How Much Does Foundation Repair Cost in Dallas–Fort Worth?
If you have found a crack running up a brick wall, a door that will not latch, or a gap opening up between your baseboard and the floor, the next question is almost always "how much is foundation repair going to cost?" The quick answer for most Dallas–Fort Worth homes: a typical 20-pier foundation repair runs about $10,000 to $15,000 with a standard pier system. Some homes need a different type of pier, and those are priced after we inspect the home. The inspection is free.
This guide covers why foundations move so much in North Texas, the three types of foundation repair we do, what changes the price, and how to get an accurate number for your home.
Why DFW Foundations Move
Much of North Texas sits on expansive clay soil. When it rains, the clay soaks up water and swells. During a hot, dry summer, it dries out, shrinks, and pulls away from the foundation. That cycle repeats year after year, and every swing pushes and drops parts of your slab a little at a time.
The result is uneven movement. One corner of the house settles while the middle stays put, and the stress shows up as cracks in brick, drywall, and tile. Big trees close to the house, poor drainage, and long dry spells all make it worse. That is why foundation repair is so common across Dallas–Fort Worth, even on newer homes.
Signs Your Foundation May Need Repair
- Stair-step cracks in brick or mortar
- Diagonal cracks above doors and windows in drywall
- Doors and windows that stick or will not close and latch
- Gaps between walls and the ceiling, floor, or trim
- Floors that slope or feel uneven
- Cracked floor tile
- Brick pulling away from window frames or garage doors
Not every crack means trouble. Thin hairline cracks are common as a home settles. For help telling the difference, read foundation cracks: when to worry in North Texas.
The Three Types of Foundation Repair We Do
There is no single fix for every house. Different Roofing does all three main types of pier-based foundation repair, and we recommend the one that fits your home and soil after we inspect it.
| Repair type | Typical price |
|---|---|
| Pressed or poured concrete pilings (standard pier system) | About $10,000 – $15,000 for 20 piers |
| Steel push piers | Priced after a free inspection. Inquire for pricing. |
| Helical piers | Priced after a free inspection. Inquire for pricing. |
1. Pressed or poured concrete pilings
This is the most common foundation repair in DFW. Holes are dug next to the slab, and either short concrete cylinders are pressed into the ground with a hydraulic ram until they stop, or concrete piers are poured in place. These pilings reach into moderately deep soil, and the house is then lifted back toward level and set on them. For most homes, it is a fast, cost-effective repair, and it is the system behind our typical 20-pier price.
2. Steel push piers
Push piers are sections of galvanized or epoxy-coated steel pipe driven by hydraulic equipment far deeper than concrete pilings, until they reach hard, load-bearing soil or bedrock. Once they are seated, hydraulic jacks lift the foundation and lock it onto the piers. They make sense when the stable layer sits well below the surface. Because depth and soil conditions vary so much from house to house, we price push piers after the inspection.
3. Helical piers
A helical pier is a steel shaft with screw-like plates welded near the tip. Instead of being pushed straight down, it is turned into the ground like a giant screw until it reaches the depth and resistance the home needs. Helical piers work well in poor soil, where bedrock is very deep, and under heavier structures, and they can both lift and support the foundation. They are also priced after we see the home.
What Changes the Cost of Foundation Repair
Number of piers
This is the biggest factor. A home with one settling corner may need far fewer than 20 piers. A home with movement along several sides may need more. We map where the home is moving and place piers only where they are needed.
Type of pier
As covered above, pressed concrete piers are the most affordable. Steel push piers and helical piers go deeper and take more equipment, labor, and material.
Access
Piers are installed along the outside of the home and sometimes inside. Patios, flower beds, walkways, and tight side yards can make access harder. If a pier has to go through a floor inside the house, that adds work.
Plumbing and drainage
Leaking under-slab plumbing and poor drainage can keep moving the soil even after a repair. If we see signs of either, we will point them out so you can fix the cause, not just the symptom. Gutters that drain right next to the slab are one of the most common problems we see; our gutter installation and repair service can help move that water away.
Extent of the damage
We do more than install a standard pier system. Homes with extensive movement may need more involved repairs, and that is reflected in the price.
What You Get With Different Roofing
- A free foundation inspection. We look at the slab, walls, doors, and drainage and tell you what we find.
- A written quote that shows the repair type and the number of piers.
- A lifetime warranty on the piers we install.
- Financing, so you can spread out the cost.
- One company for the whole house. We also do roofing, gutters, solar, windows, and fencing, so if the inspection turns up other problems, you do not have to start over with someone new.
Learn more about our foundation repair service.
Should You Wait?
Foundation movement rarely fixes itself. Waiting usually means more cracks in brick and drywall, more doors that stick, and sometimes more piers once the job is done. If you are seeing warning signs, a free inspection tells you whether you need repair now or whether it is something to keep an eye on.
Foundation Repair Across DFW
We repair foundations throughout Dallas–Fort Worth from our base in The Colony, including The Colony, Frisco, and Prosper. See all areas we serve. Different Roofing is licensed and insured, and se habla español.
Call (682) 400-6163 to schedule a free foundation inspection.