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A
"After giving us an estimate in
2014 and constantly following up with us they earned our business. They installed 8 piers and 3 beams under" our home and what a difference! Just walking across the floors feels so sturdy. Now that this has been completed we can begin working on our kitchen remodel. Thanks Again!

-Donald R.

A
"The
team was great. They were very punctual for the consult. The person who came explained exactly what needed to be done and gave me a" clear cost estimate. They scheduled the work immediately once we decided to go with them. One crack had been "repaired" by the builder but started leaking a couple years later. The
tech chipped off the mess before repairing it correctly. He was at my house by 7:30 am (perfect for me) and out by 8:30 after cleaning up everything. They could probably have talked me into more services since there are some problems in my basement. but they did only what I wanted without any hassle. I would hire again.

-Mary M.

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Local Articles in Leander

Crawl Spaces

Homes that aren't built on a slab foundation or basement feature crawl spaces to allow for the necessary access to plumbing, electrical and other home systems.

crack in concrete driveway
Foundation Repair

Many homeowners worry about the severity of foundation cracks in the basement.

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Contractors say homeowners with this trait are the most satisfied with home improvement projects.

Relying solely on measurements to determine the condition of a foundation often leads to risks incurring further damage to a home, says Granott. (Photo courtesy of Angie's List member Dale W. of Boones Mill, Virginia.)
Foundation Repair

Measuring your foundation for levelness alone is not enough to determine if your foundation needs repair. A foundation expert will evaluate all the factors.

Download the Angie's List Fall Maintenance Guide to get started on protecting your home from potentially damaging winter weather. (Graphic design by Matt Mukerjee)
Heating & A/C, Deck Maintenance, Lawn Fertilization & Treatment, Water Heaters, Plumbing, Roofing, Gutter Cleaning, Garage Doors, Fireplaces, Chimney Sweep, Insulation, Auto Service, Foundation Repair, Lawn Irrigation, Tree Service, Windows

When tree leaves and temperatures begin falling, it's a sign winter is on its way. Use this fall maintenance checklist to protect your home from winter damage.

Angie's Answers

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For this type of job, you need plans and specs from an Architectural/Engineering firm before thinking about contractors - and to get a building permit. Ben's method would work and done incrementally could cost well over $100,000 plus as he says, but this not really the most economic way to approach this big a job. A House Mover or Foundation Underpinning specialty company can usually slide your house onto a whole new foundation, or jack it up on steel beams and hold it there while a basement is dug underneath it, without any intermediate piers. The jacking/move cost would probably be on the order of $30-40,000, and a new basement probably about $40-50,000 - rough ballpark, though I have been involved in some 1000-1500SF single story jobs that went for under $70,000 total. I have been involved in a fair number of these type jobs - and the way the numbers come out, if there is room on the property to move the house, it is almost always nearly as cheap or cheaper to build an equivalent square footage (basement plus ground level) addition rather than add a basement under the house, and that way your new footage is half above ground so worth more on resale, plus you do not lose use of the house for a month or two. Second cheapest is usually sliding house to a new foundation, if property is large enough to do this - though house is totally cut off from utilities for a week to three. Most expensive, and usually only done in tight city environments or with full 2 story or higher houses, is adding the foundation in place, though your utility interruptions should be on the order of hours at a time rather than days or weeks. Talk to an architect - I think you will quickly lean towards the addition option rather than adding a basement - it is just too expensive to deepen foundations in most cases, plus you WILL get cracking in the house and possible water and sewer pipe problems in a move/underpinning job, which is not the case with an addition. This become more likely the case since you want to add 8 feet off the back of the home anyway - so why not just enlarge the addition and do it all that way - MUCH simpler, and MUCH less disruption of your life, and you get much higher resale return on your investment.
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Unfortunately this is not something you will easily resolve; and even if you were to win, the amount of time and funds spent will probably exceed the cost of the actual repair.

Each state has different rules on what "as-is" means, but almost all use the term when it comes to realestate sales.  At two years, you are facing a hurdle that any issue could be the result of new conditions, acceptable wear / settlement, etc.  Has there been any changes in the area? (New house built next door, new addition, earthquake, flooding, etc?)

While you may have been given a home warranty with the purchase (do check your sales paperwork to see if there is any warranty and what it covers for how long) the house is sold to you as-is; it is your responsibility to raise concerns prior to taking over the house, so going back two years later is a huge up hill batle.

The home inspector is also going to be found faultless, as their reports almost always have words like "consult with an expert. . ." after each report section and they have disclaimers for missed items, etc. I got certified as a home inspector and was surprised at just how little they actually require you to know to become an inspector. They are really just an extra pair of eyes to help inexpereinced home owners look where most people don't look or go.  You even mention that the repair work was well masked, so you didn't notice it until you began looking for it.  A good inspector might have caught it, but you won't win any court cases proving yours wasn't good enough.

The Seller will claim that any foundation issues were fixed and resolved, which is why they marked "No" on the foundation issue section.  They fixed it; so it was no longer an issue.  If it came back, that is a new issue.  You and I know this is bogus, but to win in court you have to prove intent; and the builder can easily show they thought it was fixed.  Or, they might even be able to claim they were unaware - the repairs were from the previous owner, and were hidden so well HE and YOU didn't notice them.

So the next step is to meet with your home insurance agent.  As I mentioned above, if there have been any enviromental changes (a new house next door could have changed the underground water table flow or pressures, for example) you may be covered.  Even if there are no issues, you still may have a policy that allows for major repairs to be covered after a certian cost threshold, etc.  You'd be surprised at what your home owners insurance covers - find out first; they might have in house or low cost engineers who will do the initial inspection, etc.  They also will provide advice on your home sale; if they think you have a case against the Seller.

Best of luck on this issue.  Make sure any solution you pay for solves the cause (Stress on the wall), and doesn't just fix the results (cracks).




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Foundation Repair reviews in Leander

A

Rating
I called
Leander Foundation Contractors Provider Name Locked
at
Leander Foundation Contractors Provider Name Locked
to come check out the foundation of my 100-year-old house. I'd noticed some new cracks in the plaster walls in one area of the house and wanted to make sure nothing serious was happening.
Leander Foundation Contractors Provider Name Locked
responded to my call within the day and made an appointment for two days later. I had to change the time the day before and he was easy to reach and accommodated my schedule. He was very professional and seemed quite knowledgeable. He identified the cause of the problem-- poor draining of a gutter downspout resulting in too much moisture in the ground, which caused a small crack in the foundation-- but advised that the crack was not big enough to warrant repairing. He assured me that it was fine to leave as-is and said that if we drain the water further away from the house, it should prevent any worsening of the situation. I was so relieved that we weren't going to need an expensive repair and he didn't even charge me for the visit! If I have any need for foundation work in the future, I will definitely be calling him.
- Justine S.
A

Rating
Leander Foundation Contractors Provider Name Locked
contacted me promptly after I left a message on his phone. He gave us a quote and charged exactly that quote - no surprises. He completed the work as soon as his scheduled allowed in a timely manner. The arrangements, the quote, the work, and payment were all accomplished via three phone calls.
Leander Foundation Contractors Provider Name Locked
is a trustworthy man. We hired
Leander Foundation Contractors Provider Name Locked
to level the same house in 2009. He install several piers and completed the work in short order. He followed up to ensure the quality of his work was intact. We have now used
Leander Foundation Contractors Provider Name Locked
twice and we will definitely use him again in the future as needed.
- Jeffrey C.
F

Rating
misrepresented the work they could do. Took a hefty deposit and
Failed to meet deadlines that were explained up front. Permajack
Leander Foundation Contractors Provider Name Locked
not have engineers, we had to hire our own, who did not agree
With permajacks ideas for repairs. These are shady people that
We would not recommend for anything!
- Robert R.
A

Rating
With all the rain at the beginning of the year my house had really settled,doors and windows sticking really bad, after accurate did the work my house seemed like it was brand new again, If I ever have to do any foundation work on another property, only
Leander Foundation Contractors Provider Name Locked
will do the work... Thank You
- myron J.
A

Rating
WENT VERY WELL. HE CAME AT THE TIME HE SAID HE WOULD TOOK MEASUREMENTS OF THE HOUSE,. HE EXPLAINED WHAT WAS CAUSING MY PROBLEM AND SUGGESTED A SOLUTION.
- BRENDA G.
A

Rating
They take a lot of care when leveling so as to minimize the damage.
Leander Foundation Contractors Provider Name Locked
and
Leander Foundation Contractors Provider Name Locked
were very good at communicating throughout the job, which took about a week. I feel their work was of superior quality.
That said, workers are workers and take care to protect anything you do not want dust on or in or have lumber thrown on.
- Timothy K.
D

Rating
The provider was nice and courteous to talk to but promised to finish landscaping around the pool and did not then stated he would at least load the extra dirt left over if we provided a truck then told us we would have to rent a bobcat and take care of the dirt ourselves cause he didn't have time.He neglected to get a permit for the job which we had take care of.The next problem was the provider stated he would have to charge $1500 to install bonding to pass inspection and $50.00 to wire the pool pump.Very disatisfied overall.If he was losing money on the job as he stated then he should have quoted the price appropriately instead of leaving it unfinished. The yard is still a mess with piles of dirt that we are still trying to deal with Overall he didn not do what he promised when he agreed to take on the job.I will not use or recommend this company ever.
- robert C.
C

Rating
They work they did was fine. But if you want a warranty from
Leander Foundation Contractors Provider Name Locked
, get your plumbing leak-tested (and repaired) BEFORE you fix the foundation. If you live in an old house, it probably has some cast-iron pipes and they probably leak.
Leander Foundation Contractors Provider Name Locked
's contract stipulates that you must pass a leak test and have any leaks repaired within 30 days after they finish. That's 30 days to get the system tested, hire a second company to locate the leaks, get bids from plumbers to repair the leaks, pick one to do the work, get the work done and get the system retested. Thirty days. If you dawdle, no warranty. Doesn't apparently matter where in the house the leaks were or how bad they were. They tell you this in a form letter and include a copy of the contract you signed with your signature highlighted in yellow in case you forgot what your signature looks like. This lesson cost me more than $3,000. If you've read this far, you've gotten it for free.
- Clay Z.

Foundation Contractors in Leander, TX

Companies below are listed in alphabetical order. To view top rated service providers along with reviews and ratings, Join Angie's List Now!

3 G HOUSE LEVELING

6900 COLUMBIA DR
Austin

A Rod's Sand & Finish

1206 Eagles Way
Leander

A+ Instant Repair Service

9410 Newberry D.r.

A-1 Engineering

1006 Vance Jackson Rd
San Antonio

A-Bexar Foundation Repair

6222 Robin Frst
San Antonio

A-PLUS INSPECTION SERVICES, Since 1967

13114 SOUTH RIDGE CIRCLE
Leander

ABC FOUNDATION & HOUSE LEVEL

1938 Northeast Loop 410
San Antonio

Abry Brothers Foundation Repair

17300 Saturn Ln
Houston

Accurate Leak and Line

3333 Lee Parkway
Dallas

Advanced Foundation Repair

10192 E IH
Converse

Advanced Prolift Foundation Repair, LLP

5601 West Jefferson Blvd
Dallas

AK Utilities

310 Morton St
Richmond

All Good Roofing & Additions

9415 Burnet Rd
Austin

All In One Foundation Repair

3005 S Lamar Blvd
Austin

Allied Siding & Windows

28341 SH 249
Tomball

Ambrose Construction

13355 N Hwy 183
Austin

Arc Design & Associates

6004 Grissom Road
San Antonio

Arredondo Group

6004 Grissom Rd
San Antonio

Artisan Builders Inc

4219 Three Creek Trail
Spicewood

Atlas Green Homes

Main office in Houston. serving Austin,San Antonio
Houston

Austin Concrete Construction

1602 Saracen Rd
Austin

Austin Drain & Air Rescue

7847 Fortune Dr
San Antonio

Austin House Calls

11754 Jollyville Rd
Austin

AUSTIN REMODELING

P.O. Box 92513
Austin

Bandow Construction Inc

8310 Oveta St
Leander

Black Slate Construction

2600 Cebo Cv
Austin

Black's Construction

P.O. Box 24
Martindale

Blaker Restorations & Remodeling INC

3630 Cheyenne
Round Rock

Blue Ridge Construction

12907 Lamplight Village Ave
Austin

Bruecher Foundation

12134 Pecan St
Austin

Cain Construction & Carpentry

15019 Big Falls Dr
Leander

Capitol Renovations

4500 Williams Dr
Georgetown

Casey Resources

12924 Pegasus St
Austin

Catalyst Construction, Inc.

1301 W. Ben White Blvd.
Austin

Cedar Park Concrete

10609 Settlers Trl
Austin

Centex Foundation Repair

1120 E 52nd St
Austin

Chino's Construction

415 east st. elmo #1E
Austin

Church Services

7910 Burleson Rd
Austin

Copeland Concepts

PO Box 204449
Austin

Cotham Construction Services & Roofing

201 S Lakeline Blvd
Cedar Park

CRAIN CONCRETE CONTRACTOR

700 COUNTY CORK LN
Leander

CRC Concrete Raising and Repair

1720 Howard Ln
Austin

Crown Foundation Repair

1701 S.Mays St.
Round Rock

Dawson Foundation Repair

6906 Chetwood
Houston

Diehr Masonry

10215 Rocking Horse Rd
Austin

Done Rite Foundation Repair

11413 Gun Fight Ln
Austin

DOUGLAS FOUNDATION REPAIR

12510 EDWARDS HOLLOW RUN
Austin

DreamScape Design

8760-A Research Blvd
Austin

Du-West Foundation Repair

713 S Seguin Rd
Converse

EMERALD SUNROOMS

7801 N LAMAR
Austin

Escobar Construction, LLC

11805 Dove Haven Dr
Austin

Expert Remodeling

2405 2nd St
Austin

Falkin Services Unlimited

2727 Lyons Rd.
Austin

Full Circle Remodeling

7312 E. Ben White #12
Austin

Garner Consulting Group

100 Commons Rd
Dripping Springs

Geo-Tech Foundation Repair

11816 Inwood Rd
Dallas

Gray Renovation

2406 S 3rd
Austin

Historic Builders

PO Box 2236
Fredericksburg

Home Source Construction

13359 N Hwy 183 Ste 406-207
Austin

IMPERIO'S CONCRETE

Pflugerville

Infinite Exteriors Construction Company LLC

7301 RR 620 North Suite 155-162
Austin

Jackson Matthew Contracting

9323 Manchaca #213
Austin

Just In Time Plumbing

211 Ranger Dr
Buda

Level Best Foundation Repair

9806 Brown Ln
Austin

Lockwood Services LLC

PO Box 303354
Austin

Lone Star Custom Builders

2311 Founder Dr
Cedar Park

M & M Construction & Remodeling

2012 Market St.
Laredo

Masonry Plus LLC

702 Packsaddle Pass
Kyle

Maverick Construction

17906 Linkview Dr.
Dripping Springs

MK Construction Specialists

P.O.Box 641
Liberty Hill

Mr. Handyman of NW Austin

1700 Bryant Dr.
Round Rock

Myers Concrete Construction LLP

P O Box 2928
Wimberley

NUSSEL CONTRACTING LLC

PO BOX 151842
Austin

Olshan Foundation Repair

1720 SE Loop 410
San Antonio

Pegasus General Contractors, Inc.

Post Office Box 29042
Austin

Quality Foundation Repair

9906 Gray Blvd
Austin

Quality Handyman Services

8011 Niles Cove
Austin

Rebuild Austin LLC

9205 Sanford Dr
Austin

RJB Concrete

20605 High Dr
Leander

RRS Construction Services

10107 Janet Loop
Dripping Springs

scconcrete

137 oakforest dr.

Serrano Concrete & Masonry

PO Box 291
Georgetown

Stable Foundations Inc

8038 Exchange Dr Apt 935
Austin

Stackable & Associates

13403 Briar Hollow Dr
Austin

Stone Creek Engineering Services Inc

2100 Walsh Drive
Round Rock

Superior Foundation Repair

13107 Dessau Rd
Austin

Sure Safe EFS

1440 Grand Ave Ste B

Texas Power Washing

602 Thrush Ave.
Austin

Trusted Restore

12407 N MOPAC
Austin

UpKeepers, Inc

4015 Guadalupe St
Austin

Vintage Modern

2029 Northridge Dr.
Austin

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