the sale of your home.

Best of all, you can find out what is wrong with your foundation and how much it is going to cost to get it fixed…absolutely free. Give us a call right now and we’ll schedule your no-obligation appointment:



Advantages of Steel Piers

Advantages Of Steel Piers Vs. Concrete Piers In Foundation Repair

Both steel piers and concrete piers are commonly used in the construction industry, and each type has its own advantages and disadvantages. It is known that concrete is very versatile and it has been used for centuries across different areas of application, it is steel that is ultimately the best choice for a foundation given its unparalleled structural support.

This aspect is particularly important since a home’s foundation must be able to withstand a tremendous amount of weight over the years. Having a sturdy and durable foundation is paramount; this is why one cannot take any chances when deciding on the most suitable type of pier, and here you will find a deeper insight into the advantages of steel piers vs concrete piers in foundation repairs.

  1. The Average Depth For Steel Piers Is Higher Than That For Concrete Piers 

Another important difference between these two types of piers is the average depth – the deeper the piers are inserted, the stronger and more reliable the foundation (and the overall structure, for that matter). Having said that, the average depth for steel piers is influenced by a wealth of different factors, including the type of soil they are inserted into, but on average these piers are inserted up to 20-25 feet into the load-bearing bedrock. In some cases, it is not uncommon for the steel piers to be inserted as much as 50 feet deep into the ground, which is essential for skyscrapers and other commercial buildings.

On the other hand, the concrete piers are not as strong as the steel ones and they often allow a maximum insertion depth of around 10-12 feet; this makes them slightly less reliable particularly for taller buildings which require a sturdier foundation. The steel piers are hydraulically driven to the bedrock and any foundation repair that is done with steel is strong, durable, reliable and permanent.

steel piers vs concrete Foundation Repair Pros 19111 N. Dallas Prky #347 Dallas, TX 75287

  1. Steel Piers Are More Expensive But Also Stronger And More Stable 

Apart from their performance and long-term efficacy, one of the most notable differences between steel and concrete can be noticed in terms of pricing: while it is true that concrete piers are a cheaper and considerably easier to make than their steel-based counterparts, the latter are widely considered to be stronger and more stable in the long run. As a matter of fact, steel piers have been used in the foundation repair industry for more than half a century now, and most construction and repair companies consider them to be superior to concrete piers, especially when it comes to restoring the structural integrity of a foundation after it has previously failed. If a foundation that was based on concrete piers starts to show signs of degradation, then it would be recommended that steel piers be used for any additional repairs.

  1. No Further Repairs Will Ever Be Needed 

When you opt for steel piers, you can rest assured knowing that this will be the first and the last foundation repair process required, unlike it happens with concrete piers which can degrade over the years, slowly but surely. Steel piers are solid and they feature no shims or loose parts whatsoever – consistent, extremely strong and reliable at the same time, steel piers allow you to secure your building in place without worrying about any potential points of failure in the foundation system.

  1. Time-Efficient And Hassle-Free 

Given the fact that the steel piers are hydraulically driven solid into the bedrock, the entire process is very quick and straightforward. Not only are steel piers minimally invasive, as they only involve some basic excavations, but they are friendly with the surrounding environment as well: as opposed to other piers that require extensive excavation, the steel-based ones do not disrupt the landscaping and the environment, neither do they take their toll on the native soil or the flora and the fauna in any way.

  1. Steel Piers Offer Homeowners The Peace Of Mind They Need 

Last, but not least, steel piers are specifically designed to last for tens of years – repeatedly tested to withstand thousands of PSI and treated to resist chemicals and harsh weather conditions, steel piers are truly reliable and can benefit a foundation on many different levels. Besides this, most geotechnical engineers recommend steel piers these days!

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