Foundation work
Foundation Repair in Livingston and the Lake Livingston Area
Cracked slabs, sinking corners, sticking doors and sloping floors: we repair foundations that have settled or shifted, and deal with the conditions that caused it.
When a foundation starts to move
A foundation that has settled or shifted rarely fixes itself. Small cracks and a door that sticks in summer can grow into sloping floors, separating trim and gaps you can see daylight through. The sooner the cause is understood, the more options you usually have.
Onalaska Builders repairs foundations with our own crews. Because we also build slab and pier-and-beam foundations and handle drainage, we look at the foundation and the ground around it together.
Our foundation repair work includes:
- Repairing cracked slabs
- Installing foundation piers
- Stabilizing sinking or settling foundations
- Correcting the drainage problems that contribute to movement
What to look for
Signs your foundation may need repair
Foundation movement usually shows up in the house before it shows up in the concrete. Common warning signs include:
- Cracks in interior walls, especially diagonal cracks running from the corners of doors and windows.
- Doors and windows that stick, will not latch, or have uneven gaps around them.
- Floors that slope, dip or feel bouncy.
- Cracks in brick or exterior walls, including stair-step cracks in mortar.
- Cracks in the slab that are widening or have one side higher than the other.
- Gaps between walls and the ceiling, floor, trim or cabinets.
- Standing water or soggy soil near the foundation after rain.
Not every crack is a foundation problem. Concrete commonly develops fine shrinkage cracks, and houses settle slightly over time. Cracks that are growing, uneven or showing up alongside other signs are the ones to have looked at.
Why it happens
What causes foundation problems
Most foundation movement comes down to the soil underneath changing unevenly. Common causes include:
- Soil moisture swings. Clay soils, common in parts of East Texas, swell when wet and shrink in dry spells, and the foundation moves with them.
- Poor drainage. Water that collects against the house keeps one side of the foundation wetter than the other. See drainage solutions.
- Roof runoff. Gutters that dump water at the foundation have the same effect. See gutter services.
- Plumbing leaks under or near the slab that saturate the soil.
- Tree roots drawing moisture out of the soil close to the house.
- Poorly prepared ground under the original foundation, such as loose fill or buried organic material.
A lasting repair addresses the cause as well as the damage. Leveling a foundation without fixing the water problem that moved it leaves the conditions in place.
Repair options
Common foundation repair approaches
The right repair depends on the type of foundation, how far and where it has moved, the soil and the cause. The approaches you will hear about most include:
- Foundation piers (underpinning). Piers are installed beneath the foundation to support it on firmer ground, and the foundation can be lifted back toward level where appropriate.
- Pressed pilings. Concrete or steel sections are pressed into the ground beneath the foundation until they meet resistance.
- Drilled piers. Holes are drilled beneath the foundation and filled with reinforced concrete, sometimes with a widened base.
- Pier-and-beam adjustments. On raised foundations, piers can be shimmed, replaced or added, and damaged beams repaired. See pier and beam foundations.
- Crack repair. Sealing and repairing cracks in the slab once movement has been addressed.
- Drainage correction. Regrading and drainage work so water stops collecting against the foundation.
Pressed and drilled piers each have trade-offs in cost, depth and the soil they suit, and significant movement is often evaluated by a structural engineer before a repair plan is set. We will talk through the options that fit your home.
Getting ready
Before you call
A little information makes the first conversation more useful:
- Whether the house is on a slab or pier and beam, if you know.
- Where the cracks or sticking doors are, and whether they are getting worse.
- Whether the problem changes with the seasons or after heavy rain.
- Any past foundation work, and any reports or engineer's letters you have.
- Photos of cracks and gaps, ideally with something for scale.
We repair foundations within about 35 miles of Onalaska, including Livingston, Point Blank, Coldspring, Shepherd, Groveton, Trinity, Huntsville, Cleveland and Willis. See our full service area.
More foundation work services
Related services
Questions
Foundation Repair questions
How do I know if my foundation needs repair?
Common signs include diagonal cracks from the corners of doors and windows, doors and windows that stick, sloping floors, stair-step cracks in brick, widening or uneven slab cracks, and gaps around walls and trim. Cracks that are growing or appear alongside other signs are worth having looked at.
Is every crack in a slab a problem?
No. Concrete commonly develops fine shrinkage cracks, and houses settle slightly over time. Cracks that are widening, uneven from one side to the other, or accompanied by sticking doors and sloping floors are the ones to have checked.
What is the difference between pressed and drilled piers?
Pressed pilings are concrete or steel sections pushed into the ground beneath the foundation until they meet resistance. Drilled piers are holes drilled beneath the foundation and filled with reinforced concrete. Each has trade-offs in cost, depth and the soil it suits, and the right choice depends on the home.
Can drainage problems cause foundation damage?
They can. Water collecting against one side of a house keeps the soil there wetter than elsewhere, and uneven soil moisture is a common cause of foundation movement. Fixing drainage is often part of a lasting repair.
How do I get an estimate for foundation repair?
Call (806) 480-0328 or send the estimate form with the town or ZIP code and a short description of what you are seeing, such as cracks, sticking doors or sloping floors.
Get started
Seeing cracks or sticking doors?
Tell us where the house is and what you are noticing. Send the form or give us a call.