Frequently Asked Questions
Everything you need to know about your home's foundation
The Repair Process
Steel is generally stronger and comes with a better warranty. Concrete can work depending on depth, but usually lacks the same warranty.
The most common problem is not getting enough PSI or depth in the ground. Sometimes things stop the piers from going down, and most companies just stop there. Water jetting them into the ground to reach 9,000–10,000 PSI (if possible) helps the pier last much longer, and care should be taken not to crack or break any during installation.
Usually not — a custom home with large concrete beams around the perimeter typically needs steel piers instead. A normal steel pier goes 6 feet on center, but you may need 4 feet on center depending on depth.
They will start rusting within 5 to 10 years, but because of the thickness of the steel, it will be several hundred years before they actually fail.
No — in the 70s and 80s, piers were drilled with an auger. Modern methods are more effective because they get directly under the beam; older methods often only lasted 10–15 years.
Most projects take between 1 to 3 days, depending on the number of piers and the complexity of the job. Larger or more complicated repairs may take longer.
A French drain is dug about 1 foot deep with a slope of 1 inch every 10 feet, lined with plastic and gravel, with a perforated pipe wrapped in fabric to keep dirt out. Water flows through the rocks into the pipe and drains away.
Some disruption is normal since access is needed around the home, but a reputable company will minimize damage and restore areas as much as possible once the work is complete.
In most cases you can stay in your home during the repair process. There may be some noise and minor vibrations, but it's generally safe to remain inside.
Foundation repair can close some cracks, but not all cosmetic damage disappears completely. Once the structure is stabilized, cosmetic repairs like patching and painting may still be needed.
Gutters around the soffit catch most of the water and route it away from the house through a downspout. Too much water around the foundation moves the soil, which can erode support under the beam and cause the foundation to sink and become unlevel.
In Texas, multiple hundred-degree days dry out the soil and can pull it away from the home, so some moisture around the exterior helps keep that from happening.
Install a soaker hose 6 inches from the house on a timer, twice a week for 20 minutes. If the soil is still cracking during extreme heat, run it three times a week instead.
Detection & Diagnosis
Common signs include cracks in walls or ceilings, doors and windows sticking, uneven floors, gaps around windows or doors, and exterior brick cracks.
Yes, that still means movement. It doesn't always mean the house is unlevel, but it is moving — the area should be stabilized with stabilization piers.
This can happen if the inspector doesn't find the high point of the house — many just measure from the front or back door instead of finding the high point first. Level machines can also give incorrect readings if damaged or low on battery.
Piers installed on one side only lift about 6 feet in each direction and won't lift the opposite side. Over time that other side can move, and piers may be needed there too to level the home.
Sewer lines run under the house, and if the problem isn't fixed they can break — costing tens of thousands of dollars. Over time the slab can also crack severely.
Schedule one as soon as you notice new or widening cracks, uneven floors, sticking doors or windows, or gaps around walls and trim. These signs don't always mean major repairs are needed, but catching the problem early can help prevent further damage.
We look at the areas of concern and check for signs of movement, such as cracks, uneven floors, and sticking doors or windows. Depending on the house, this may include measurements and a review of the foundation type, drainage, and affected areas, followed by an explanation of findings and an estimate if repairs are recommended.
If you've noticed cracks, uneven floors, sticking doors or windows, or other signs of movement, it's a good idea to have the foundation checked before listing. An evaluation and estimate can help you decide whether to make repairs before the sale.
Cost, Financing
The "short sale" scam. A company may offer a lower price by using fewer piers than actually needed — this temporarily levels the home but doesn't fix the underlying issue, often meaning more work and more money later.
You can keep water away from the foundation with gutters, prevent water from neighboring yards from draining onto yours, or do a partial fix. Financing may also be an option.
Most policies don't cover foundation issues from normal settling or soil movement, though damage from plumbing leaks or other covered events may qualify. Check with your insurance provider to be sure.
Cost depends on the foundation type, how extensive the problem is, where the damage is located, and what repair method is needed — access to the area and amount of work required also play a role. Since every house is different, a free evaluation is the best way to get an accurate estimate.
Question: What will gutters do to help save my foundation for future problems?
Answer: Putting gutters around your home on the soffit catches the majority of the water and allows you, through a downspout, to keep it away from the house. When a foundation gets too much water, it starts to move the soil around the house. Most exterior beams are 18 to 24 inches on single-story homes, and once water gets under the beam, it will start to move the soil and make the foundation sink. It will erode the soil under your beam, and your foundation will get unlevel because it has no soil to hold it any longer.
Question: If gutters are good to keep the water away, why do people say you should water your foundation?
Answer: The reason you want some moisture around the exterior of your home in Texas is because we have multiple hundred-degree days, and the heat will dry out the soil and actually pull it away from the home.
Question: What is the best method to keep the outside of your foundation moist but not give it too much water?
Answer: You can take a soaker hose and install it 6 inches away from the house. Put it on a timer for two times a week for 20 minutes. That will give you the right amount of moisture in your soil. If, due to extreme heat, the soil is still cracking, then run it three times a week.
Question: Will my steel piers rust in the ground?
Answer: The short answer is yes, they will start rusting within 5 to 10 years, but because of the thickness of the steel, it will be several hundred years before they fail.
Question: Where do most companies go wrong in installing concrete piers?
Answer: The most common problem is not getting enough PSI or depth in the ground. Sometimes you run into things that stop your piers from going down, and most companies just stop there. What you should do is water jet them into the ground so you can reach somewhere between 9,000 and 10,000 PSI if possible. This will make your pier last a long time. Also, make sure not to crack or break any during installation.
Question: I have a custom home with large concrete beams around the perimeter. Will concrete piers work?
Answer: The short answer is no. When you have a custom home with large concrete beams, you usually need to install steel piers. A normal steel pier would go 6 feet on center, but you may need 4 feet on center depending on how deep you are.
Question: I had work done six years ago. Why is my house unlevel again?
Answer: When piers are installed on one side of your home, they only lift approximately 6 feet in each direction. They will not lift the opposite side. Over time, the other side may start to move. You will need to install piers on that side to level the home.
Question: I got three different bids with different opinions. Are they all wrong?
Answer: This can happen if the inspector does not find the high point of the house. Many just measure from the front or back door. You should always find the high point first and measure from there. Also, level machines can give incorrect readings if damaged or low on battery.
Question: If I have cracks inside but no exterior issues, do I have a foundation problem?
Answer: Yes, you have movement. It does not always mean the house is unlevel, but it is moving. You should stabilize the area with stabilization piers.
Question: Steel vs concrete piers, which is better?
Answer: Steel is generally stronger and comes with a better warranty. Concrete can also work depending on depth and home size, but it usually does not have the same warranty.
Question: Has foundation work always been done the same way?
Answer: In the 70s and 80s, piers were drilled with an auger. Now, methods are more effective because we can get directly under the beam. Older methods often only lasted 10–15 years.
Question: What happens if I don’t fix my foundation?
Answer: The main issue is your sewer lines run under your house. If not fixed, they can break and cost tens of thousands of dollars. Over time, the slab can also crack severely.
Question: I don’t have money to fix it. What can I do?
Answer: You can keep water away from the foundation using gutters, prevent water from neighbors draining into your yard, or do a partial fix. Financing may also be an option.
Question: What is a French drain?
Answer: A French drain is dug about 1 foot deep with a slope of 1 inch every 10 feet. It is lined with plastic and gravel, with a perforated pipe wrapped in fabric to keep dirt out. Water flows through the rocks into the pipe and drains away.
Question: What is the biggest foundation repair scam?
Answer: A common scam is called a short sale. One company may say you need 24 piers for $25,000, while another says they can fix it for $15,000 with fewer piers. This may temporarily level the home but not fix the issue. Later, you may need more work and spend more money overall. Always use a reputable company.
Question: How long does foundation repair take?
Answer: Most foundation repair projects take between 1 to 3 days to complete, depending on the number of piers and the complexity of the job. Larger or more complicated repairs may take longer.
Question: Will foundation repair damage my landscaping or driveway?
Answer: Some disruption is normal since access is needed around the home, but a reputable company will minimize damage and restore areas as much as possible after the work is complete.
Question: Do I need to leave my home during foundation repair?
Answer: In most cases, you can stay in your home during the repair process. There may be some noise and minor vibrations, but it is generally safe to remain inside.
Question: Will my cracks go away after foundation repair?
Answer: Foundation repair can close some cracks, but not all cosmetic damage will disappear completely. After the structure is stabilized, cosmetic repairs like patching and painting may be needed.
Question: Is foundation repair covered by homeowners insurance?
Answer: Most insurance policies do not cover foundation issues caused by normal settling or soil movement. However, damage caused by plumbing leaks or other covered events may qualify. It’s best to check with your insurance provider.
Question: What are the signs I need foundation repair?
Answer: Common signs include cracks in walls or ceilings, doors and windows sticking, uneven floors, gaps around windows or doors, and exterior brick cracks. If you notice these issues, it’s a good idea to schedule an inspection.
Question: How much does foundation repair cost?
Answer: The cost depends on the type of foundation, how extensive the problem is, where the damage is located, and what repair method is needed. Access to the repair area and the amount of work required can also affect the price. Since every house is different, the best way to get an accurate cost is to schedule a free evaluation and receive an estimate.
Question: How soon should I schedule a foundation evaluation after noticing cracks or uneven floors?
Answer: Answer: It is best to schedule an evaluation when you first notice new or widening cracks, uneven floors, sticking doors or windows, or gaps around walls and trim. These signs do not always mean major repairs are needed, but an evaluation can help determine the cause and whether the foundation needs to be stabilized. Finding the problem early may help prevent more damage.
Question: What happens during a foundation evaluation?
Answer: Above All Foundation Repair will look at the areas you are concerned about and check for signs of movement, such as cracks, uneven floors, and doors or windows that stick. Depending on the house, the evaluation may also include measurements and a review of the foundation type, drainage, and affected areas. We will explain what we find and provide an estimate if repairs are recommended.
Question: Should I have my foundation checked before selling my home?
Answer: If you have noticed cracks, uneven floors, sticking doors or windows, or other signs of movement, it is a good idea to have the foundation checked before listing the home. An evaluation and estimate can help you understand the problem and decide whether to make repairs before the sale.
Trusted by more than 5000 homeowners in Texas
Rated 5 stars based on 20 reviews
So grateful I came across Above All Foundation Repair. Their reviews were great so we gave them a chance and I’m so glad we did. Their pricing was very reasonable for the work being done.They didn’t try to push unnecessary repairs or tear up the inside of the house when it wasn’t needed. And for that I am extremely grateful!!!
We mainly wanted to prevent further issues before things got worse and they were honest with us that it was a pretty straightforward fix and not nearly as bad as other companies made it sound.
The whole job was finished in one day and the crew was respectful, kind and professional. They made the entire process feel so much less stressful. Plus the lifetime warranty on the steel beams gives us a lot of extra peace of mind which is huge when it comes to foundation work.
If you’re unsure or hesitating on who to trust for foundation work, honestly don’t even second guess these guys. They were transparent, fair, efficient, and made something that normally feels overwhelming feel very easy!
Thank you so much Dustin! And thank you Felix for such an amazing crew !! We really appreciate all of you guys 🙏
Most of all the integrity of saying only what needs to be done. No high pitch sales.
Sara’s communication was perfect; she never left us wondering what came next. Because of her, we started the repairs without a hitch. The whole team was great, but Sara's role in managing the front-end logistics was invaluable. Thank you, Sara!
Mitch S.
New Braunfels, Tx.
I had a great experience with Above All Foundation. From start to finish, their team was professional, punctual, and knowledgeable. They clearly explained the process, answered all my questions, and made sure everything was done right the first time. It’s not easy to find a company that takes pride in their work and truly values customer satisfaction — but Above All Foundation delivered on all fronts. I highly recommend them if you're looking for trustworthy and high-quality service.
Photos and text messages between us 2 will be uploaded this afternoon.
These holes in the floor were left uncovered all day long.
No permits were pulled, and no engineer signed off on this project!
More details are uploaded soon.
Was even more surprised today when Chris showed up to follow up on reinspection.
Above all Foundation certainly cares for their customers, from the Office to the Field personnel. Everyone is attentive, listens and understands concerns you might be having. Customer service at its finest!
I certainly recommend this company, and they will attend to your needs, questions and above all satisfaction.
Thank you, Chris! See you in another 6 months.
The crew was on time every day, kept the worksite clean, and walked me through every step. You can really tell they care about doing the job right. I’ve had no issues since the repair, and the cracks in my walls are completely gone. Super thankful I chose them!
They took photos before and after, explained what they were doing, and made sure I was happy with the results. They even fixed a small issue that wasn’t in the original quote at no extra charge. That kind of care is rare these days. I’m so grateful!
I cannot speak highly enough of Above All Foundation. From start to finish, their professionalism, expertise, and dedication were exemplary. The initial consultation was thorough, and they took the time to explain every aspect of the project in detail, ensuring I understood the process completely.
Throughout the project, the team demonstrated remarkable skill and efficiency. They arrived on time each day, worked diligently, and maintained a clean and organized workspace. Their attention to detail was impressive, and they went above and beyond to ensure the foundation was installed flawlessly.
Not only did they complete the project on schedule, but the quality of their work exceeded my expectations. The foundation they installed is solid and built to last, giving me peace of mind for years to come.
Additionally, their customer service was exceptional. They were always available to address any questions or concerns I had, and they were proactive in keeping me updated on the progress of the project.
Overall, I wholeheartedly recommend Above All Foundation to anyone in need of foundation services. Their expertise, professionalism, and commitment to excellence truly set them apart. Thank you for a job well done!
