Our evaluation process examines seven criteria that distinguish reputable contractors from those who cut corners.
| Criterion | Weight | Key Indicators |
|---|---|---|
| Licensing & Insurance | 25% | Active TDLR registration, liability coverage, workers' comp |
| Experience & Specialization | 20% | Years in business, repair methods offered, soil expertise |
| Diagnostic Process | 20% | Free inspection, detailed reporting, engineer involvement |
| Warranty Terms | 15% | Coverage duration, transferability, scope of protection |
| Customer Reviews | 10% | BBB rating, Google reviews, complaint resolution |
| Transparency | 5% | Pricing clarity, contract terms, timeline communication |
| Post-Repair Support | 5% | Follow-up inspections, maintenance guidance |
We verify licensing through the Texas Department of Licensing and Regulation database and cross-reference customer feedback across multiple platforms. According to the Foundation Repair Association's 2024 industry report, Austin ranks among the top five U.S. metropolitan areas for foundation issues due to expansive clay soils.
What Makes a Great Foundation Repair Contractor
Top foundation repair contractors in Austin understand Central Texas soil composition. The region's expansive clay soils can swell up to 10% when saturated and shrink during drought, according to Texas A&M AgriLife Extension Service's 2023 soil study.
Great contractors offer multiple repair methods: pressed concrete piers, steel piers, helical piers, slab jacking, and drainage correction. They conduct comprehensive evaluations including elevation surveys, moisture testing, soil analysis, and structural engineer consultation for severe cases.
Reputable companies maintain transparent pricing, provide detailed contracts, and avoid high-pressure sales tactics. They encourage homeowners to obtain multiple bids and consult independent structural engineers when repair costs exceed $10,000.
Top Companies in Austin
The following foundation repair companies demonstrate consistent quality in the Austin market based on licensing status, customer feedback, and industry reputation.
Olshan Foundation Repair
- Website: https://www.olshanfoundation.com/regions/texas/austin/
- Founded: 1933
- Specialization: Hybrid Cable Lock ST Plus system, residential and commercial
- Key differentiator: Exclusive patented pier system, lifetime transferable warranty
- Pricing tier: Mid to premium
Olshan offers the Cable Lock ST Plus repair system combining concrete durability with steel strength. The company provides free inspections by Certified Structural Technicians.
Capital Foundations
- Website: https://capital-foundations.com/
- Founded: 1985
- Specialization: Slab, pier and beam, retaining walls, custom applications
- Key differentiator: Multi-generational local expertise in Central Texas
- Pricing tier: Mid to premium
Capital Foundations has served Austin for nearly 40 years with a focus on creative structural solutions and project management.
Ram Jack Systems of Central Texas
- Website: https://www.ramjack.com/austin/
- Founded: 1968 (national company)
- Specialization: Steel pier systems, helical piers, slab repair, drainage
- Key differentiator: National franchise with 40+ year track record, lifetime transferable warranty
- Pricing tier: Mid to premium
Ram Jack uses hydraulically-driven steel piers installed to refusal on bedrock. The company offers standardized protocols backed by national warranty support.
Perma-Pier Foundation Repair
- Website: https://permapier.com/locations/austin/
- Founded: 1992
- Specialization: Pressed concrete pier systems, commercial and residential
- Key differentiator: Proprietary pier design, lifetime warranty
- Pricing tier: Mid to premium
Perma-Pier conducts pre-repair and post-repair elevation surveys documenting structural movement correction.
CenTex Foundation Repair
- Website: https://welevelit.com/
- Founded: 1990s
- Specialization: Foundation and concrete leveling
- Key differentiator: Over 30 years experience, honest evaluations, clear warranties
- Pricing tier: Budget to mid
CenTex offers custom payment plans and maintains a reputation for honesty in diagnostics.
Douglas Foundation Repair
- Website: https://www.douglasfoundationrepair.com/
- Founded: 2000s
- Specialization: Soil stabilization, pier and beam installation
- Key differentiator: Ionic soil stabilization (no-dig solution), lifetime foundation warranty
- Pricing tier: Budget to mid
Douglas offers chemical soil treatment to reduce swell potential and increase soil strength without excavation.
Licensing Requirements in Texas
Foundation repair contractors in Texas must register with the Texas Department of Licensing and Regulation (TDLR). According to TDLR rules effective September 2024, contractors must:
- Register annually with TDLR
- Maintain general liability insurance with minimum $300,000 coverage
- Post a surety bond ($10,000 residential, $25,000 commercial)
- Provide written contracts specifying scope, timeline, and warranty
- Conduct pre-repair and post-repair elevation surveys
- Issue certificates of completion
Texas law limits foundation repair deposits to 25% of contract price or $1,000, whichever is less. Verify contractor registration at tdlr.texas.gov using the contractor's name or license number.
Questions to Ask Before Hiring
Interview multiple contractors before selecting a company. Essential questions include:
Licensing and Insurance:
- What is your TDLR registration number and expiration date?
- Can you provide certificates of insurance showing general liability and workers' compensation coverage?
- How long has your company operated under current ownership?
Diagnostic Process:
- Do you conduct elevation surveys before and after repairs?
- Will you provide a written diagnostic report explaining the cause of foundation issues?
- Do you recommend consulting an independent structural engineer for major repairs?
Repair Methods:
- Which repair method do you recommend for my specific situation and why?
- How deep will piers be installed and what determines final depth?
Costs and Warranty:
- Can you provide an itemized estimate showing labor, materials, and equipment costs?
- What does your warranty cover and for how long?
- Is the warranty transferable to future property owners?
Red Flags to Avoid
Recognize warning signs indicating you should walk away from a contractor:
High-Pressure Tactics:
- Demand immediate decisions with "today only" pricing
- Claim your home will collapse without instant repairs
- Discourage obtaining additional opinions or bids
- Show up unsolicited after weather events
Financial Red Flags:
- Request deposits exceeding 25% of project cost
- Insist on cash-only payments
- Lack written contracts with detailed scope descriptions
Technical Warning Signs:
- Diagnose problems without comprehensive inspection
- Skip elevation surveys before recommending repairs
- Push one repair method regardless of foundation type
Credential Issues:
- Cannot provide current TDLR registration numbers
- Lack proper insurance coverage
- Have recent disciplinary actions or license suspensions
The Federal Trade Commission's 2024 guidance identifies pressure tactics as the primary warning sign of fraudulent contractors.
How to Compare Quotes
Effective quote comparison examines scope, methods, materials, warranties, and long-term value.
| Element | What to Compare | Questions to Ask |
|---|---|---|
| Scope | Number of piers, repair areas | Does each quote address the same problems? |
| Methods | Pier types, installation techniques | Are contractors proposing equivalent solutions? |
| Materials | Pier specifications, concrete grades | Do material quality levels match? |
| Warranty | Coverage duration, transferability | How do warranty terms differ? |
| Exclusions | Site restoration, permit fees | What additional costs might occur? |
According to the Foundation Repair Network's 2024 industry survey, average foundation repair costs in Austin range from $4,000 to $12,000 for typical residential projects, with pier installation averaging $1,200 to $1,800 per pier.
Request that all contractors mark recommended pier locations on property sketches and explain why each pier is necessary. The lowest bid frequently indicates use of inferior materials or inadequate insurance coverage.
Warranty Expectations
Foundation repair warranties typically cover workmanship, materials, and foundation movement in repaired areas.
| Repair Method | Typical Warranty Period | Coverage Type |
|---|---|---|
| Pressed concrete piers | Lifetime transferable | Workmanship and materials |
| Steel piers | Lifetime or 25+ years | Workmanship and materials |
| Helical piers | 25-30 years | Workmanship and materials |
| Slab jacking | 1-5 years | Settlement in treated areas |
Transferable warranties add property value. A 2024 National Association of Realtors survey found homes with transferable foundation repair warranties sell 12% faster than comparable properties.
Warranties typically exclude damage from future plumbing leaks, inadequate drainage maintenance, movement in unrepaired sections, and natural disasters. Homeowners must maintain proper drainage and consistent soil moisture to keep warranties valid.
Timeline Expectations
Most residential foundation repairs complete within one to three working days.
| Repair Type | Typical Duration |
|---|---|
| Pier installation (8-15 piers) | 1-3 days |
| Extensive repairs (20+ piers) | 3-5 days |
| Slab jacking | 4-8 hours |
| Drainage system installation | 1-2 days |
The Foundation Repair Association's 2024 contractor survey found 78% of residential foundation repairs in Texas complete within three working days. Peak season wait times (spring/summer) range from 2-6 weeks from contract signing to project start, while off-season availability shortens to 1-2 weeks.
How to Verify Credentials
Verify contractor credentials through multiple sources:
TDLR Verification (tdlr.texas.gov):
- Navigate to License/Registration Holder Search
- Enter contractor's business name or license number
- Verify registration status shows "Active"
- Check expiration date and review any disciplinary actions
Insurance Verification: Request certificates of insurance and call the insurance company to confirm policy numbers, coverage amounts, and active status for project dates.
Better Business Bureau (bbb.org): Check BBB ratings, customer reviews, complaint patterns, and resolution history. The BBB processed 847 foundation repair complaints in Texas during 2023, with 62% involving warranty coverage or additional charges, according to BBB of Central Texas annual data.
Online Reviews: Cross-reference reviews across Google, Yelp, and HomeAdvisor. Look for consistent patterns in feedback and how contractors respond to negative reviews.
Frequently Asked Questions
How much does foundation repair cost in Austin?
Foundation repair costs in Austin typically range from $4,000 to $12,000 for residential projects, with most homeowners paying $6,000 to $9,000 according to Foundation Repair Network's 2024 market survey. Pier installation averages $1,200 to $1,800 per pier depending on depth and method.
How long does foundation repair take?
Most residential foundation repairs complete within one to three working days. Projects requiring eight to fifteen piers typically finish in two days with a standard crew.
When should I repair my foundation versus monitoring it?
Repair when you observe progressive damage including widening cracks exceeding one-quarter inch, doors or windows that stick, visible floor slopes, or gaps between walls and ceilings. Monitor stable hairline cracks (less than one-eighth inch) over 6-12 months without intervention.
Are foundation repairs covered by homeowners insurance?
Standard homeowners insurance policies typically exclude foundation repair coverage because settlement results from normal soil movement rather than sudden covered perils. According to Insurance Information Institute's 2024 guidance, fewer than 5% of foundation repair costs qualify for insurance reimbursement.
Do I need a structural engineer for foundation repair?
Consider hiring an independent structural engineer when repair estimates exceed $10,000, when multiple contractors provide conflicting diagnoses, or when damage appears severe. Engineers charge $400 to $800 for residential evaluations in Austin according to Texas Society of Professional Engineers' 2024 fee survey.
Disclaimer: For informational purposes only. Consult licensed structural engineers and foundation repair professionals for your specific situation.