Foundation repair stabilizes a home or building that has settled or moved, usually by installing piers down to stable soil and lifting the settled areas back toward level. In the Austin and Round Rock area, most projects run between about $4,500 and $18,000, depending on how many piers the structure needs and how far it has moved.
Quick Facts
| Typical cost | ~$4,500–$18,000 for most homes (Central Texas) |
| Timeline | Most residential jobs: 1–3 days on site |
| Best for | Slab or pier & beam homes with settling, sticking doors, or cracks |
| Warranty | Warranty coverage depends on the repair type, site conditions, and the terms of the signed agreement. |
| Serving | Round Rock, Austin, Cedar Park, Georgetown, Leander, Pflugerville, Hutto, Taylor |
We’re owner-led and locally operated, based in Round Rock and serving the greater Austin area and Central Texas. Insured and bonded, BBB member, and HomeAdvisor Screened & Approved. Free estimates for homeowners and commercial properties.
Signs You Need Foundation Repair
Most people call us because they’ve noticed something day to day, not because they read a report. Here’s what usually gets a homeowner’s attention:
- Doors that stick, drag, or won’t latch the way they used to
- Cracks running diagonally from the corners of doorways and windows
- Gaps opening up between the wall and the crown molding, or the wall and the ceiling
- Cracks in the drywall or in exterior brick, especially stair-step cracks in the mortar
- Floors that feel sloped, bouncy, or have gaps where the baseboard meets the floor
- Windows that are suddenly hard to open or won’t seal
- A visible separation or crack in the slab, patio, or garage floor
One or two small cracks don’t always mean a serious problem. But when several of these show up together, or they get worse from one season to the next, that’s worth a look. A lot of Central Texas homes show new cracks after a dry summer followed by a wet fall, when the soil swells back up unevenly.
If you’re not sure, we’d rather come take a look than have you worry about it. Schedule an inspection and we’ll tell you what is actually happening.
How Foundation Repair Works
Every job is a little different, but the process on a typical pier installation looks like this:
- We measure the elevations. Before anything else, we take elevation readings across the floor to map the high and low spots. This tells us where the structure has settled and by how much, so the repair plan is based on real numbers, not a guess.
- We build a repair plan. Based on the elevations and the site conditions, we lay out where piers go, how many, and how deep. We walk you through it in plain English, including clear repair options where more than one approach makes sense.
- We access the footing. The crew digs down at each pier location, next to the foundation, to reach the footing that carries the load.
- We drive the piers to refusal. Piers are pushed down using the weight of the structure until they hit soil that won’t compress further — that’s “refusal.” This is what lets the pier carry the load on stable ground below the moving surface clay.
- We lift the settled areas. Once the piers are set, we lift the settled portions of the structure back up — as much as the structure will reasonably allow. We don’t force it past what the building can take.
- We backfill and clean up. Holes are filled, soil is put back, and the site is returned to as close to how we found it as we can.
You’ll hear hydraulic equipment and see excavated soil next to the house during the work. On most homes this is a one-to-three-day job. When an engineer’s review is part of the scope, they check the elevations and repair plan, inspect the work, and provide final documentation.
Foundation Repair Cost
There’s no single price, because no two houses have settled the same way. What we can give you is a straight range for Central Texas and the factors that move it. These are typical ranges, not a quote for your specific home — request an estimate for that.
| Scope | Typical Central Texas range |
|---|---|
| A few piers (localized settling, one corner or wall) | $2,500–$6,000 |
| Whole-side or partial perimeter | $6,000–$12,000 |
| Full-perimeter slab repair | $12,000–$25,000+ |
| Per-pier (steel push pier), installed | ~$900–$1,800 each |
| Pier & beam re-shim / releveling | $3,000–$9,000 |
What moves the price up or down:
- Number of piers. The single biggest factor. More settled area means more piers.
- Pier type. Steel push piers, hybrid (steel-and-concrete) piers, and pressed pilings each price differently.
- Depth to stable soil. If the crew has to drive deeper before hitting refusal, that adds material and labor.
- Access. Tight side yards, landscaping, patios, and interior piers are more work than an open exterior run.
- Square footage and load. A heavier or larger structure needs more support.
- Severity of movement. More settlement usually means more piers and more lifting.
Financing is available, subject to credit approval. We take all major credit cards, and we offer discounts for military, first responders, firefighters, law enforcement, nurses, retired teachers, and seniors.
Steel Piers vs Pier & Beam Releveling
These solve different problems, so the right answer depends on how your home is built and what the elevations show.
Steel piers are the usual approach for a slab-on-grade home that has settled. The piers are driven to refusal and transfer the weight of the structure to deeper, more stable soil. This is the better call when the slab itself has dropped and you need to stabilize and lift it.
Pier & beam releveling applies to homes with a crawlspace over piers and beams. Often the fix is re-shimming, replacing deteriorated beams or joists, adding sonotubes or pad-and-block supports, and addressing crawlspace drainage and moisture — not a full rebuild. If you have a pier & beam home, we don’t assume everything needs replacing. We inspect first and level to reasonable structural limits.
Neither one is automatically “better.” A slab home with dropped corners needs piers; an older pier & beam home with sagging floors usually needs targeted releveling. We tell you which situation you’re actually in. Talk through your repair options with us.
Local Proof
We work across Round Rock, Austin, and Williamson County every week. The soil here — Taylor Black Clay and the surrounding Blackland Prairie — is expansive clay that swells when it’s wet and shrinks when it’s dry. That seasonal movement is why so many local slabs crack and settle, and it’s the reason a repair plan here has to account for soil conditions, not just the foundation itself.
References are available on request, and we provide on-site supervision on our jobs.
Financing Options
We know foundation work isn’t a planned expense. Financing is available, subject to credit approval, and we accept all major credit cards. We can walk you through what’s available with no pressure. See financing options.
Frequently Asked Questions
How much does foundation repair cost in Austin?
For most Central Texas homes, projects run between about $4,500 and $18,000. The final number depends mostly on how many piers your home needs, how deep they have to go, and how much of the perimeter is affected. We give you a written estimate after we measure the elevations.
Does foundation repair permanently fix the problem?
Repair is designed to stabilize the affected areas and lift them back toward level. It helps reduce the risk of continued movement, but long-term performance also depends on water management — drainage, gutters, grading, and any plumbing leaks that affect the soil. We’ll point out what to keep an eye on.
How long does the work take?
Most residential jobs are done on site in one to three days. Larger or full-perimeter projects can take longer. We’ll give you a realistic timeline as part of the repair plan.
Will you lift my house perfectly level?
We lift the settled areas as much as the structure will reasonably allow. On an older home that has moved over many years, forcing it all the way back to dead level can do more harm than good, so we lift to the limits of the structure and explain what to expect.
Do I need an engineer?
Not always. When an engineer’s review is required, an independent professional reviews the elevations and repair plan, inspects the work, and provides final documentation. It’s not a rubber stamp — it’s a second set of qualified eyes on the plan.
Why do foundations move so much in Round Rock and Central Texas?
The Blackland Prairie soil, including Taylor Black Clay, is highly expansive. It swells with moisture and shrinks in drought. After a dry summer and a wet fall, that soil moves unevenly under the slab, which is why new cracks often show up seasonally here.
What areas do you serve?
We’re based in Round Rock and serve the greater Austin area and Central Texas, including Cedar Park, Georgetown, Leander, Pflugerville, Hutto, and Taylor.
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All Foundation Repair Services
- Slab Foundation Repair
- Pier & Beam Foundation Repair
- Foundation Piers & Piering Systems
- House Leveling
- Commercial Foundation Repair
- Cracked Wall & Structural Repair
- Drainage & Water Management
- Garage Lintel Repair
- Pool Stabilization
- Retaining Wall Repair
- Void Filling Under Slabs
Related: Steel Push Piers · Pier & Beam Repair · House Leveling · Financing
Not sure where to start? Schedule an inspection or call (512) 746-7223 and we’ll take a look and give you a plain-English explanation of what’s going on.
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