Slab foundation repair
Most Longview houses built in the last several decades sit on a concrete slab. When part of it drops, here's how the repair usually goes.
A slab-on-grade foundation is a concrete slab with thickened beams around the edges and often across the middle, poured right on the ground. In Longview, that ground is often a sandy or loamy layer over a clayey subsoil. The perimeter beam sees the most change: roof water lands there, the sun bakes it, and tree roots reach it. When the soil under one stretch of beam shrinks, softens or washes, that section drops relative to the rest.
What does slab settlement look like?
- Brick cracks that widen as they climb toward one corner of the house
- Cracked floor tile, or a crack you can trace across the slab under the carpet
- Doors near one end of the house that rub at the top corner
- Brick pulling away from window frames or the garage door trim
- A gap at the bottom of the garage door that's wider on one side
How is a dropped slab repaired?
- Floor readings. The contractor measures relative elevations across the house to map where it's high and low.
- Find the cause. Drainage, slope of the lot, trees and possible plumbing leaks get checked before anyone settles on piers.
- Pier layout. Piers go under the beam along the section that dropped, with interior piers only where readings call for them.
- Install and lift. Piers are installed to firmer bearing, the slab is raised as far as it safely can be, and the supports are locked off.
- Close up. Holes are backfilled and compacted, and cosmetic cracks are dealt with once the house is stable.
What if the middle is rising instead?
Sometimes the center of a slab is high rather than the edges low, usually because water is getting under the house from a leaking line or poor drainage. Lifting the edges to match won't solve that. The ASCE Texas Section's repair guidelines recommend testing water supply and sewer lines for leaks when a repair includes lifting, and repairing any leaks found. Ask whether a plumbing test is part of the plan.
Will it come back perfectly level?
Rarely, and that's not usually the goal. Lifting can close some cracks and free up doors, but tile, sheetrock and brick may need touch-up afterward. Ask what elevation target the contractor is aiming for and what could crack during the lift.
Pricing comes from the contractor after they've taken floor readings and figured out why the house is moving. We don't quote prices, and any number you hear before someone has measured the house is a rough guess.
Where we connect you with help
Common questions
Will they have to tear up my floors?
Usually not. Most slab piering is done from outside along the perimeter beam. Interior piers, when they're needed, mean cutting through the floor in those spots.
Do I need a plumbing test first?
If the readings show a high spot in the middle of the house or near plumbing, a leak test can rule out a leak before you pay for piers. Ask the contractor whether they recommend one.
Related services
- Pier-and-beam and crawl space leveling
- Foundation piers (concrete, steel, helical, drilled)
- Foundation drainage and water control
- Foundation evaluations and crack repair
More background: Longview foundation repair guide.
A door that stopped latching, a crack in the brick, or a floor with a dip?
Call and a local foundation contractor will come take floor readings and tell you what they see.