Slab Foundation Repair in Bryan, TX

Cracked slab, sticking doors or an under-slab leak? Most slab repairs add piers under the low areas, at about $1,000 to $3,000 each.

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Slab foundation repair in Bryan usually means stabilizing the low part of a concrete slab with piers, then lifting it back toward level. National guides put piers at about $1,000 to $3,000 each.

Brazos Valley Foundation Repair is a referral website, not a foundation repair company. We send your request to one independent local foundation repair company. You never pay us; companies we refer you to may pay us for referrals. If you think your slab has moved, send a request with the form.

Signs of slab foundation trouble

HomeAdvisor lists visible cracks, uneven floors, sticking windows, doors that no longer latch and cracks climbing up brick as classic red flags. Look for:

Doors that stick, drag or won't latch, especially if they worked fine last season.
Diagonal drywall cracks running up from the corners of doors and windows.
Stair-step cracks in brick and gaps between brick and window frames.
Cracks in tile floors, or a crack in the slab you can feel with your foot.
Gaps between the baseboard and the floor, or between the ceiling and an interior wall.
A visible gap between the soil and the edge of the slab in a dry summer.

One sign alone can be cosmetic. Several together, or signs that get worse over a season, are worth a closer look. Take dated photos so you can show the company how fast things are changing.

Why slabs move in Bryan and College Station

Most slab movement here comes from soil moisture. The Texas Section of the American Society of Civil Engineers (ASCE) explains that clay soils shrink and swell as moisture changes, and that this can move a residential foundation. Its guidelines also name leaking plumbing, trees, poor drainage, landscaping and construction problems.

Along the Brazos River bottoms, the clay is extreme. USDA describes Ships clay as 60 to 70 percent clay, with dry-season cracks more than 20 inches deep. Upland soils across much of the county have a dense clay pan under sandier topsoil. Either way, when the soil under one part of the slab shrinks or swells more than the rest, the slab bends, and the cracks show where.

For more on local soils and the drainage and watering steps that reduce movement, see our guide to Brazos Valley clay soils and your foundation.

How slab foundations are repaired

ASCE's guidelines list the main methods for concrete slab-on-ground foundations:

Method	What it does	Notes
Underpinning (piers)	Piers placed under the slab carry its weight down to firmer or more stable soil	ASCE says underpinning doesn't improve parts of the foundation that weren't underpinned.
Lifting atop piers	Jacks raise the low area on the new piers	ASCE says lifting is unlikely to leave the foundation perfectly level.
Grouting or mudjacking	Grout pumped under the slab fills voids or raises it hydraulically	Gives continuous support; not always right under a slab that's already underpinned.
Crack injecting	Epoxy restores stiffness across slab cracks about 1/32 inch and wider	Treats the crack, not the cause.
Tendon stressing	Re-tensions post-tensioned cables that have lost force	Only for post-tensioned slabs, after any lifting.

HomeAdvisor puts piers at about $1,000 to $3,000 each and mudjacking at about $500 to $1,300. Ask the company which method it proposes and why it fits your house.

Under-slab plumbing leaks

A leak in a water or drain line under the slab adds water to the clay, which can swell it and lift part of the house. The signs are different from a settling foundation: a water bill that jumps for no reason, the sound of running water with every tap off, or a damp area of floor that never dries.

If you suspect a leak, have a plumber test the lines. HomeGuide puts digging into the slab to replace a damaged pipe at about $700 to $5,000, and rerouting the lines instead at about $3,900 to $7,500. Ask whether the plumber would break through the floor, tunnel from outside or reroute, since each affects flooring and landscaping differently. In College Station, the city requires a plumbing permit to repair a plumbing system.

ASCE's guidelines say water supply and drain lines should be tested for leaks after any foundation repair that includes lifting. Ask whether that test is in your quote.

What slab repair costs

HomeAdvisor's national guide, checked in October 2026, puts most foundation repairs at about $2,225 to $8,133, with an average around $5,174. Repairs for settling or sinking run higher, about $5,000 to $25,000. HomeGuide puts settling repairs at about $4,500 to $20,000 and single-crack repairs at about $250 to $800.

The biggest driver is the number of piers. Access, the pier type, how much lift is needed, plumbing tests, and replacing flooring or landscaping also move the price. Pricing and scheduling come from the company. The full breakdown is in the foundation repair cost guide.

Permits

College Station requires a building permit for foundation repairs, with a dimensioned plan showing where piers will go, a contractor registered with the city, and an inspection before concrete is poured. Planning & Development Services: (979) 764-3570.

Bryan requires contractors to register with the city every year before pulling permits. Ask the company whether your repair needs a permit, or call Bryan Development Services at 979-209-5010.

Questions to ask before you sign

How many piers, what type, how deep, and where? Can I have the layout in writing?
Who pulls the permit, and are you registered with the city?
Will you test the plumbing before and after the lift? Who pays to fix a leak the lift causes?
What happens to flooring, drywall and landscaping, and who repairs them?
What do the warranty terms cover, do they transfer to a buyer, and what voids them?
Would you object to an independent evaluation by a Texas-licensed professional engineer (P.E.) before and after the work?

Related services

If your house has a crawlspace instead of a slab, read about pier and beam foundation repair. If the main complaint is sloping floors, see house leveling. If you want an opinion before you commit to a repair, see foundation inspection. More answers are in the foundation repair FAQ.

The form takes slab repair requests from Bryan and nearby cities, including College Station and Navasota.

Common questions

Is every crack in a slab a foundation problem?

No. A thin crack that never changes can be cosmetic. Pay attention to cracks that grow, cracks with one side higher than the other, and cracks that show up along with sticking doors or new drywall cracks inside. HomeAdvisor says cracks wider than about 1/8 inch are cause for concern.

Can a plumbing leak under the slab cause foundation movement?

It can. The ASCE Texas Section lists leaking plumbing among the factors that affect how a foundation performs, because added water swells clay soil. If your water bill jumps or you hear water running with every tap off, have a plumber test the lines before or alongside any foundation work.

Will my slab be perfectly level after the repair?

Probably not, and you shouldn't be promised that. ASCE's guidelines say it is unlikely that lifting will result in a level foundation. The goal is to stabilize the house and bring it back as close to level as the structure allows without causing more damage.

Do I need a permit for slab repair in College Station?

Yes. College Station requires a building permit for foundation repairs, a dimensioned plan showing pier locations, a registered contractor and an inspection before concrete is poured. In Bryan, ask the company or call Development Services at 979-209-5010.

How long does a slab repair take?

It depends on how many piers are needed and on permitting. HomeGuide notes that you can usually stay in the house during foundation repair, but larger jobs can take weeks and are noisy. Ask the company for a schedule that includes the permit and any inspection.

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Last updated 2026-10-23