At iFixBasements, I see foundation settling for what it is: the soil under part of your house compresses or washes out, and that section drops. I personally inspect and design the fix; a licensed & insured certified dealer crew installs it. The estimate is free, the proposal is same-day, and no-money-down financing is available.
If you’ve noticed one corner of the house sits lower than the rest, I get it. None of this means your house is falling down. It means part of it is moving, and it needs a properly designed fix, not a patch.
Signs of foundation settling
Some of these are cosmetic. Some mean the house is moving. I need to see it to know for sure.
- Stair-step cracks in a block (cinder block) foundation wall, or diagonal cracks from the corners of windows and doors
- Sloping floors that run toward one side of the house
- Doors and windows that stick or won’t latch like they used to
- Gaps at the trim, where walls meet the ceiling, or around window frames
- Cracks that are growing wider
Is it serious?
This is general guidance, not engineering advice.
- Call me now: cracks that are widening, a floor that’s dropping noticeably, or doors that went from fine to jammed in a short time.
- Get it looked at soon: a small crack or a slight slope that’s been the same for years.
What causes a sinking foundation
Soil washout. Water running under or beside the foundation carries soil away, leaving the footing less to sit on.
Soil compression. Soft or clay-heavy soil compresses under the weight of the house over time.
Poor compaction. Soil that wasn’t packed properly when the house was built keeps settling long after.
Sinking foundation repair: how I fix it
It depends on what’s moving and how deep the good soil is. I personally inspect and design the fix, then the dealer crew installs it. Depending on what I find, the design might include:
- Steel push piers — driven down to load-bearing soil or bedrock to stabilize and, where possible, lift a settling foundation.
- Helical piers — steel shafts turned down to stable soil, used where the house or soil calls for them.
I lift where possible. Sometimes the realistic goal is to stop the movement and hold the house where it is, and I’ll walk through which one applies to yours.
I’m a Certified Structural Inspector (Supportworks, Inc.) and a Certified Basement & Crawlspace Inspector (Basement Systems, Inc.), so when I tell you what’s happening under your house, it’s backed by training, not a guess. I price each piece line by line, and you choose what gets done.
Questions I get asked
What is foundation settling?
It’s when part of the foundation sinks because the soil under it has compressed or washed out. A little settling is normal in a new house. The kind that keeps going, or shows up as cracks and sloping floors, needs attention.
Can a settled foundation be lifted?
Sometimes. Piers can stabilize a foundation and, where possible, lift it back. How far depends on your house, and I’ll tell you what’s realistic.
How much does it cost to fix a sinking foundation?
It depends on how much of the house is affected, the soil, access and which system the fix needs. I don’t quote a number until I’ve seen it in person. The estimate is free.
Is it safe to stay in the house?
Most of the time, yes. I’d rather look than have you wonder. If I see something that can’t wait, I’ll tell you plainly.