Foundation Repair Experts · Seattle, WA
Foundation Repair in Seattle
If your Seattle house has diagonal cracks climbing the drywall, a floor that slopes toward one corner, or a door that suddenly sticks, the real problem is usually in the soil under the house, not the house itself. We have spent over 25 years fixing exactly that across Seattle, using steel piers driven into soil that actually holds. It is real structural foundation repair, engineered to stop the movement for good. Free evaluations, and a lifetime warranty that follows the house to the next owner.
Warning Signs
Signs your Seattle home may have a foundation problem
Most people notice one small thing first. A door that sticks, a crack that was not there last year. Any one of these is worth a free look.
Cracked walls
Cracks in drywall or plaster, often running off door and window corners, point to a foundation that is moving.
Sloping floors
Floors that roll underfoot or tilt toward one side mean the structure below has settled unevenly.
Sticking doors
Doors and windows that suddenly stick or will not latch are a sign the frame has racked out of square.
Leaning chimney
A chimney pulling away from the house is settling on its own, separate from the rest of the structure.
Foundation cracks
Cracks in the foundation wall itself, especially horizontal ones, point to real pressure or movement.
Cracks in brick
Stair step cracking through brick or block joints is a classic sign of uneven settlement.
Gaps around windows
Gaps opening above or beside windows mean the wall around them is on the move.
Cracks in the floor slab
Cracks in a slab or in tile can mean the concrete underneath has settled or heaved.
Gaps at the deck or porch
A porch, deck, or step pulling away from the house is settling apart from the main foundation.
Why It Happens Here
What causes foundation problems in Seattle
It almost always comes down to the ground and the water moving through it. Here is what we run into most around Seattle.
Glacial till and Lawton clay
Seattle sits on layers left behind by the ice sheets. Dense till in some spots, slick Lawton clay and loose fill in others. When the soft layers give, the house settles unevenly.
Hills and slide-prone slopes
This is a city of hills. Homes on slopes in West Seattle, Magnolia, and along the ridges deal with slow soil creep that pulls a foundation apart over the years.
Rain and bad drainage
We get a lot of rain. Water that pools against the footing or runs the wrong way washes out the soil holding it up, and that turns into settlement.
Old houses on old foundations
A lot of Seattle was built before the war on foundations that were never engineered for the soil. Many have been creeping for decades.
Our Seattle Track Record
We have done a lot of work in this city
Most Seattle homes hit firm soil around 10 feet down, but every lot is different. On fill near the water and on steep sites we have driven piers past 50 feet to reach ground that holds. We log the depth on every single pier, so the number is never a guess. Here are some of the neighborhoods where we have worked.
How We Fix It
Real repairs, not patch jobs
What we do
- ✓ Helical piers. Screw type steel piers turned down to stable soil or bedrock.
- ✓ Push piers. Hydraulic steel piers driven deep when load capacity is the priority.
- ✓ Foundation lifting and house leveling, back toward the original height where the site allows.
- ✓ Full documentation and a lifetime warranty that transfers to the next owner.
Why it holds
- ✓ American made steel piers, code evaluated (ICC ES ESR 1854).
- ✓ We log the depth to refusal on every pier. The soil sets the depth, not us.
- ✓ ISO 9001:2015 certified manufacturing.
- ✓ Warranty backed by a trust, so the coverage is actually funded.
Our Process
Four steps, and most jobs are done in a few days
Schedule
Book a free on site evaluation online or by phone. No commitment.
Inspect
A specialist finds the root cause, not just the cracks you can see.
Repair
Our crew does the work. Most homes are finished in a few days.
Warranty
You get a lifetime transferable warranty, backed by a trust.
Why Us
Why Seattle homeowners call us
A warranty that is actually funded
Our lifetime warranty is backed by a trust that holds money set aside for repairs. We are the only company in the Pacific Northwest doing it this way.
Local crew, national backing
Your inspector works here in the Puget Sound and knows the soil. Behind them is Ram Jack national engineering and patented products.
American made products
Every pier we install is engineered and built in the USA to the tolerances our warranty depends on.
Common Questions
Seattle foundation repair questions
How much does foundation repair cost in Seattle?
It depends on how many piers you need and how deep they have to go, which changes a lot from one Seattle lot to the next. The honest answer is that we have to see it. The free inspection gets you a firm written number with no pressure, and financing is available.
How deep do the piers go in Seattle?
We install to firm soil, not to a set number. Around Seattle that is usually close to 10 feet, but on fill near the water or on a steep lot we have gone past 50 feet. We log the depth on every pier.
Do you do earthquake retrofitting on homes?
Usually not. A real seismic retrofit on a house gets expensive fast, and we don't do the Simpson strap and bracket tie downs that most home retrofits use. Where this work makes sense for us is on commercial and larger structures, where steel piers anchor the building to deeper, solid ground. If you're a homeowner dealing with settlement or cracking, that's the part we can help with.
How long does the work take?
Most homes are done in a few days. You do not need to move out, and we put your yard back the way we found it.
What happens if I don't fix it?
We won't tell you the sky is falling. Foundation movement is hard to predict, and only time tells whether it gets worse. What we can say for sure is that it won't fix itself, it won't get better on its own, and it never gets cheaper to repair. Catching it earlier usually means fewer piers and a smaller job.
Will my yard get torn up?
We keep it as clean as we can. There's some digging at each pier location, but our crews work tight, protect what they can, and put the soil and sod back when we're done. Most yards look close to normal within a few days.
Get a free Seattle foundation evaluation
Cracks, sticking doors, sloping floors. We will tell you exactly what is going on, with no pressure and no invented problems.
Explore More
