Foundation Repair in McKinney and Collin County
Cracks over the doors, a door that will not latch, a slab that drops at one corner every August. We find the cause, fix it with the right pier, and warranty the work. Serving McKinney and 10 nearby communities.
Based in McKinney. Serving 10 surrounding communities in and around Collin County.
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Foundation repair services in Collin County
Foundation Repair
Cracks, sticking doors, sloping floors. Inspected, explained, and fixed with the right pier for your soil.
Slab Foundation Repair
Settled or heaving slab foundations lifted and stabilized with pressed concrete or steel piers.
Pier & Beam Repair
Sagging floors, rotten sills, sunken piers. Releveled, reinforced and dried out.
Foundation Inspection
A floor level survey, exterior walk, drainage check and a written report you can act on or hand to a buyer.
Drainage Correction
French drains, surface drains, gutter tie-ins, grading and root barriers that keep the soil under your house stable.
Concrete Leveling
Sunken driveways, garage slabs, patios, walks and pool decks lifted back to level in hours.
Under-Slab Plumbing Test
Hydrostatic drain tests, leak isolation and camera inspection before and after foundation work.
Foundation repair built for Collin County soil
Most of Collin County sits on Blackland Prairie clay, chiefly the Houston Black series, a deep black clay that opens cracks half an inch to four inches wide in dry weather and swells shut again when the rain returns. McKinney averages close to 40 inches of rain a year, most of it in May and October, and then goes through July and August with about two inches a month, normal highs near 96 degrees and a dozen or more days over 100. Put the two together and the slab drops at the edges at the end of every dry spell and never quite comes back. That is why every repair plan here starts with the dirt and the drainage, not the crack.
Young slabs along 380, old slabs in east Plano
The subdivisions along US 380 and Preston Road are young post-tension slabs, and the usual call there is first movement at one corner before the builder warranty runs out: a sprinklered lawn on one side and bare, cracking clay on the other, or a landscaper who regraded the original drainage swale. East Plano and the blocks around the old downtown squares are the other end, 1960s and 1970s slabs and pier-and-beam with cast iron drain lines under them, where the cause is as often a leaking drain as the soil. The level survey tells the two apart.
The corner nearest the tree
Live oaks, red oaks, cedar elms and hackberries are the big trees on Collin County lots, and a mature oak pulls a surprising amount of water out of the clay in a dry summer, so the corner of the slab nearest a large tree is usually the corner that drops first. On the one acre lots in Fairview the tree is often closer to the house than the lot line is, and a root barrier goes on the same plan as the piers.
Engineers, permits and the paper trail
McKinney will not issue a foundation repair permit without an engineer's letter and drawings, and it closes the permit only when the engineer's final report is uploaded. Plano wants two copies of sealed drawings showing every pier. Wylie and Frisco list foundation repair as permit work, and Celina publishes its own foundation repair packet. We pull the permit and bring the engineer in on every job that needs one. Piers carry a written warranty that transfers to the next owner of the house, and we keep the pier drawing and the engineer's letter on file so a buyer's inspector can see exactly what was done and where.
Send a photo of the crack and your city to (972) 645-5576. Inspections are scheduled within the week, and the survey of the whole house comes first.
Frequently asked questions
How much does foundation repair cost in Collin County?
Piers run $400 to $700 each installed, and most homes need between 8 and 20. The typical job in McKinney lands in the range of $4,000 to $12,000. Pier-and-beam releveling starts around $2,500. Every pier is listed with its own price on the quote.
Is the inspection free?
A homeowner inspection is free. It includes a floor level survey, an exterior and interior walk, a drainage check and a written report. An independent engineer's report is $450 to $800.
Why do foundations move so much here?
The clay under most of Collin County shrinks when it dries and swells when the rain comes back. The soil under the edges of the house dries first, so the perimeter drops while the center stays put. A plumbing leak, a big tree or a downspout dumping at the slab makes it worse in one spot.
Will piers fix a crack in the middle of the house?
Usually not on their own. Movement in the middle of a slab points to a plumbing leak or a tree far more often than to soil at the edges. We run a hydrostatic plumbing test, $275 to $425, before quoting interior piers.
Should I water my foundation?
In the dry months, yes. The goal is even moisture around the whole perimeter, not wet soil. A soaker hose a foot or two out from the slab, run on the same schedule all summer, does more than most people expect.
Inspections are scheduled within the week. Most pier jobs are finished in two to three days.