Foundation Settlement Repair
Steel piers driven or screwed past the moving soil to competent bearing, then the footing is transferred onto them
Repairs
Six repair types cover almost every foundation problem in the Grand Valley
The right one depends on whether the house is dropping, the wall is bending, the floor is sagging over a crawl space, or the flatwork outside has fallen into a void. Start with what you are seeing and the page will tell you which repair it points to and roughly what it costs here.
Repair Types
Foundation repairs for Grand Valley homes
Settlement piering, bowing basement walls, crawl space work, slab lifting, drainage correction, and the inspection that tells you which of those you have. Each one priced against Grand Junction conditions.
Basement and Stem Wall Repair
Cracked, leaning, and bowing foundation walls braced or anchored back so the movement stops
Crawl Space Repair and Encapsulation
Failed piers and posts replaced, sagging girders re-supported, and the ground sealed off from the house above
Concrete Leveling and Slab Lifting
Sunken driveways, walks, patios and garage slabs raised back to grade by injecting under them rather than replacing them
Foundation Drainage and Grading
Getting roof water, irrigation water, and yard runoff away from the foundation so the soil under it stops changing volume
Foundation Inspection
Elevations, crack mapping, and a written opinion on whether the movement is finished or still going
Matching the symptom to the repair
Homeowners usually arrive with a symptom rather than a diagnosis, so here is the short translation.
- Stair-step cracks in block or brick, doors binding at the top corner. Vertical movement at the footing. Points at settlement repair.
- A horizontal crack halfway up a basement wall, or a wall visibly leaning in. Lateral soil pressure. Points at wall repair.
- Bouncy or dished floors with nothing cracked upstairs. Support failure below the floor. Points at crawl space repair.
- A driveway or patio that has dropped at a joint, but the house is fine. A void under the flatwork. Points at concrete leveling.
- Water standing at the wall, a damp basement corner, an efflorescence line. Points at drainage and grading.
- Cracks you cannot read, or a home inspector who deferred to a specialist. Points at inspection before anything else.
More than one of these at the same time is common, and the order they get fixed in matters. Water control comes first or alongside, because a structural repair with the original water source still running is a repair with a countdown on it.
Find out what the repair costs
Ring (970) 644-6329, or send the form, and a Grand Valley foundation contractor prices the work at no charge.