In need of foundation repair? Our foundation repair specialists are ready to help.
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | February 2, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | January 30, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | January 27, 2023
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | Feb 2, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | Jan 30, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | Jan 27, 2023
Best Pricing On Labor and Materials
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Licensed Structural Engineers On Call 24/7
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Worry Free Warranties On All Services
St. Louis, Missouri regularly makes lists of the best cities in the United States to live in, touted for its historic architecture, the mix of urban, suburban, and rural living, and a booming job market. However, homeownership in the area isn’t without its problems. Foundations in the city are at an abnormally high risk of damage due to several geologic and climatic factors present in eastern Missouri.
Regional Foundation Repair is one of the nation’s largest provider of foundation repair service. We have 1,000s of expert technicians ready right now in St. Louis. Our pros have years of experience and are familiar with the nuances of St. Louis soil conditions so you can be sure your foundation gets fixed the right way the first time. Gone are the days of worrying about shoddy craftsmanship, overpriced service, and unqualified pros.
During the job, our technicians are trained to explain their progress throughout the day and clean up properly before leaving the jobsite.
Depending on the availability of our technicians, we can generally get your job scheduled within 2 days. To start the process just submit your information in our form and we’ll be in touch within 24 hours with a pricing quote! In some cases we may need more detail to properly quote your project, so we will reach out via phone to schedule a free onsite inspection. Depending on your location we also offer virtual quotes!
For your benefit, we’re going to discuss the underlying causes of foundation problems in the greater St. Louis area and the damages they commonly bring about in homes. We’ll also offer some tips to limit property damage and repair costs, as well as some average pricing for typical foundation repairs in the city and the surrounding area.
Pier Foundations
Concrete Slab
Basement Foundations
Crawl Space Foundation
Wood Foundation
- Erica J.
- Suja K.
- Dan T.
What Causes Bowing Foundation Walls & How It Can Be Corrected?
Foundation Crack Repair: Costs & Repair Options
Foundation Cracks
Foundation Installation Costs
Foundation Leak Repair
What Are The Common Signs Of Foundation Problems And When Should You Be Concerned?
Foundation Repair Methods
What Is Foundation Spalling & When Should You Be Concerned?
How Does Foundation Waterproofing Protect Your Home?
Date of Request: 02/04/2023
Location: St. Louis, MO
Description: I have an older home. I plan on selling/ renting in the near future. This home has wood beams in the basement, one has some splits in it and another horizontal beam was modified by a previous contractor where they put shims in between the support beam and floor joists. I need to have this evaluated and determine what work needs to be done to fix any issues that would prevent quick sell or inspection for rental.
Date of Request: 02/03/2023
Location: St. Louis, MO
Description: Wanting to get an idea of what's needed for one side of a basement wall having leaking issues and just a general assessment of the basement as a whole.
Date of Request: 02/03/2023
Location: St. Louis, MO
Description: Our front porch is sagging at one corner and pulling away from the house. Looking to address this. Thanks!
Date of Request: 01/31/2023
Location: St. Louis, MO
Description: I have a corner of a building that has shifted over time and is causing damage to interior walls above, would like an estimate on repair.
Date of Request: 01/28/2023
Location: St. Louis, MO
Description: Request pricing to lift two 5'x5'x6 concrete pads that have settled (goal is 4 lift) at Lambert airport. Pads are at end of runway in secure area of airport- L Keeley Const. would provide escort. Desired date of work in March- exact date will be coordinated with airport for temp runway closure.
Date of Request: 01/26/2023
Location: St. Louis, MO
Description: A roofer told me last week that I need my house foundation repaired. The front porch is leaning forward. The rest of the house sits on a downward slope the opposite direction. I have cracks in plaster all over my house. Bay window area is the worst.
Does Foundation Movement Affect St. Louis, Missouri?
Foundation movement is a severe problem in much of Missouri. Property owners in St. Louis, St. Charles, St. Peters, Winfield, and cities across the Missouri-Illinois border like Belleville and Edwardsville experience soil shifting and the resulting foundation damage on a regular basis.
What Causes Foundation Problems In St. Louis, Missouri?
Foundation damage is prevalent in St. Louis due to several underlying issues with the soil and the weather. We’ll discuss each of the major contributing factors below.
Expansive soil is one of the leading causes of foundation problems in the United States. Much of St. Louis County is built on soil classified as the Urban Land-Harvester-Fishpot association, characterized by its abundance of clay and poor drainage. All dirt is a mixture of sand, silt, and clay in some ratio, but the high concentration of clay in this part of eastern Missouri creates several problems for home foundations.
The most significant problem is that clay expands when it gets wet. It can grow up to 10% of its original volume when it rains or when snow melts. In compacted soil around your home’s foundation, this expansion typically occurs laterally, putting immense pressure on your foundation walls. Expansive clay soil can crack your concrete block walls and create structural damage.
Conversely, clay loses volume as it dries, presenting another problem for home foundations. As runoff soaks deeper into the ground or evaporates, the soil can shrink away from your foundation and leave it unsupported. Although some downward settling naturally occurs in all homes, clay soil tends to dry at different rates around and under your house, leading to differential settling. This uneven ground movement can wreak havoc on your foundation.
As if that wasn’t problematic enough, clay also retains water in larger volumes and for more extended times than silty or sandy soil. It exposes your foundation to moisture for a longer period, giving it ample opportunity to seep through foundation cracks or the pores in the concrete. As such, water intrusion and moisture build-up under homes are widespread issues in St. Louis that can cause significant property damage.
St. Louis experiences just slightly above-average rainfall annually. However, its location between the Missouri River and the Mississippi River and concentrated precipitation cause frequent flooding.
Flooding increases the risks associated with expansive soil, specifically water intrusion and water damage to affected properties. Runoff entering your home can also cause severe water damage and structural damage.
The city’s steep slopes also leave some homes subject to landslides, especially during periods of flooding. Landslides can move heavy, expansive soil toward your house, sometimes resulting in severe, isolated foundation damage.
The St. Louis area is underlain by limestone bedrock and alluvium soil, each of which creates potential issues for foundations above.
Limestone is a rigid mineral that can be suitable for construction. However, it dissolves in the presence of water, leaving it prone to erosion. The flooding and proximity to two major rivers in St. Louis can contribute to eroding bedrock, contributing to soil movement above and hazardous differential settling underneath your home.
Alluvium soil is characterized by a high presence of gravel or loose silt and sand. This soil is considered “soft” and prone to erosion, so it can also play a part in differential settling under your house, which can lead to structural damage.
St. Louis residents are prone to frequent earthquakes. Most ground shaking in the area is minimal and doesn’t cause severe property damage as higher magnitudes would.
However, even small instances of movement from earthquakes can cause soil shifting that leaves your foundation unsupported. Since concrete is only minimally flexible, any amount of soil settling can be problematic and lead to structural instability over time.
The Mississippi River floodplain in St. Louis is particularly at risk for crippling ground movement, as it has a higher concentration of soft alluvium soil that is already prone to rapid settling.
Lastly, there are many historic homes in St. Louis built before current building codes were in place. Ground preparation and compaction before foundation pouring are crucial for a stable structure, and older homes built before contractors understood the effects of settlement are more prone to foundation issues.
What Are The Signs of Basement Foundation Damage In St. Louis, Missouri?
The numerous underlying causes of foundation damage discussed above can bring about a variety of symptoms in your concrete foundation and your under-home area. We’ll discuss the most common signs of foundation issues in St. Louis below.
Foundation cracks can be signs of natural concrete settling or severe structural damage, depending on their size and location. We’ll break down the different types of foundation cracks to give you an idea of the severity of the problem.
Cracks can form in your crawlspace or basement floor during the natural settling process. They tend to span out in a web pattern, and they aren’t hazardous unless they widen to over ⅛” or become unlevel across the gap. Most St. Louis homeowners have them sealed to reduce the chance of water intrusion.
If the cracks in your slab continue to widen beyond ⅛” or one side raises above the other, your foundation is likely suffering from differential settling. These cracks can indicate structural problems and should be inspected by a foundation repair company right away.
Like thin floor cracks, narrow gaps in your basement walls that run vertically don’t occur in response to structural damage. These are almost always a result of settling and can simply be sealed with epoxy or polyurethane to keep water from seeping through them.
Wall cracks running horizontally form in response to excessive hydrostatic pressure from the ground outside. Unfortunately, these are common in St. Louis because of the expansive soil and risk of flooding, and they indicate a loss of structural integrity.
Cracks that form in the shape of stair steps are generally a symptom of differential settling. These can be very dangerous and lead to foundation failure. They should be inspected and stabilized by a concrete repair specialist as quickly as possible.
As we mentioned previously, water intrusion is a significant risk in St. Louis due to the proximity to two major rivers, steep slopes, and concentrated rainfall. Property owners suffering from moisture build-up or water intrusion typically notice moist air in their crawlspaces or basements, musty odors under their home, wet spots or water pooling on the floor, and other signs of water damage to the concrete or other building materials.
Additionally, moisture contributes to pest infestations and mold growth. Insects or rodents under your home or mold spores on the concrete walls can indicate problems with humidity.
Lastly, when water seeps in through the concrete and evaporates into the air, it leaves behind salts and minerals. These accumulations on crawlspace or basement walls look white and fuzzy, and they’re referred to as efflorescence. Efflorescence is a good indication that you have a moisture problem under your home.
How to Find Signs of Foundation Damage In St. Louis, Missouri?
Foundation damage often goes unnoticed by property owners because it’s not visible in their daily routines. However, getting repairs started early on minor damages can save you tens of thousands of dollars in repair costs because the problems tend to worsen over time. Below are some tips for identifying foundation issues shortly after they begin showing signs.
The best way to find problems is to look for them. We recommend carrying out a DIY foundation inspection about four times a year to search for symptoms of damages. Problems often begin outside the home before they show signs inside, so look for cracks, weakened or crumbling concrete, and signs of settling or sinking on your exterior foundation walls.
Next, head into your crawlspace or basement if you have one and continue looking for symptoms. Check for cracks in your slab and interior foundation walls, efflorescence, mold growth, musty odors, pooling water, water damage, sagging insulation, and signs of pest infestations.
Report any signs of damage or water intrusion to a foundation repair expert immediately, as they can assess the problem professionally and offer a solution.
Once you’ve identified and reported any signs of damage in your foundation, look for symptoms inside your house.
Begin by inspecting drywall in all of your rooms. Look for cracks forming around windows and doors or corners of rooms, walls that aren’t plumb, nails popping through the surface, and countertops and cabinets pulling away from the wall behind them. These issues can all present themselves if your foundation shifts and affects the framing.
Next, check your flooring for signs of buckling, bowing, or sloping, all of which can occur if the floor joists warp or lose support from a damaged foundation.
While you’re moving through your home, pay attention to doors or windows that stick, as this can signify shifting framing that makes them challenging to open or close.
Complete your inspection by looking at your home’s exterior and landscaping. Look for sagging roofing, the chimney separating from the rest of your house, and siding cracks.
Look for dips or pots in your lawn that can point to settling problems, gaps between the soil and the foundation that can occur when the dirt shrinks, and leaning retaining walls that can occur in response to expansive soil.
After isolated incidences of flooding or heavy rainfall, look for wet areas of your lawn or puddling near your foundation. This indicates the poor drainage of expansive soil on your property, which can help predict if your foundation will fall victim to hydrostatic pressure.
Cost of Basement Foundation Repair In St. Louis, Missouri?
Foundation repair in St. Louis costs an average of $5,000, but the price can fall anywhere between $300 and $25,000 or more, depending on the severity of the problem.
We’ll offer pricing for specific foundation repair services below to give you a better idea of what you can expect to pay.
Sealing hairline floor or vertical wall cracks costs between $300 and $800, depending on the crack’s length and width. Vertical wall gaps wider than ⅛” may require structural sealing, which can cost up to around $1,000.
Some homeowners opt for a repair called tuckpointing after sealing, which is purely cosmetic and costs an additional $500 to $1,000, depending on the size of the crack.
Horizontal cracks or bowing walls require earth anchors to move the wall back into place and resist future inward movement. Wall anchors cost around $1,000 each, and most walls need multiple anchors. The total cost will typically be between $3,000 and $5,000, and the crack repair will include sealing to prevent water intrusion as well.
Some foundation contractors opt for carbon fiber support strips to fix minimal inward movement or prevent horizontal cracks from forming. The strips cost a total of approximately $2,500. It’s a cheaper repair, but it’s not a permanent solution and rarely comes with a warranty.
Wide or uneven floor cracks and stair-step cracks on basement walls require stabilization from underneath, generally in the form of underpinning or piering. Foundation repair specialists can place steel or helical push piers into the ground for between $5,000 and $25,000, depending on the type and number of required pilings.
Some contractors opt for slab jacking or mud jacking, a concrete leveling process that involves pumping a cementitious solution under your slab to raise it back into its original position. This is not a permanent fix for foundation settling and provides less peace of mind, but it’s significantly cheaper than piering at around $2,500.
Many homeowners in St. Louis find themselves requiring protection from water intrusion and moisture build-up in their crawlspace and basements. The best solution is a comprehensive basement waterproofing system, which costs around $5,500 on average and up to about $10,000.
These systems use multiple strategies for eliminating water problems, including French drains, sump pumps, crawlspace encapsulation, dehumidifiers, and vapor barriers. The more methods use to protect your home, the closer to $10,000 a basement waterproofing company will charge.
