Noticing cracks in your walls? Uneven floors? Doors that won’t close, right? These are all signs of a sinking foundation—a serious issue that can threaten your home’s structure if left unchecked.
Your foundation holds everything together, but soil movement, moisture, and poor construction can cause it to shift or sink over time. While jacking up a foundation might sound like a simple fix, the process requires the right tools, knowledge, and safety precautions to avoid worsening the problem.
In this guide, we’ll explain how to tell if your foundation is sinking, the safest sinking foundation repair solutions, and why professional repairs are often the best solution. Let’s dive in and ensure your home stays stable for years.
Different Methods For Jacking Up A Sinking Foundation
Lifting a sinking foundation requires the right approach based on your home’s foundation type, soil conditions, and the extent of the settlement. Some methods offer long-term stability, while others provide only temporary relief.
Here’s a breakdown of the most effective foundation jacking solutions.
Method | Best For | Pros | Cons |
|---|---|---|---|
Adjust-A-Pier™ | Pier and beam homes | Precise adjustments, durable, minimal maintenance | Not suitable for slab foundations |
Helical Piers | Light structures, weak soil | Quick install, works in soft/wet soil | Higher upfront cost |
Push Piers | Heavy homes, deep settlement | Strong support, long-lasting | Not ideal for light structures |
Hydraulic Jacking | Controlled foundation lifting | Precise adjustments | Requires professional expertise |
DIY Jacking | Minor adjustments only | Cost-effective for small fixes | Risky, temporary, not for full foundation |
How To Jack Up A Sinking Foundation?
Lifting a foundation isn’t something you want to take lightly. You could cause more damage, cracked walls, or even create safety hazards if done incorrectly. That’s why professional foundation repair methods like the Adjust-A-Pier™ system are the best way to safely stabilize and level a pier and beam foundation.
If your floors are sagging, doors are sticking, or cracks are showing up in your walls, it’s time to take action. Below, we’ll walk you through how to fix a sinking foundation.
- Inspection and Preparation: A thorough inspection identifies problem areas and determines the appropriate repair plan.
- Site Preparation: Temporary supports are installed, and old piers are removed as necessary.
- Excavation: Precise holes are excavated to the required depth for each pier.
- Wood Work: Damaged beams and joists are replaced.
- Footings are Poured: Steel cages are installed in the footers, and concrete is poured.
- Adjust-A-Pier™ Installation: The system is installed and adjusted to ensure perfect alignment.
- Final Adjustments and Cleanup: The foundation is leveled, and the site is restored.
The Risks Of DIY Foundation Jacking
Trying to lift a sinking foundation on your own might seem like a cost-saving solution, but it can lead to serious damage, safety hazards, and higher sinking foundation repair costs in the long run. Foundation jacking requires precise adjustments, proper support, and knowledge of how your home’s structure responds to movement.
Here’s why DIY foundation lifting is risky:
- Uneven Lifting Can Cause More Damage: Without proper equipment, lifting a foundation unevenly can warp door frames, crack floors, and create new structural issues.
- Incorrect Jacking Can Crack Walls and Ceilings: Lifting too quickly or at the wrong points stresses walls, ceilings, and floors, leading to large cracks and gaps.
- Lack of Stabilization Leads to Costly Repairs: Temporary jacks or poor structural foundation support can cause the home to sink again, often worse than before. Without proper reinforcement, repairs won’t last.
- Hidden Safety Hazards: Plumbing, electrical wiring, and gas lines run under many homes. A mistake could lead to burst pipes, fire hazards, or gas leaks.
5 Common Sinking Foundation Signs
Your home should feel solid and level. If you notice changes like uneven floors or cracks in the walls, your foundation may be sinking.
Here’s how to tell if foundation is sinking:
- Uneven Floors and Sloping Rooms: Do you feel like walking slightly downhill in certain rooms? Floors that slope, dip, or feel uneven could indicate that the foundation is shifting beneath your home. Over time, this can get worse, leading to structural instability and safety concerns.
- Cracks in Walls, Ceilings, or Floors: Small hairline cracks may not seem alarming, but growing, widening, or zigzagging cracks are often signs of foundation failure. Pay special attention to:
- Cracks running diagonally across walls
- Gaps forming between ceiling and walls
- Fractures in tile or concrete floors
- Sticking Doors and Windows: When a foundation shifts, the home’s structure becomes misaligned. If doors and windows suddenly become difficult to open or close, this could mean the frame has warped due to foundation settlement.
- Gaps Between Walls and Trim: Check where your walls meet the floor or ceiling. If gaps form between baseboards, crown molding, or trim, it could indicate foundation sinking and shifting. These gaps may continue to grow if the issue isn’t addressed.
- Chimney Tilting or Pulling Away from the House: A leaning chimney isn’t just a cosmetic issue—it’s a major red flag for foundation problems. If your chimney separates from the home or tilts at an angle, the foundation beneath it may sink, and immediate repairs are needed to prevent collapse.
🛑 Don’t Ignore The Warning Signs!
A sinking foundation will only get worse over time. Schedule a professional foundation inspection to prevent costly damage if you notice these symptoms. The sooner you act, the better your chances of avoiding major repairs.
What Causes A Sinking Foundation?
A stable foundation depends on solid ground, proper support, and durable materials. When these factors fail, your home can settle, sink, or shift, leading to costly structural damage.
Below are the most common causes of a sinking foundation.
Soil Issues: The #1 Cause of Foundation Problems
The soil beneath your home plays a significant role in its stability. Certain soils expand, contract, or erode, causing foundations to shift and sink.
Here’s how common soil types impact your foundation:
Soil Type | Effect On Foundation |
|---|---|
Sandy Soil | Drains well but can erode, creating voids under the foundation. |
Clay Soil | Expands when wet, shrinks when dry, leading to cracking and movement. |
Silt Soil | Retains moisture, making it unstable and prone to shifting. |
Loamy Soil | Generally stable, but excessive clay content can cause foundation movement. |
Fill Soil | Often poorly compacted, leading to uneven settling and foundation damage. |
Texas is known for its expansive clay soils, which can cause major foundation problems. One of the most common is Houston Black soil, the official state soil of Texas according to the U.S. Department of Agriculture.
This dark, clay-heavy soil formed from ancient calcareous clays and marls during the Cretaceous Age. It becomes sticky and highly moldable when wet, earning the nickname “black gumbo.” Its high shrink-swell capacity means it expands significantly when wet and contracts when dry—putting stress on foundations and leading to cracks, sinking, and structural movement.
If your home is built on expansive clay soil like Houston Black, foundation damage is a real risk. Proper drainage, moisture control, and professional foundation support are essential to prevent costly repairs.
Water Damage: A Leading Cause Of Foundation Sinking
Water is one of the biggest threats to foundation stability, and Texas is no stranger to extreme rainfall and flooding.
- Flash flooding is the #1 natural disaster in Central Texas. It often overwhelms the soil and causes foundation shifts.
- Texas has recorded 6 of the 12 highest 24-hour rainfall amounts in the world, making sudden soil saturation a common issue.
- Texas consistently ranks among the top states for flood-related damages, putting homes at high risk for foundation problems.
- A Blue Ribbon Study found that Texas experienced 4,722 flash floods between 1986 and 2000, highlighting the long-term impact of excessive moisture on foundations.
How Water Damages Foundations:
- Poor Drainage: Heavy rainfall and flash floods cause soil to erode or expand, leading to foundation movement.
- Plumbing Leaks: Underground leaks can wash away soil, creating voids beneath the foundation.
- Soil Saturation: Excess water weakens the soil, causing settlement and cracks in the foundation.
In a state where flooding is a constant threat, managing water around your foundation is crucial. Installing proper drainage systems, grading the landscape, and sealing foundation cracks can help prevent long-term damage.
Aging Materials: A Weakening Foundation
Over time, the materials holding up your home deteriorate, increasing the risk of sinking.
- Concrete Foundations: Small cracks can grow, leading to shifting and structural damage.
- Pier and Beam Homes: Wood rot weakens floor joists and piers, causing sagging and instability.
Inadequate Support: Poor Construction & Insufficient Piers
If a foundation isn’t built with enough structural support, it may struggle to hold the weight of the home over time.
- Too Few Piers: Insufficient pier placement in pier and beam homes leads to floor sagging and settling.
- Weak Footings: Shallow or poorly reinforced concrete footings can crack and sink under pressure.
- Improper Soil Preparation: The foundation may settle unevenly if builders don’t compact soil properly before construction.
Don’t Take Risks—Lift Your Foundation the Right Way
Your home’s foundation isn’t something to gamble with. If not handled correctly, a sinking foundation can lead to costly repairs and long-term damage. While some small adjustments may be DIY-friendly, lifting an entire foundation requires experience and precision.
At Quality Foundation Repair Austin, we specialize in pier and beam foundation repair, foundation jacking, and structural support solutions designed to keep your home safe and stable. If you see signs of foundation sinking, don’t wait—the problem won’t fix itself.
👉 Call us today for a free inspection and expert foundation repair solutions!
