Serving Garland and nearby cities
Our Foundation Repair Services in Garland, TX
Five services. One problem underneath all of them.
If you're not sure which kind of help your house needs, you're in the right place. Almost every foundation repair job in Garland comes from the same cause. The clay under the city reads 17 for linear extensibility, near the top of the national range. It swells when it's wet and shrinks when it's dry. What differs is how that movement shows up in your house, and that comes down to what the house stands on.
- Free inspectionIt costs nothing
- Written findingsMeasured, then put in writing
- Engineer-sealed plansThe engineer's plan goes to the city
- No obligationStopping after the inspection is fine
Tell us what you're seeing
Most Garland homes sit on a concrete slab, and slab foundation repair covers them, from one settled wall to leveling the whole house. Older homes, mostly built before 1960, sit on piers and beams over a crawl space. Pier and beam repair covers those, including the wood under the floor. Three more services sit around those two, from leveling the whole house to the water around it.
All of them start the same way, with a free inspection that measures floor heights before anyone quotes. Measuring first costs nothing, and it's the only way to tell a slab that has moved from one that was never level to begin with.
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Slab Foundation Repair
Most Garland homes sit on a concrete slab, and most of those were poured between 1960 and 1989. Reactive clay can lift one part of a slab and drop another, and when that happens, the concrete bends and cracks.
Slab foundation repair means underpinning. Piers go down to a firm layer, and then the slab is lifted back toward level with care.
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Pier and Beam Repair
Houses from before about 1960 often rest on wood beams and piers, with a crawl space underneath. They move too, but the fix is different and usually smaller. A crew can shim and adjust single piers instead of underpinning the whole house.
Pier and beam repair also covers the wood: beams and joists that have rotted in a damp crawl space.
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House Leveling
Now and then a whole Garland house sits out of level, not only one corner. House leveling is the term for bringing it back. The lift goes in small steps while someone watches the floor heights inside, because lifting too fast breaks things that weren't broken before.
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Foundation Inspection
A foundation inspection measures floor heights through the house. It also checks the brick and the slab edge outside, and where the water goes. You get the findings in writing.
Many homeowners go no further, and that's a fine result. A measured baseline is worth having even when nothing needs fixing.
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Foundation Drainage
Piers treat the symptom. Foundation drainage treats the cause, which is water reaching the house unevenly. On reactive clay, that's often the difference between a repair that holds and one that doesn't. Our foundation watering guide covers soaker hoses, downspouts, grading and trees.
Not Sure Which You Need?
That's where most people start, and you don't need to work it out before you call.
If you'd like to read first, what foundation problems look like covers the signs, and why foundations fail in Garland covers the soil.
We work across Garland and the cities around it. See all service areas.