Sagging Foundation Wall Repair

Repairing Sagging Foundation

Even the sturdiest foundation might sag when it rests on a layer of unstable soil or if it’s not set properly.

Unstable soil can expand or shift with high moisture or extreme temperature changes, leading to significant variations in pressure that can make foundations tilt, buckle, heave or crack. When a foundation isn’t set properly, these problems become even worse. A sagging foundation is a serious concern for your household's overall safety. Foundation cracks, cracks in window/door frames, and uneven floors act both as side effects and indicators of a larger problem. Over time, severe damage can come from sagging foundations, costing more in repairs and leaving homeowners with precarious living conditions.

There are options for repairing sagging foundations, depending on the exact nature of your home, the construction of your foundation, and the ground underneath and alongside it. If the soil underneath can be stabilized, possibly with high-pressure grouting, that might be enough. If it's a helical pier, push pier, or wall brace – three of the most common solutions – restoring the integrity of your foundation protects your investment in your home. If compact soil isn’t too deep and the structure of your home isn’t too heavy, helical piers are a common repair option. In the case of larger, heavier buildings or when load-bearing soil is deeper, push piers are often used. In some cases, a galvanized steel wall brace anchored vertically might be enough. Rely on the experts at Thrasher to find the best solution for you and to guarantee you will be satisfied with the results.

Before & After

August 14, 2020 | Before & After Crack Repair in Grandview, MO In this crack repair case study, we review the epoxy method we used to remedy this house flipper's cracked foundation problem in Grandview, MO.

August 14, 2020 | Before & After Carbon Fiber Vertical Wall Restraints For bowed wall repair, carbon fiber vertical wall restraints are frequently used. We use this repair method at Thrasher Foundation Repair – learn about carbon fiber here.

August 14, 2020 | Before & After Kansas City, MO Bowed Wall Repair Using Steel Beams A repeat client contacted us for bowed wall repair in Kansas City. Thrasher Foundation Repair installed steel beams and a waterproofing system.

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The Thrasher Difference.

No matter the job - we aren't going to feel good about the hard work we've done until you're happy. So we'll do it right or make it right. That's the Thrasher promise.

For the last 45 years in the basement and foundation repair industry, we've focused on the value of doing whatever it takes to get the job done and "wow" our customers every step of the way.

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Gary L Topeka, KS The work was done in a very timely manner and didn't create as big of a mess as I thought it would. The workers cleaned up everything very good. Three...

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Thrasher Service Areas

Proudly Serving Sioux City, Omaha, Wichita, Grand Island, Kansas City and more.

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Need financing? We've got you covered.

Cracked foundations, leaky basements and mildewy crawlspaces are often serious problems that shouldn't be ignored. If you feel you've put your repair project off long enough, financing can help you get it done now instead of later. It's not worth gambling with the investment you've made in your home!

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Frequently Asked Questions

What type of warranty is offered on the work performed? Does the warranty transfer to the new owner if I sell my home?

Thrasher offers industry-leading, fully transferable warranties and guarantees. Almost all of our foundation repair, basement waterproofing and crawl space work is covered by a 25-year warranty. The warranty is attached to the property, so not only does the warranty transfer to the new owner if you sell your home, it will also transfer to any future owners that buy your home!
How long does a typical foundation repair project take and how much of my yard will be disturbed?

Typical foundation repairs (from wall anchors and braces to helical and push piers) take roughly a few hours to install. Although a small area of your yard may need to be excavated, the disturbance should be kept to a minimum. If foundation repairs are more widespread, a larger system might be your solution, for instance multiple piers, braces or anchors may need to be added, taking extra time. Once the project completes, there should be little to hardly any signs of a yard being disturbed.
I have cracks and sagging in the drywall on some of my interior walls. What caused this?

Drywall cracks, if not caused by seasonal changes in humidity, may also be caused by structural problems. For example, poor settlement leading to cracks in concrete slabs often indicates that drywall is soon to follow. If your house is built on uneven soil, the shifting and sagging will result in cracks forming on your interior walls.
What is a wall anchor and how are they installed to help with a sagging foundation?

Wall anchors are a very common solution in foundation repair, particularly for issues like bowing walls caused by lateral pressure from soil expansion. There's little excavation work, with an anchor plate placed in the yard and another on the basement wall, joined by a steel rod drilled from the inside anchor to connect them. The inside anchor plate is topped with an adjustment nut that helps pull your wall straight, reducing instability in your foundation settlement and wall bowing.
What is a push pier and how is it installed to with a sagging foundation?

A push pier is a series of sectioned, hollow steel pipes, which can fit together into a longer shaft. A small area outside the foundation is usually excavated to get access to underneath the foundation. In the process of installation, the sections of pipe are driven down through unstable dirt until it can be firmly footed in load-bearing soil. They are then attached underneath the foundation with a steel bracket to address settlement by shifting weight on to the pier, lifting and stabilizing a sinking foundation.
I have some cracks in my foundation and a few in my basement, how do I tell if they are serious?

Many minor cracks are simply visual, and not indicative of serious structural damage. However, to distinguish this from cracks that might indicate more serious problems, look at the size and number of cracks. If cracks are more than 1/8 inch wide, span a large surface area, that's probably serious. If the cracks are growing over time or allow moisture and gases into your basement, it signals the foundation is starting to give way under pressure and is losing its integrity, becoming more serious.