When part of a foundation sinks, the usual repair is to set piers under it to reach firmer ground. Fixr calls piering the most common fix for sinking foundations.
Why foundations settle here
HUD lists soil drying out near trees, soil swelling from blocked drainage, frost heave, and erosion from poor drainage among the causes of settlement. A 1973 Kansas Geological Survey study rated large areas of Johnson County soil as having high shrink-swell potential.
Types of piers
- Steel piers: long piers driven to deeper, firmer ground
- Helical piers: work like large screws turned into the ground
- Concrete piers: set below the frost line to stable soil
Garage floors and slabs
Mudjacking and foam jacking pump material under a sunken slab to lift it. Fixr notes they are affordable but not permanent, because they don't treat the cause.
Typical prices
| Each pier | $1,000-$3,000 |
| Large underpinning jobs | $10,000-$40,000 |
| Mudjacking or foam jacking | $500-$1,900 |
Ranges from published cost guides, not a quote.
Questions
How many piers will I need?
It depends on how much of the foundation has moved. Ask for a drawing that shows where each pier goes.
Will the cracks close after piering?
Ask the company what it expects for your house, and get it in writing.
Areas served around Kansas City
- Kansas City, MO and the Northland
- Independence
- Lee's Summit
- Blue Springs
- Raytown and Grandview
- Gladstone and Liberty
- Kansas City, KS
- Overland Park
- Olathe
- Lenexa
- Shawnee
- Prairie Village and Leawood