Foundation Repair Questions from Brazos Valley Homeowners

We haven't found a reliable Texas-only figure. Nationally, HomeAdvisor puts most foundation repairs at about $2,225 to $8,133, averaging around $5,174, and Thumbtack reports about $2,035 to $7,329, with most people paying around $3,843. Repairs for a settling or sinking house run higher; HomeAdvisor puts them at about $5,000 to $25,000. See the foundation repair cost guide.

HomeAdvisor puts piering at about $1,000 to $3,000 per pier. The number of piers a house needs drives most of the price on a slab repair, so compare pier counts and locations, not just totals.

No. Texas has no statewide license for foundation repair contractors. Some cities require registration instead: College Station says the contractor must be registered with the city for a foundation repair permit, and Bryan requires contractors to register annually before applying for permits. Ask the company whether it's registered where you live, and for a certificate of insurance.

Usually not for settling. The Texas Department of Insurance lists earth movement and wear and tear among the risks most home policies don't cover. Sudden and accidental release of water is a risk most policies do cover, which can matter if a burst pipe caused the damage. TDI also lists damage to foundations or slabs among the common endorsements (add-ons) that insurers offer. Read your policy or ask your agent.

For a large repair, a purchase or two proposals that disagree, an independent evaluation from a Texas-licensed professional engineer (P.E.) is worth considering. HomeAdvisor puts an engineer's inspection report at about $340 to $780 and notes the engineer has no stake in selling the repair. Our foundation inspection page explains the options.

There's no single best season, and we haven't found a study that settles it. What matters more is that the soil keeps moving as moisture changes, so a repair done in a deep drought or right after heavy rain is done at an extreme. Ask the company how it accounts for current soil conditions, and keep moisture steady around the house after the repair.

Usually. HomeGuide notes that in most cases you can live in the house during foundation repair, though it can be noisy and larger jobs can take weeks. You may need to move out if the damage is severe or the house is unsafe.

It's a reasonable first step, as long as you know it comes from the company that would sell the repair. For a big job, compare it with an independent engineer's report. See foundation inspection.

Probably not. The ASCE Texas Section's repair guidelines say that perfection is not attainable with remedial measures and that lifting is unlikely to result in a level foundation. Ask the company what result it expects and how it will measure it. More on house leveling.

Depending on the cause: shims on top of settled piers, new supports where beams span too far, replacing rotted beams or joists with treated lumber, and fixing crawlspace moisture. Those are the repairs ASCE's guidelines describe. HomeGuide puts most pier-and-beam repairs at about $1,500 to $15,000. See pier and beam foundation repair.

In College Station, yes: the city requires a building permit, a registered contractor, a dimensioned plan showing pier locations and an inspection before concrete is poured. In Bryan, ask the company or call Development Services at 979-209-5010. In Navasota, call Development Services at (936) 825-6475.

Yes. ASCE's guidelines list leaking plumbing among the factors that affect foundation performance, since water swells clay soil. They also say water and drain lines should be tested for leaks after any repair that lifts the house. See slab foundation repair.

Ask for the warranty terms in writing before you sign: what they cover, for how long, whether they transfer to a buyer, whether there's a fee to transfer, and what voids them (for example, not maintaining drainage). We don't offer or promise any warranty; it comes from the company that does the work.

One independent local foundation repair company. Brazos Valley Foundation Repair is a referral website and doesn't do repairs or inspections. We send your request to that company, and it sets the price and schedule and does the work on its own terms.

No. The referral is free to homeowners, and you never pay us. Companies we refer you to may pay us for referrals. You pay only the company, and only if you hire it.