Doors sticking or cracks over the windows? We put the settled part on piers and lift as far and as fast as your house allows.
Foundation raising in Balch Springs puts piers under the part of your house that has sunk so it stops settling, and when the house and the ground allow it, those same piers can lift that part back up.
Most calls start with something small, like a door that won't latch, a crack running up from a window corner or a floor you can feel slope underfoot. Those signs usually mean one part of the slab or beam has dropped while the rest stayed put, and I can't tell you how far it dropped or why until I've looked the house over.
The price comes down mostly to how many piers your house needs, which kind we use and whether we're fixing one corner or the whole house. The schedule turns on the engineer's review and on what the city asks for before we start. Your own figure comes from the estimate, because I walk the job, measure it and write down what the price covers.
You won't get passed from person to person. Here's who does what, from the first visit to the last day on site.
I come out for every estimate myself and measure where the floors have dropped, room by room, so we're both looking at the same numbers. I'll tell you what I can see from there and what I won't know until the work is open.
You get it in writing, with how many piers, which kind and what the price covers spelled out. We're licensed and insured.
Once you say yes, we set the work date and I'm on the job with our crew from the first hole dug to the cleanup. We've been in business since 2023, and your satisfaction, guaranteed.
Before we talk about piers, I look at what kind of engineer review you have, because a quick walk-through and a full evaluation tell us very different things about where the house moved. Then I lay out what you gain and what you give up between pressed concrete piers and steel piers, so you make the choice with the trade-off in front of you. On older homes we'd rather lift in stages, since a fast lift can crack plaster, jam doors and put stress on plumbing.
When piers have to go in under an inside floor, we use concrete cutting to open a clean section of slab instead of breaking it out with a hammer. If your driveway dropped along with the house, concrete driveway building gets you a new one poured on a dug-out, packed base.
Most foundation work happens below ground, so here's what you'll see from the driveway.
We mark where each pier goes along the settled part of the house and dig down beside the beam, so we can reach under it without tearing up more yard than we need to.
We set the piers we agreed on under the beam until each one has firm support, because a pier that stops short just settles with the dirt around it.
Where the house allows a lift, we raise it a little at a time and check the floors and doors as we go. That way we stop before something inside gives.
We pack the dirt back in layers so it doesn't sink into a trench later, then rake the site clean. I'll also point out any spots where water heads toward your foundation.
Send the form or call (214) 286-6733 and we'll reply within one business day to set a time for me to come out. The estimate is free, done on site and comes with no obligation. After I measure and look the house over with you, you get it in writing with what the price covers.
(214) 286-6733Foundation repair in the Dallas area usually costs about $3,500 to $7,000 per job. The total climbs with the number of piers your house needs, and leveling a whole house with many piers sits at the top of that range. That's the usual market price, not a quote, so your estimate is where you'll see the number for your house.
Pressed concrete piers cost the least up front and are the most common kind around DFW, while steel push piers usually cost two to three times as much but reach bedrock, which gives permanent support. So you're weighing a lower price now against that bedrock support. If piers have to go in under a tight inside space, one maker's manual says helical piles suit that work because portable equipment can put them in.
A Level A inspection is described as a report of first impressions, and some homeowners expected a thorough evaluation. If you want a deeper look, ask the engineer which level of service you're getting before you hire them. You can also ask the Texas engineering board whether a complaint has ever been filed against an engineer or an engineering firm.
Water problems around the house should be dealt with before the repair is treated as finished, with work like regrading the yard, carrying downspout water away from the foundation or draining a crawl space. Ground that keeps getting soaked on one side can keep moving after the piers go in, so I'll show you where water runs toward the house while we're out there.
The Blackland Prairie runs from north of Dallas down to San Antonio, and the Houston Black soils across it are clays that swell a lot when they're wet and shrink when they dry. A house sitting on that ground can move as the weather swings between wet and dry, which is a big part of why the depth a pier reaches matters when you're choosing one.
The City of Balch Springs lists separate permits for electrical, plumbing, air conditioning and signs, and foundation raising isn't on that list, so ask the city whether your job needs one, since the city warns that skipping a required permit can bring fines or delays. We check with the city or county office on every job, and when it needs a permit we file it, book the inspections and tie our dates to them. We're based in Balch Springs and work across the cities around it, including Mesquite, Garland, Forney and Lancaster.
Have any engineer's report ready, plus a note of which doors jam and where the plaster has cracked, so I can see how the house moved before I start measuring.
If you're not sure whether what you're seeing is settling, call and tell me about it.
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