10 best foundation repair companies in Austin, Texas

The foundation plays an important role in supporting your home. A weak or deteriorating foundation can cause your house to fall to pieces, resulting in dangerous conditions for you and your family. Exterior cracks on or around your home are a major red flag that your foundation has issues and needs to be inspected right away by a foundation repair expert.

The average annual rainfall of 32 inches in Austin creates moisture risks for your foundation. As heavy rain soaks the ground surrounding your home, the soil absorbs the water and expands. This swelling soil base can put pressure on your foundation's concrete, which may result in the development of cracks and gaps.

Not only do foundation issues make your home dangerous, but they also make it harder to sell. Prospective buyers are hesitant to take on the financial burden of foundation repair or related issues. Conversely, addressing your home's foundation problems will boost its value when you decide to sell. Get in touch with a Austin foundation repair company right away if you suspect your foundation is at risk.

Find the best local foundation repair companies for you in Austin

Look for foundation repair companies in Austin with at least 3.5 out of 5 stars on Google Reviews and a good rating on Better Business Bureau (BBB). Use the filters below to help you find the right company for your needs.

What are some signs you need foundation repair?

Your foundation will give you many clues that it requires attention, with each having a different level of severity.

• Visible foundation cracks: Cracks in your foundation are usually your first sign of trouble and something you can catch early on if you regularly check the concrete and support framing around and under your home.
• Moisture in the crawl space: The presence of mildew, moisture and mold in your crawl space usually indicates future foundation issues, including a sinking foundation.
• Cracked chimney: If your chimney seems cracked or starts to tilt, it can signify that your foundation is already showing structural issues.
• Skewed windows or doors: A shifting foundation can cause your walls to tilt, leading to your doors or windows pulling away from their frames or becoming unaligned with their jambs.
• Cracks in walls or ceiling: Be on the lookout for diagonal cracks in your walls, especially if they start to appear more often. Ceiling cracks can also indicate foundation issues.
• Uneven floors: As your foundation becomes uneven, so will your floors. They may have varying heights in different areas or seem springy as you walk on them.
• Loose or stuck doors: When a compromised foundation shifts, spaces open in the walls, causing doors to jam when closed or not shut correctly at all.

What services do foundation repair companies offer?

Foundation repair companies provide a variety of services. Even if you don't know precisely what is wrong, a pro will inspect your foundation and advise you on the best solution. These are some typical services offered by foundation repair companies in Austin:

• Leak repair: The service professional's first step is to determine the cause of the leak. It could be coming from a window, especially in the basement, or the result of plumbing problems or improper water redirection. Once they find the cause, the repair pro will isolate the leak, fix the problem and offer waterproofing solutions.
• Crack repair: To prevent moisture from seeping through the soil and into your foundation, a contractor can close cracks. The type of product used is based on the crack's location, orientation and dimensions. After cleaning out the crack, a repair pro may use a silicone-based sealer that holds up to varying weather conditions without cracking or bubbling over time. Epoxy or polyurethane fillers are also strong choices.
• Stabilization: If your foundation has begun to sink, the best choice for preventing additional damage may be stabilization. This service supports your foundation, maintaining its position and preventing further movement. It's less disruptive and more cost-effective than leveling. The one downside is that it won't level out your home.
• Underpinning: Also referred to as leveling or piering, underpinning is a comprehensive process that strengthens your foundation by lowering the footing onto more supportive ground. Service providers employ this technique to increase the depth of an existing foundation. It's often necessary when a foundation is failing or when the building's use has changed, requiring additional space either above the foundation or in the form of a basement. The process involves removing soil from the area and replacing it with concrete to create a new foundation. Prices vary depending on the number of piers added, the technical specialty required and the method.
• Waterproofing: Waterproofing is among the most effective methods to avoid future issues with your foundation. Interior waterproofing enables water to enter your crawl space or basement before using a sump pump to channel it. However, exterior waterproofing stops water from getting in at all by adding a moisture barrier, speed strip, dimple board and proper drainage, such as a footer drain. You will want to use the exterior method if you use your basement as a spare room, office or living space.

Questions to ask foundation repair pros in Austin

Maintaining your foundation is essential, so to make sure you get the best fit for your foundation repair requirements, ask experts you're comparing the following questions.

Is your company properly licensed and insured?

Reputable foundation repair companies should be licensed and insured to safeguard you and your home. While licensing isn’t legally required in Texas, you should focus your search on pros with a contracting license, as they’ll be performing important and, often, expensive work on your home.

What do you think is the cause of the problem, and how do you recommend fixing it?

Find out if the service provider can identify what is causing the problem and what they think is the right fix. If they recommend raising your slab, ask how high and what tools they will use. If the price estimate is too high, you can ask if stabilization is a possibility instead. Discuss the possible solutions with your repair expert to make sure you have a comprehensive understanding of the benefits and drawbacks of each. If you don't feel like the answer they give you is thorough enough, or you don't agree with it, you can always get a second opinion from another provider.

How much will my foundation repairs cost?

Ask for an estimate of how much the repairs will cost. For projects where you have to choose between different choices, make sure you ask for quotes in writing detailing everything from materials to time on site. Most trusted companies will give you a free quote, and it's a good idea to get multiple for price comparison. The overall cost varies based on the severity of your foundation issues and how far the problem reaches.

Do you offer financing options?

Your service provider may offer installment plans or a discount if you pay in cash. Check with your repair expert to see if they offer financing directly, or if they partner with a third-party company that has financing plans available.

What kinds of warranties do you offer?

Talk with your contractor about their warranty options to understand the protection you'll have after the repairs. Some companies offer a lifetime or limited lifetime warranty covering various expenses, such as materials, for a defined period once the work is finished.

How long will the repairs take?

The timeline of foundation repairs can vary from a single day to two months depending on how severe the damage is.

Fixing cracks and leaks can be completed in a matter of days if there isn't any other damage, while waterproofing may last anywhere from a day to a week, depending on the extent of the job. A pier repair typically requires three to four weeks, while underpinning takes between four and six weeks.

Can I remain in my home while foundation repairs are being completed?

Foundation repair services are typically safe and unintrusive enough that you can comfortably remain inside your home throughout the project. You may have to leave or stay elsewhere if the service provider has to cut into your floor or ceiling, which is usually only needed for bigger projects such as installing interior supports.

How can you protect the foundation of your Austin home?

If you think your home has foundation problems, it's best to consult a professional. That being said, you can take preventative measures to protect your home's foundation against future issues.

Protecting your foundation when building a new home

If you're in the process of building a new home, have a conversation with your contractor about their approach to foundation installation. Your contractor will place fresh, level topsoil over the cleared area before pouring the concrete for the foundation. Your contractor should make sure there's adequate drainage to stop water from accumulating on or around the concrete slab. Once poured, your concrete needs to cure completely. Your foundation expert must follow the setting standards for the products used and the thickness of the pour, which may take up to 28 days.

Protecting the foundation of an existing home

The best method to protect your foundation from future damage is through regular inspections. As you inspect your concrete slab, watch closely for signs of breaking, shifting or cracking in or near the slab. Similar damage on your walls and framings commonly indicates foundation damage, so don't forget to check them too.

Keep your foundation free from dirt and debris as it can hold moisture and cause mold growth. To promote adequate air circulation, cut back plants that are growing against your home, and make sure that trees and their roots stay away from your home's foundation.

In Austin, the intense heat can lead to foundation shrinkage and cracking. To prevent this, consider watering your concrete slab from time to time, particularly during the hot summer months.

As a final step, keep your gutters clean. Gutters guide rainwater away from your house's foundation and siding, preventing standing water that can cause water damage.

Our methodology for selecting foundation repair companies

The Homefront Local team employs a proprietary scoring algorithm that evaluates companies based on key factors you value, such as average customer review ratings and trustworthiness indicators. Our method for determining trust involves a comparative analysis of the number of reviews a company receives compared to its local competitors. This leads to companies that have earned more trust from your local community being awarded a higher score.