Oklahoma City metro
Foundation repair services in Oklahoma City
Most OKC foundation work comes down to clay that shrinks in drought and swells when wet. The fix depends on what kind of house you have and where the water is going. Start with what you're seeing.
Start from what you're seeing
| What you notice | What it usually points to | Read |
|---|---|---|
| Diagonal cracks at door and window corners, doors that stick | The slab or the piers under the house are moving | Slab foundation repair Foundation piering |
| Stair-step cracks in brick, brick pulling away at a window | The foundation under the veneer has dropped at that corner | Foundation crack repair Foundation piering |
| Bouncy or sloping floors in an older house | Worn shims, settled piers or a wet crawl space | Pier and beam repair Crawl space repair and encapsulation |
| A chimney, porch or front steps pulling away from the house | It sits on its own footing, and that footing moved | Chimney and porch separation Foundation piering |
| Water standing against the house after rain | Gutters or grading sending water into the clay at one spot | French drains and drainage |
| A warm spot in the floor, a jump in the water bill, new cracks all at once | A leak under the slab softening the soil | Slab leaks and foundation damage |
| A sunken driveway, patio or porch | Soil washed out or shrank under the concrete | Concrete leveling |
| You're under contract on a house | You need an answer before the inspection period ends | Pre-purchase foundation inspection Structural engineer inspections |
| Two estimates that disagree, or one that seems too big | An independent opinion from someone who doesn't sell piers | Structural engineer inspections |
These are common patterns, not a diagnosis. A crack can have more than one cause, and only someone who measures your floors can tell you which one you have.
What the clay does to a slab
Inspections
Structural repair
Slab foundation repair
Edge drop and heave on OKC clay, and how each one gets fixed.
Pier and beam repair
Sagging, bouncy floors in older crawl space homes, and what fixes them.
Foundation piering
The pier types on an OKC estimate compared, with published prices.
Foundation crack repair
Which cracks to seal, which to watch, and why patching first can waste money.
Chimney and porch separation
When a chimney, porch or front steps pull away from the house, and what fixes it.
Drainage and concrete
French drains and drainage
Often the first and cheapest fix for foundations on OKC clay.
Slab leaks and foundation damage
What a leak under the slab does to clay, and who to call first.
Crawl space repair and encapsulation
Moisture, sagging floors and vapor barriers in pier and beam homes.
Concrete leveling
Lift sunken driveways, patios, porches and garage floors.
Who does the work
OKC Foundation Pros doesn't. When you ask for an inspection, your request goes to one independent local foundation contractor that serves your ZIP. They pay us for the introduction, and they set their own prices. We ask for a real inspection, a written estimate before any work, and no pressure. How this works.
Before you sign anything, read how to compare foundation contractors and the cost guide, which lays out published price ranges for each repair.
Check your soil first
The clay under south and west-central Oklahoma City moves far more than the sandy soil on the east side. Your ZIP's rating tells you how much of your problem is likely the ground.
Soil risk lookup
How much does your soil move?
Questions homeowners ask
Does OKC Foundation Pros do the repair work?
No. OKC Foundation Pros is a referral service. We pass your request to an independent local foundation contractor, who pays us for the introduction. You never pay us anything.
How do I know which repair I need?
You usually can't tell from the inside of the house, and neither can anyone over the phone. The repair depends on what moved and why, which is what the free on-site inspection is for. The table on this page shows where most symptoms point.
What is usually the cheapest fix?
Drainage. On Oklahoma City clay, water against the foundation drives a lot of movement, and fixing gutters and grading costs far less than piers. It won't lift a house that has already dropped, so sometimes you need both.
Should I get more than one estimate?
For anything involving piers, yes. Ask each contractor for the number and type of piers, where they go, how deep, and what the warranty covers, so you can compare the estimates line by line.