Foundation repair questions
Plain answers to what homeowners in Rockwall, Rowlett and Wylie ask most. If yours isn't here, call (972) XXX-XXXX.
What does foundation repair cost in Texas?
DFW cost guides put most jobs between about $4,000 and $15,000, with typical slab pier jobs around $5,000–$8,500 (8–12 piers). Major repairs can run $12,000–$25,000 or more. Drainage corrections and root barriers are often added on top.
Does homeowners insurance cover foundation repair?
Usually not for normal soil movement. The Texas Department of Insurance lists earth movement among the things most policies don't cover. Some policies do cover damage from a sudden plumbing leak, and some companies sell a foundation or slab endorsement. Check your policy or ask your agent.
When is the best time of year for foundation repair?
Work can be done year-round. Demand peaks in late summer and fall, when dry clay causes the most movement, so scheduling can take longer then. If you're seeing active movement, don't wait for a season.
Do I need an engineer or a contractor?
For a straightforward repair, many homeowners start with a contractor's inspection. If you're buying a house, getting conflicting quotes, or being told you need a large repair, an independent Texas-licensed professional engineer works for you, not for the company doing the work.
How do I know if I have a foundation problem?
Two or more of these together are worth a look: stair-step cracks in brick, doors or windows that stick, gaps at the ceiling or window trim, sloping floors, slab cracks that keep widening, and water pooling against the house.
Are hairline cracks a problem?
Not usually by themselves. Concrete and drywall crack a little as they cure and as seasons change. Watch whether cracks grow, and photograph them with a date.
Slab or pier-and-beam: how can I tell?
Pier-and-beam houses have a crawlspace, with small vents or an access door along the bottom of the outside walls. If you don't see those, it's most likely a slab.
How long does a typical repair take?
Many slab pier jobs take a few days once scheduled. Permits, engineering, plumbing tests and weather can add time. Ask the contractor for a timeline in writing.
What should a warranty cover?
Get it in writing: what's covered (usually the piers and re-adjustment), for how long, and whether it transfers to the next owner if you sell.
Are foundation repair contractors licensed in Texas?
No. Texas doesn't have a state license for foundation repair contractors. Ask for proof of insurance, references and a written warranty. Engineers are licensed, which is one reason an independent engineer's opinion carries weight.
Who are you, and who will call me?
We're a referral service. When you call or send a request, we call you back first. If you'd like a contractor to look at the house, we tell you which one independent local contractor we'd refer you to, and we share your details only after you say yes. That contractor inspects, quotes and does the work. We may be paid by the contractor. You don't pay us.
Will my information be sold to other companies?
No. Your request goes to one contractor. See our privacy policy for details.
More detail: cost guide · inspections · house leveling · how our service works
Where we connect homeowners
- Foundation repair in Rockwall: mostly 2000s homes on Heiden and Houston Black clay
- Foundation repair in Rowlett: the oldest housing of the three, on the Lake Ray Hubbard shore
- Foundation repair in Wylie: newer homes, many now past builder warranty
Want a ballpark first? Read what foundation repair costs, or tell us what you're seeing.