Foundation Repair FAQ — Garland, TX
Straight answers to the questions Garland homeowners ask us most.
How much does foundation repair cost in Garland, TX?
A typical DFW residential pier job (8–12 piers) runs $6,500–$14,000. Steel pier jobs run higher, pier & beam repairs lower. The pier count, pier type, and accessibility of the work area drive the final number — which is why a real quote requires an on-site elevation survey, not a phone estimate.
How long does a foundation repair take?
Most residential pier jobs take 2–4 working days. Pier & beam repairs and drainage work vary more — a simple re-shim might take a day, while full drainage correction can run a week. You'll get a timeline in writing before work starts.
Will foundation repair fix the cracks in my walls?
Lifting the foundation back toward level often closes interior cracks significantly, and many disappear entirely. Exterior brick cracks may narrow but rarely vanish completely — some cosmetic patching afterward is normal. Be skeptical of anyone who promises every crack will disappear.
What's the difference between concrete and steel piers?
Both are pressed into the ground to reach stable soil. Concrete piers are the economical standard for most DFW homes. Steel piers can be driven deeper and handle heavier loads, making them the right choice for two-story homes or unusually deep clay. Your soil conditions determine which fits.
Do I need a structural engineer before repairing?
Not always. Texas doesn't require an engineer's report for most residential foundation repairs. Some homeowners hire one for an independent assessment — especially on high-value homes or when quotes disagree. A reputable foundation company will do its own thorough elevation survey either way.
Does homeowners insurance cover foundation repair?
Usually not. Standard Texas homeowners policies exclude damage from soil movement, settling, and expansive clay — the cause of most DFW foundation problems. Sudden events like plumbing leaks may be covered. Check your specific policy and talk to your agent.
Can I just fix the drainage and skip the piers?
If the foundation hasn't moved yet, fixing drainage can prevent problems. But once settlement has happened, drainage correction alone won't lift the foundation back — the movement is done. The two often go together: piers fix the movement, drainage prevents the repeat.
How do I maintain my foundation after repair?
Keep soil moisture consistent around your home: water the foundation perimeter during droughts, keep gutters clean and downspouts extended away from the slab, and maintain grading that slopes away from the house. Consistency is the goal — the clay punishes extremes.
My house is pier & beam. Is that harder to fix?
Often it's simpler — crews can get under the house to re-shim beams and replace damaged wood directly. The tradeoff is that pier & beam homes need ongoing moisture management in the crawl space, since wood and water are a bad combination.
Do you offer free estimates?
Yes. Our on-site evaluation — exterior and interior walkthrough plus an elevation survey — is free, with a written repair plan and fixed price. No obligation and no high-pressure sales tactics.