Foundation Repair in Carrollton, TX

A 1925 bungalow near the square has been standing on its original brick or concrete piers for a century. Some of those piers have settled, some have crumbled, and in almost every one the sill beams along the perimeter have some rot from decades of a damp crawl space. Floors slope toward the interior, doors rub, and the plaster cracks above the window corners.

We repair these houses the way they deserve. New concrete footings under every failed pier, replacement beams where the wood has gone soft, and a careful re-shim to bring the floor back level without cracking the original plaster and trim. Where the crawl space is the cause, we improve the grading and add drainage so the new wood does not follow the old.

The 1970s and 1980s subdivisions off Josey, Marsh, and Kelly Blvd were built with the thinner perimeter beams of the time on clay that shrinks hard in a drought. Thirty to fifty years in, the corners nearest the mature trees have dropped, the brick has stair-stepped, and the doors on the exterior walls stick every August. Pressed concrete piers along the settled edge, a staged lift, and shims are the fix, and on a single story house it is a one to two day job.

The I-35E rebuild and the DART Green Line construction changed how water moves across several neighborhoods near the corridor. If your drainage got worse after the roadwork, that is worth mentioning at the inspection, because it changes where we would put a drain.

The streets closest to the Elm Fork, Furneaux Creek, and Hutton Branch stay saturated for weeks after a big rain. On those lots the foundation problem is frequently heave rather than settlement, and the remedy starts with a French drain that gives the water a path away from the house. We check the drainage on every Carrollton inspection before we talk about piers.