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. | May 26, 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. | May 23, 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. | May 20, 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. | May 26, 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. | May 23, 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. | May 20, 2023
Best Pricing On Labor and Materials
Professional, Efficient, and Friendly Service
Licensed Structural Engineers On Call 24/7
Flexible Payment Plans & Financing Options
Laser Level Measuring Practices
Worry Free Warranties On All Services
Dallas is one of the most popular places to live in Texas, and for good reason: residents enjoy big-city living combined with affordable housing, entertainment, parks, and some of the best schools in the Lone Star State. However, living in the Dallas-Fort Worth Metroplex comes with some downsides as well, not the least of which is the extraordinarily high risk of foundation damage.
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 Dallas. Our pros have years of experience and are familiar with the nuances of Dallas 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’ll discuss the most prevalent causes of foundation problems in Dallas, the symptoms you may notice in your home as a result, and how to identify issues before they become severe. We’ll also go over average pricing for typical foundation repair services in and around the city.
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: 05/28/2023
Location: Dallas, TX
Description: 40 year old pier and beam home has some cracks and holes in foundation. Want to determine needed repairs. . Best communication with me is by phone. Thank you.
Date of Request: 05/27/2023
Location: Dallas, TX
Description: Hello! I think our concrete slab might need to be leveled prior to us installing new flooring. Is it possible for someone to come out and look at our project and provide an estimate?
Date of Request: 05/27/2023
Location: Dallas, TX
Description: My upstairs master bedroom directly above the garage has a sagging floor. We believe it's due to weak framing, not the foundation. Looking for a bid to raise/bolster the garage ceiling to remove the floor dip.
Date of Request: 05/24/2023
Location: Dallas, TX
Description: my grandmothers home has been around a while and i need a quote on leveling her home its shifted so much over the years .ive been told your the best in dallas. im avalible to talk anytime after 4pm and off on fridays
Date of Request: 05/21/2023
Location: Dallas, TX
Description: Pier and beam foundation check; house shifting and cracks inside
Date of Request: 05/19/2023
Location: Dallas, TX
Description: We have a low spot in the floor of our pier and beam house and have seen some intermittent separation in the hardwood floorboards in that area and one other area of the house. We've also seen some drywall screws begin to poke out of the ceiling in that area. No cracks in walls or ceiling as of yet. An area of our brick patio appears to be sinking, as well.
Does Foundation Movement Affect Dallas, Texas?
Unfortunately, the geology and climate in northeastern Texas leave homes prone to foundation movement and the resulting structural damage. Properties in Dallas, Plano, Ft. Worth, Arlington, Austin, Carrollton, Frisco, Garland, and many other cities in the surrounding area experience foundation issues at an exceptionally high rate.
What Causes Foundation Problems In Dallas, Texas?
Numerous factors contribute to the widespread foundation damage in Dallas. We’ll discuss each of the underlying causes below and how each puts your home’s foundation at risk.
Expansive soil is one of the most common causes of foundation problems throughout the United States. Dallas is underlain by clay-rich soil, primarily a dirt in the Blackland Prairie referred to as Houston Black. This soil is regarded as one of the most expansive in the world. The clay soil in Dallas presents three unique problems for concrete foundations.
First, clay particles are very fine, making them extremely absorbent. The clay in the soil expands when it gets wet from runoff, causing the ground to swell. This puts added pressure on your concrete slab and walls, often leading to inward bowing and cracking. Since most homes in Dallas are exposed to clay soils, they regularly experience structural damage from the hydrostatic pressure of the expanding ground.
When the same soil dries, it shrinks back to its original size. This is an issue for foundations because your concrete relies on the pressure from the ground for stability and support to hold up your structure. If clay soil dries out too much, it can shrink away from the concrete and leave it unsupported.
This drying and shrinking process can occur at different speeds under your foundation, contributing to hazardous differential settling. Your slab and walls can crack in areas that settle more quickly, leaving your home with structural damage.
Lastly, the minuscule spaces between clay particles in Dallas’s soil retain moisture for a longer period than silty or sandy soil. When water is held against your concrete, it has a better opportunity to soak through the pores or settling cracks and enter your under-home area. As such, the expansive soil in Texas makes water intrusion a prevalent problem.
Dallas receives an average of 39 inches of rain each year, which is just over the national average. However, much of the precipitation occurs during the wet season in the spring and early summer, and the monthly rainfall throughout the year commonly falls in just one or two instances of rain.
The concentration of rain based on season and time of the month makes the issues with expansive soil significantly more impactful. The ground in Dallas regularly goes from relatively dry to abundantly wet, leaving room for significant swelling and added pressure on your foundation.
To makes matters with moisture more problematic, Dallas is at risk of moderate-to-severe drought at many points throughout the year. Extended periods of little or no rain allow the soil to dry completely and shrink to its minimum volume. This causes an increased prevalence of issues with differential settling around your home.
These problems are compounded by the concentrated rainfall that eventually relieves the drought conditions. The constant back and forth of the soil from completely dry to abundantly wet creates regular soil movement, which can quickly compromise your foundation’s structural integrity.
Lastly, while the somewhat recent housing boom in Dallas has done wonders for the city’s economy and growth, it has led to an even higher rate of foundation damage than usual.
The ground around any build site needs to be extensively prepared before foundation pouring, and adequate compaction should be done afterward. Unfortunately, some builders in the area speed up the construction process by cutting corners to meet the growing demand.
In some cases, they fail to prep the ground before or after the foundation is poured. This is an issue in any area but especially in Dallas, where problems with expansive soil already exist.
What Are The Signs of Basement Foundation Damage In Dallas, Texas?
The various underlying causes of foundation movement in Dallas elicit different symptoms in and around your concrete. We’ll discuss each of the common signs of damage below and the likely source of each.
Foundation cracks can be challenging to assess because they can mean anything from regular concrete settling to massive structural damage. The location and width of the gap will help determine the severity.
Cracks that are less than ⅛” wide commonly form either in a vertical orientation on your concrete wall or on your slab. These usually develop in the standard settling period after new construction, and they aren’t a major cause for concern.
Most Dallas homeowners opt to have them sealed by a foundation repair company to keep water out during periods of precipitation.
Floor cracks that continue to expand beyond ⅛” wide or that become unlevel from one side of the gap to the other are more severe. They generally signify that your house is suffering from differential settling, and they often require structural repair. After stabilization, they should also be sealed to keep water from coming through them.
Horizontal cracks in your crawlspace or basement wall develop due to excessive hydrostatic pressure on your concrete walls. These are widespread in Dallas due to the high swelling capacity of the clay-rich soil. They indicate that your foundation’s structural integrity has been compromised, so they require repair as quickly as possible.
Cracks that form on your concrete block wall in the shape of steps result from significant differential settling. As portions of your concrete lose the necessary report from shrinking soil below, sections separate from your house and sink into the earth until they meet the ground again.
These cracks require structural stabilization and are typically the most expensive to repair.
Inwardly bowing walls in your crawlspace or basement occur when hydrostatic pressure becomes too much for your concrete to resist. They are a sign of developing structural damage, and the stress that causes them eventually translates to more severe horizontal cracking when the wall cannot flex any further.
Water intrusion during the wet season and particularly during rainfall is a prevalent problem in Dallas, primarily because the highly absorbent soil in the area holds moisture against your concrete for long periods.
Homeowners who have problems with liquid water entering the area under their homes often notice wet spots on the concrete, puddles forming on the slab, water visibly dripping in through foundation cracks, and water damage to construction materials, especially in finished basements.
Water vapor is also a problem, as it can seep through pores in the concrete and evaporate into your crawlspace or basement. Signs of vapor infiltrating your home include damp air when you enter the area, musty odors, mold growth on the concrete walls, and insects or rodents taking up residence beneath your house.
Additionally, you may see efflorescence on the basement walls, which is a white substance left behind by evaporating water, sometimes confused with mold.
You may notice some symptoms in your living space as well since the air from under your house naturally seeps into your upper floors. High utility bills, unexplained itchy eyes or sneezing, and abnormally hot or cold temperatures inside can help identify water and moisture problems.
How to Find Signs of Foundation Damage In Dallas, Texas?
Foundation problems inevitably worsen over time, so identifying them quickly is crucial for keeping repair costs and structural damage to a minimum. Below, we’ll share some tips on finding foundation issues early so that you can get them repaired before they become severe.
Your home’s foundation is easy to ignore because it’s out of sight, so the best way to keep tabs on budding problems is to schedule a routine foundation inspection about once every three or four months.
If you have a slab foundation, check the concrete area that’s visible on the outside of your house for cracks, crumbling, and signs of ongoing settling. If you have a crawlspace, basement, or pier and beam foundation, head under your home to continue your inspection.
Keep an eye out for efflorescence, mold spores on the walls, water damage to building materials, water pooling on the ground, wet spots on the concrete, moist air, musty odors, and signs of pest infestation.
Additionally, we recommend keeping a detailed log of the location, width, and length of every crack you can find in your under-home space. Compare your notes between inspections to identify gaps that are growing, widening, or newly developing. Contact a foundation repair contractor immediately for a foundation evaluation if you find horizontal, stair-step, or uneven floor cracks.
Next, head up to your living space and look for interior signs of foundation problems. These include drywall cracks around doors and windows, nails popping out of the sheetrock, bulging walls, cabinets or countertops separating from the walls in your kitchen and bathrooms, and doors and windows becoming challenging to open and close.
You can also look for buckling, sagging, or sloping flooring on your upper levels, as these can signify that dangerous foundation movement is warping your floor joists.
Lastly, pay attention to extreme temperatures and abnormally high utility bills that you may have missed in your daily routine, as these can identify moisture issues under your home.
You can complete your inspection outside, where you’ll look for damage to your stucco, brick, or stone siding or facades. These signs, along with a leaning chimney or sagging roofing, can confirm that your foundation is settling or moving abnormally, likely because of the expansive Dallas soil.
Your landscaping can help you identify if you have an issue with swelling or settling ground. Leaning retaining walls, an uneven yard, cracked dirt during dry periods, and puddling on the grass following rainfall all point to inadequate drainage on your property, which can contribute to severe structural damage to your foundation.
Cost of Basement Foundation Repair In Dallas, Texas?
Most homeowners in the Dallas area pay around $5,000 for foundation repair. However, the price to fix your particular issue can be as low as $250 or over $20,000, depending on the severity of the damage and the underlying cause. We’ll break down the average pricing of the more common foundation repair services in Dallas below.
If a foundation crack is determined not to be structural, you can expect to pay between $250 and $750 to have it sealed by a foundation repair specialist. The exact price will depend on the length and width of the gap.
Differential settling issues, including uneven floor cracks, foundation sinking, and stair-step cracks, are generally best treated with underpinning. A contractor will sink push piers under your home and affix them to your foundation to supply the necessary support that the shrinking soil fails to provide.
Steel piers reach down to the bedrock and typically cost around $1,000 each. Helical piers reach significantly shallower depths and use deep soil for support. These cost around $3,000 each. There are other options that fall between these prices, but the average cost for the service is between $3,000 and $20,000.
Some minor foundation sinking issues can be remedied with mud jacking, a form of concrete leveling. This process is much more affordable at $2,000, but it’s not a permanent solution.
Inward bowing of the walls or the horizontal cracks it leads to are typically fixed with earth anchors. These supports use tensioning rods to pull your foundation wall back into place and add lateral support to protect against future movement. The total cost of earth anchor installation is approximately $3,000 to $5,000.
Carbon fiber strips can also be used to support bowing walls. They cost around $2,500, but they aren’t considered a permanent solution. As such, most companies don’t offer a warranty with the service.
Basement waterproofing systems are the best repair option for water intrusion and moisture build-up. They can be minimal or comprehensive in their protection and include French drains, root barriers, sump pumps, vapor barriers, dehumidifiers, or any combination of these items.
These basement systems can cost you as little as $2,000 or more than $10,000, depending on how frequently or severely your under-home area is affected by water or water vapor. Your best option for ample protection is to choose a foundation repair expert with years of experience to identify what your property needs to resist water intrusion.
