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Foundation Settlement & Sinking Repair in Kansas City, KS
When one part of your house settles lower than the rest, you get cracked drywall, sticking doors, and gaps opening up. We stabilize the foundation with piers and, in many cases, lift it back toward level.
What foundation settlement looks like
Settlement is uneven. One corner or one wall drops while the rest of the house stays put, and the damage shows up along that line of movement:
- Diagonal drywall cracks running from the corners of doors and windows
- Doors and windows that stick or will not latch
- Gaps between the wall and the ceiling, or the floor pulling away from the baseboard
- Exterior brick cracks that step down along the mortar joints
- Floors that slope noticeably toward one part of the house
- A chimney or porch separating from the main structure
A quick way to check: set a ball on the floor in a few rooms. If it rolls the same direction every time, part of the house is lower.
Why foundations settle in Kansas City
The clay soil here loses volume when it dries out, especially in a hot summer or under a large tree that pulls moisture from the soil. When the soil under a footing shrinks or washes out, the footing loses support and drops.
It also happens when the soil under part of the house was not compacted well during construction, or when a plumbing leak has been softening the ground for a while.
How settlement is repaired
The fix is to carry the weight of the house past the unstable soil to a layer that can hold it. We install steel push piers or helical piers below the footing, spaced for the load, and then transfer the weight onto them.
Once the piers are on solid ground, we can often lift the foundation back toward its original position, which closes many of the cracks and frees up the doors. Where a full lift is not safe, we stabilize it where it is so it stops moving.
- Steel push piers for heavier structures
- Helical piers for lighter loads and additions
- Piers sized and spaced for the actual load and soil
- Stabilize, and lift back toward level where possible
Push piers vs. helical piers
Steel push piers
Driven straight down with the weight of the house as resistance until they hit load-bearing strata. Best for full houses and heavier loads.
Helical piers
Screwed into the ground to a target torque. Good for lighter structures, porches, and new additions, with less vibration.
Crawl space support
Where a crawl space has settled, adjustable steel posts and new beams re-support the floor system above.
How the process works
1. Book a visit
Call or send the form and we set a time to come out.
2. Inspection
We map where the house has moved, check elevations, and figure out how deep stable soil is so we can plan pier locations.
3. Written plan
A clear explanation, the recommended fix, options, and a written price. No pressure.
4. The work
A typical pier job is one to a few days on site. We backfill, regrade, and clean up before we leave.
What settlement repair costs
This is a structural repair, so it is one of the larger foundation jobs. The number depends mostly on how many piers and how deep:
- Number of piers needed along the settled area
- How deep the piers have to go to reach load-bearing soil
- Push piers vs. helical piers for your situation
- Whether you want a full lift or just stabilization
- Access around that side of the house, and any interior finishes to protect
- Drainage corrections done at the same time to protect the repair
Most settlement repairs land in the several-thousand to tens-of-thousands range. You get an exact written price after the inspection.
Common questions
Can a settling foundation be lifted back to level?
Will pier repair fix my cracked drywall and sticking doors?
How long do foundation piers last?
Is settlement going to keep getting worse?
Do you need to dig up my whole yard?
Related services and reading
Serving Kansas City and the Kansas suburbs
We work throughout Kansas City, KS and the surrounding Kansas communities in Wyandotte, Johnson, and Leavenworth counties.
Find out if your foundation is still moving
A free inspection measures the settlement and tells you what the repair involves.