Foundation Repair FAQs (Frequently Asked Questions)

Frequently Asked Questions (FAQs) about Foundation Repairs

Below are the foundation repair frequently asked questions: 

What are the signs of foundation problems?

Signs of foundation problems include visible cracks, uneven floors, and hard-to-open doors. You might first notice hairline cracks creeping along your walls or door frames that suddenly don’t shut like they used to. 

Floors can dip in one corner or slope subtly across the room. In brick homes, the mortar lines may shift or show gaps. These issues often start small. But over time, they reflect real changes under your house like shifting soil, sinking support, or water erosion. 

If your foundation moves, your entire structure reacts. When these signs show up, it’s wise to get a professional foundation inspection. Acting early can help you avoid larger repairs later.

How much does foundation repair cost?

Foundation repair costs between 2,000 USD and 15,000 USD, depending on the severity of the damage. For a basic crack seal or patch, homeowners might pay under 1,000 USD. But if the foundation problem involves heavy lifting like installing steel piers or wall anchors, the price rises. Those types of repairs often require excavation and structural bracing. 

Larger or older homes cost more to repair. Soil type also plays a part. Soft or shifting soils often need deeper stabilization, which raises costs. Estimates vary by region, but most contractors offer free inspections and written quotes before starting work.

What causes cracks in foundations?

Foundation cracks are caused by shifting soil, water pressure, or poor initial construction. 

The ground underneath your home doesn’t always stay still. Rainfall can make soil expand. Drought makes it shrink. This back-and-forth puts pressure on concrete or block foundations. 

Over time, that pressure causes cracks. Roots from nearby trees or clogged gutters can direct water right against your house. That moisture builds up and pushes against the base, slowly breaking it down. Not every crack is a crisis, but wide or jagged ones may point to structural issues. A repair expert can help you tell the difference.

What are the most common signs of foundation problems?

Common signs of foundation problems include sloped floors, cracked walls, and doors that won’t close properly. At first, the changes might be subtle. Maybe your kitchen floor feels a little tilted. Maybe the door to the guest room needs a firm push to latch. 

Cracks often show up near windows or where walls meet ceilings. Outside, you might spot stair-step cracks in brick or gaps near the roofline. These signs usually mean the foundation has shifted or settled unevenly. A structural inspection helps confirm what’s moving and why.

What are the most common foundation repair methods?

The most common foundation repair methods include piers, wall anchors, and crack injections. If the house is sinking or settling, contractors often use steel push piers or helical piers. These reach down to stable soil and lift the foundation back up. For bowed or leaning basement walls, wall anchors are installed. They pull the wall outward using steel rods and exterior anchor plates. Small cracks? Contractors might use epoxy or polyurethane foam. These materials fill and seal the gap, preventing moisture and further damage.

Are there different repair options for foundation damage?

Yes, repair options vary based on the type and extent of the foundation damage. Minor problems like hairline cracks can often be sealed with filler. Moderate settlement may require mudjacking, a method that pumps material under a slab to lift it. More serious issues call for piers, anchors, or even full support systems. 

A home built on clay-heavy soil may need deeper stabilization than one built on sand. Contractors usually explain several repair options and help you choose what fits your house and budget.

What is the average foundation repair cost per square foot?

Foundation repair typically costs between 5 USD and 35 USD per square foot, depending on the method used. 

Simple surface repairs, like crack sealing or mortar patching, are at the low end. Structural reinforcements or a deep pier system push toward the higher end. 

The price also reflects access to tight crawl spaces or concrete porches, which can slow down work. If the contractor has to dig by hand, expect higher costs. While square foot pricing gives a rough idea, many companies base their final quote on materials, labor, and site conditions.

Can foundation problems cause a house to collapse?

In extreme cases, long-term foundation problems can cause a partial house collapse. This doesn’t happen overnight. It takes years of ignored warning signs like widening cracks, major floor dips, or walls pulling away. 

Over time, the stress weakens key parts of the structure. Eventually, a section of the property may sink or shift so much that the frame can’t support it anymore. The risk is higher in older homes or places with poor drainage. Catching and fixing problems early usually prevents major damage.

What should homeowners do if they suspect a foundation issue?

Homeowners should contact our licensed foundation contractor for an inspection right away. Don’t try to fix it with a drywall patch or door sanding. Those might hide the symptoms, but they don’t stop the damage. 

Our contractor will check the inside and outside of the property, look at the soil, and take measurements. They’ll explain what’s going on and what your options are. Most companies offer free or low-cost inspections, especially if you live in an area known for soil movement.

What foundation issues should I worry about before buying an older house?

Buyers should look for cracks, sloping floors, and soft spots around the foundation.

Older houses often show signs of wear, but some foundation issues point to deeper problems. Large cracks, especially those near corners or windows, could mean shifting soil. Doors that don’t close smoothly might suggest the frame is off due to movement in the foundation.

If you’re serious about a home, schedule a foundation inspection. An expert can check for signs like sagging in slab foundations or damaged bricks. Our foundation repair company often finds hidden issues in homes that look fine on the surface. Catching them early keeps your future foundation repair project smaller and cheaper.

How does a foundation repair company handle water under the home?

A foundation repair company uses drainage and waterproofing systems to keep water from damaging your foundation.

Water is one of the biggest threats to any building. It softens the soil, adds pressure to basement walls, and seeps into cracks. Companies often install interior drains or sump pumps as part of a foundation repair project.

In slab foundations, we may also use sealants or reroute gutters to move water away from the structure. Every solution depends on what’s under and around your home. Managing water helps prevent long-term foundation problems and keeps your home safe.

Do I need a foundation inspection before starting repairs?

An inspection is the first step in any foundation repair project. It helps identify what’s actually causing the problem, whether it’s settling, soil pressure, or cracks spreading from water damage. Skipping this step often leads to incomplete repairs or higher costs later.

At Functional Foundations, we inspect the full structure, not just the surface signs. Our team examines floor levels, wall movement, soil conditions, and past repairs to develop a repair plan that addresses the underlying issue. It’s about knowing what your home needs before touching the foundation.

Will I need a permit to repair my foundation?

In most cases, you need a permit for structural foundation repairs or wall rebuilds. Building codes in Asheville and surrounding areas require permits when work affects your home’s load-bearing structure or changes its support system. We stay up to date with North Carolina’s code requirements, guide you through filing the correct paperwork, and coordinate with inspectors so you don’t have to. That way, your repair meets local standards and passes every check the first time.

Can foundation crack repair improve the safety of my home?

Yes, foundation crack repair helps protect your home’s structure and your family’s safety.

Cracks may seem small, but they weaken the building's support and allow water to enter. Moisture leads to rot, mold, and further damage. When cracks form in the wrong spots, like near load-bearing walls, they can put the property at risk.

Repair solutions like epoxy injection or wall anchors stop movement and seal gaps. We’ve helped families avoid major damage just by handling small repairs in time. If you notice a crack growing or changing, it’s best to act right away. Safety comes first, and repairs now prevent bigger problems later.

Is concrete always used in foundation repairs?

Concrete is commonly used in foundation repairs, but not always. 

Cracks in poured foundations are often sealed with concrete-based fillers. For bigger jobs, new footings or sections may be poured using ready-mix. 

But modern repair systems also use steel piers, carbon fibre straps, and polymer-based foam injections. These alternatives work better in certain soil types or tight spaces. Contractors choose the material based on what will last the longest and work best for your home.

What kind of support systems are used in foundation repairs?

Most foundation repairs use support systems like wall anchors, piers, and braces. These help stabilize the foundation by connecting it to solid ground or pulling it back into alignment. Wall anchors work well when foundation walls bow inward. They use tension to hold the wall steady. Push piers go deep into the soil to support buildings that have sunk due to poor ground conditions.

Every property is different. The right support depends on the soil, damage, and layout. If your home is leaning, sagging, or has spreading cracks, a support system can restore its stability without complete replacement.

Are there different foundation repair systems?

Yes, different foundation repair systems solve different kinds of problems. Slabjacking lifts sunken concrete using pumped-in material. Helical piers screw into the ground to stabilize sinking foundations. 

Wall anchors are used to brace walls that lean inward. Each system works best for certain issues. For example, slabjacking is ideal for patios or garage floors, while piers suit homes with deep-settling foundations. An experienced contractor will match the system to the problem and explain how it works.

We Offer Foundation Repair in North Carolina

Your foundation isn’t something you think about until something feels off. Maybe the floors started to dip. Perhaps a door sticks that never used to. Or you spotted cracks along the wall and had a gut feeling something was wrong.

That’s where we come in.

At Functional Foundations, we help NC homeowners fix foundation problems the right way. No shortcuts. No guesswork. Just real solutions that last.