How Foundation Repair is Done
Sean Curley • October 15, 2025
Foundation Repair Explained
Foundation repair is the process of stabilizing and restoring the structural integrity of a building’s foundation when it has shifted, cracked, or settled. The method used depends on the cause and type of damage, but here’s an overview of how it’s typically done:
1. Inspection and Assessment
A structural engineer or foundation specialist first inspects the property to:
- Identify cracks, uneven floors, or wall separation.
- Determine the cause—such as soil movement, water damage, or poor drainage.
- Recommend the best repair method for the specific problem.
2. Preparing the Site
The area around the damaged part of the foundation is cleared.
- Excavation may be required to expose the foundation footing.
- Utilities and landscaping are protected or temporarily relocated.
3. Foundation Stabilization Methods
a. Piering (Underpinning)
Used when the foundation has settled unevenly.
- Steel or concrete piers are driven deep into stable soil or bedrock.
- The weight of the structure is transferred from the unstable ground to the piers.
- The foundation can often be lifted back to its original position and stabilized permanently.
- Types of piers:
- Push piers (driven steel)
- Helical piers (screwed into the soil)
- Drilled concrete piers
b. Slabjacking (Mudjacking or Polyjacking)
Used for concrete slab foundations that have sunk or tilted.
- Holes are drilled into the slab.
- A grout mixture or expanding polyurethane foam is injected underneath.
- This lifts the slab back to level and fills any voids beneath it.
c. Wall Anchors or Braces
Used when foundation walls bow or lean inward, often due to soil pressure or water saturation.
- Steel wall anchors are driven into the soil outside.
- They’re connected to plates mounted inside the basement wall.
- The anchors are tightened over time to pull the wall back into position.
d. Crack Repair and Waterproofing
For minor foundation cracks or moisture issues:
- Cracks are sealed using epoxy or polyurethane injection.
- Drainage systems (like French drains or sump pumps) may be added to prevent future water pressure damage.
- Exterior waterproof membranes can be applied to foundation walls.
4. Backfilling and Cleanup
After stabilization or lifting is complete, the excavated soil is replaced and compacted.
The site is cleaned, and landscaping or hardscaping is restored.
5. Final Inspection
A final inspection ensures the repair was successful, the foundation is stable, and drainage issues are resolved.
Other Important considerations
- Water drainage: Before starting any foundation repair, it's essential to control water around the foundation. This can include fixing gutters, adjusting sprinkler heads, and improving the yard's slope.
- Cost: Foundation lifting is one of the more expensive types of foundation repair.
- Noise: Be prepared for noise from heavy equipment, hammering, and sawing during the repair process.
- Project creep: It is common to discover other problems during the repair process that can increase the final cost. It's always a good idea to budget for this possibility.
Foundation repair restores structural stability by reinforcing or lifting the foundation, sealing cracks, and addressing underlying soil or water problems. See how Foundation Repair of Lincoln services can help with any of your
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In our experience, there are several expensive problems that can arise with a cement foundation: Foundation Cracks : Cracks in a cement foundation can allow water to seep in, which can cause damage to the foundation and weaken its structural integrity. Repairing foundation cracks can be expensive, and the cost will depend on the extent of the damage. Foundation Settlement : Foundation settlement occurs when the soil underneath a foundation shifts or compresses, causing the foundation to sink or settle. This can cause significant damage to the foundation and the structure above it. Repairing foundation settlement can be very expensive, as it often requires lifting the foundation and stabilizing the soil beneath it. Moisture Damage : Moisture damage can occur when water infiltrates the foundation, causing it to deteriorate over time. This can lead to structural problems and water intrusion into the interior of the building. Repairing moisture damage can be costly, as it often involves excavation and waterproofing the foundation. Structural Damage : If the foundation is not properly designed or constructed, it can lead to structural damage to the building. This can include cracks in walls or ceilings, doors and windows that don't open or close properly, or even structural collapse. Repairing structural damage can be very expensive, and may involve rebuilding parts of the foundation or the entire structure. Overall, any problem with a cement foundation can be expensive to repair, and it's important to address any issues as soon as they are identified to prevent further damage and higher costs.
Foundation cracks can occur due to various reasons, including: Settling : As the soil beneath a foundation settles or shifts, it can cause cracks in the foundation. Poor orignal construction : Improperly mixed or insufficiently cured concrete, or inadequate reinforcement, can cause foundation cracks. Water damage : Water can seep into the soil around the foundation and cause it to expand and contract, leading to cracks. Tree roots : Roots from nearby trees can grow into the foundation and cause it to crack or shift. Temperature changes : Extreme temperature changes can cause concrete to expand and contract, leading to cracks in the foundation. Here in Lincoln where we have cold winters and hot summers, we see foundation problems due to temperature changes. Improper drainage : Poor drainage can cause water to collect around the foundation, leading to cracks. Earthquakes : Seismic activity can cause the ground to shift and lead to foundation cracks. Earthquakes can occur virtually anywhere, not just places famous for them such as California. It is important to address foundation cracks as soon as possible to prevent further damage to the structure of the building. If you notice any foundation cracks, it is best to consult with a professional contractor or engineer to like Foundation Repair of Lincoln to determine the cause and the appropriate repair solution. What are next steps? Waterproofing your yard and basement are effective preventative measures. Ensuring proper drainage around your foundation will prevent water build up that causes pressure and cracking. Being aware of crack-prone areas and monitoring existing cracks' size will help you prevent your problem from becoming more serious.
