Serving Garland, next door to Rowlett
Garland Foundation Repair for Older and Newer Homes
Bouncy floors, cracked brick or windows that will not open in Garland? Call us, tell us what you are seeing, and request a free estimate.
- Slab and pier and beam homes
- Written estimate before work
- Floor elevation survey on every visit
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Tell us what's going on. We call you back fast.
Foundation Repair Across Garland's Older Neighborhoods
Garland borders Rowlett to the west, so our crews are in the city often. It is one of the larger suburbs in Dallas County, and much of its housing went up between the 1950s and the 1970s. Those decades give Garland a different mix of foundations than the newer towns around it, and repairs here tend to vary more from one street to the next.
Some older Garland homes sit on pier and beam foundations with a crawl space underneath. Over time, wood shims compress, beams sag and original supports lean or sink, which shows up as soft spots, sloping floors and cracks above doorways. These homes can usually be re-leveled from below with new shims, steel or concrete supports and repaired beams, without the cost of piering the whole perimeter of the house.
Later subdivisions in Garland moved to concrete slabs, and many of those slabs have been riding on expansive clay for decades. Mature trees are common in established neighborhoods, and large roots pull moisture from the soil near the house during summer. That drying often settles one corner or side of a slab, so we look at trees, gutters and grading alongside the elevation readings before suggesting a fix.
Services in Garland
What We Help With in Garland, TX
Foundation Repair
Foundation repair in Rowlett for slab homes on Blackland Prairie clay: pressed pilings, steel piers, slab leveling and moisture control.
Learn moreFoundation Drainage and Waterproofing
Control the water and soil moisture around a slab home so the clay underneath stops swelling and shrinking unevenly.
Learn moreCrawl Space Repair
Dry out a damp crawl space, stop wood rot and firm up soft, sagging floor framing under older pier-and-beam homes.
Learn moreStructural Repair
Repair the framing, beams and brick that show damage when a house has moved: sagging floors, cracked veneer and doors that stick.
Learn moreSlab Foundation Repair
Stabilize and level a concrete slab with pressed piles or steel piers, and check for plumbing leaks that may be moving it.
Learn morePier and Beam Repair
Re-shim, replace failed piers, add new beams and re-level a pier-and-beam house that has dipped or developed soft spots.
Learn moreWhy Garland Homeowners Choose Us
Pier and beam experience
We go into the crawl space, check every beam line and support, and re-level the floor from below. That beats guessing at the cause from inside the living room.
Mature trees considered
Big shade trees are part of what makes older Garland streets pleasant. We explain how root zones affect your slab and what can be done short of removing the tree.
Repairs sized to an older house
Homes from the 1950s through the 1970s often need targeted fixes. We recommend what the house needs, not the largest job we could sell.
Plain answers and a written price
You get a clear explanation of what moved, why it moved and what it costs to fix. All of it is in writing before work starts.
How it works
How Foundation Repair Works in Garland
- 1
Call and describe the signs
Tell us about the cracks, doors or floors you have noticed. Photos help us plan the visit.
- 2
Elevation survey
We measure floor levels room by room and look at the perimeter, drainage, trees and any signs of a plumbing leak.
- 3
Pier layout and estimate
You get a written plan showing where support goes, the price and whether an engineer should review it.
- 4
Install and lift
We install the piers or pilings, lift the slab in stages and watch for stress on walls, doors and plumbing.
- 5
Re-measure and clean up
We take final readings, backfill and tidy the work areas, and explain how to keep soil moisture steady going forward.
Foundation Repair in Garland: Common Questions
My Garland house has a crawl space. Is that pier and beam?
Most likely, yes. If you have vents along the base of the walls and an access hatch, the floor rests on beams and supports above the soil. These foundations are repaired differently from slabs, usually by re-shimming, adding supports and fixing sagging beams.
Why does one corner of my older slab home keep cracking?
A single corner that keeps moving often points to a local moisture problem, such as a downspout dumping water, a low spot in the yard or a large tree drying the soil. We check those causes along with the slab elevations before suggesting piers, since fixing the cause can be part of the answer.
Do you serve all of Garland?
Yes. We work throughout Garland, from neighborhoods near the Rowlett line to the older parts of the city closer to Dallas. Call with your address and we will confirm a visit.
Nearby Areas We Serve
Get Your Free Estimate in Garland, TX
Need foundation repair at your Garland home? Call us to go over the signs you have noticed and request a free estimate.