Foundation Repair Methods
- Crack injection: epoxy or polyurethane injected into a poured-wall crack from inside to seal it. For leaks and non-structural cracks.
- Carbon fiber straps: bonded to a basement wall that has moved a little, to stop further bowing.
- Steel wall braces: beams anchored to the floor and the framing above, holding a bowing wall in place.
- Wall anchors: rods through the wall to plates buried in the yard, tightened to resist soil pressure.
- Push piers and helical piers: steel piers under the footing that carry a settling part of the house down to firmer soil.
- Interior supports and shims: adjustable steel posts or shims that level a sagging floor or beam inside the house.
- Slab lifting: mudjacking or foam injected under a sunken slab to raise it.
- Drainage: gutters, grading, drain tile and sump pumps that reduce the water behind most foundation problems.
- Excavate and rebuild: for walls that have moved too far, the soil is dug out and the wall is rebuilt or straightened.
How a Typical Job Runs
- Inspection and quote: the contractor measures cracks, walls and floor levels and proposes a scope. For serious or disputed damage, an engineer may evaluate first.
- Permit and utilities: if a permit is needed, it is pulled before work starts. Buried utility lines are marked before any digging.
- Prep: landscaping, decks or finished basement walls in the work area are cleared or protected.
- The repair: a few hours for crack injection, about a day for slab lifting, often one to a few days for piers or bracing.
- Lift and adjust: for piering, the house is lifted carefully while the crew watches for new cracks.
- Restore and clean up: soil is backfilled, concrete patched and the site cleaned. Check what the contract says is restored.
Can You Live in a House During Foundation Repair?
In most cases, yes. Piers are installed from outside or from the basement, and wall bracing and drain tile work happen in the basement. Expect noise from equipment, digging in the yard and limited access to parts of the house or driveway. Water or gas may be shut off for a short time if lines pass through the work area.
During and after a lift, doors may stick or swing differently, and some drywall cracks may close while others appear. That usually settles down once the work is done, and a contractor can adjust doors as needed.
After the Repair
- Keep the contract, warranty, permit and photos together. You will want them if you sell.
- Mark any remaining cracks and check them over the next year.
- Keep gutters clean and downspouts extended, so the soil around the foundation stays as stable as possible.
Learn more about piers and house leveling, crack and wall repair, basement waterproofing and concrete leveling.