Foundation Repair in Richardson, TX
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Foundation problems in Richardson
Richardson grew fast in the 1950s through the 1970s, and many of its neighborhoods are filled with ranch-style brick homes on concrete slabs from that era. Those slabs sit on the expansive Blackland Prairie clays of Dallas and Collin Counties, which shrink in long dry summers and swell after rain. After fifty or more years of that cycle, many houses show settled corners, cracked brick veneer and interior doors that drift out of square.
Older slabs were often built with less reinforcement than modern post-tension slabs, and many Richardson homes have already been partially piered once. A new problem often shows up in a section that was not part of the original repair.
Richardson’s foundation repair permit rules
Richardson spells out when a permit is needed: foundation repairs with four or more piers require a building permit. The application must include an outline drawing of the house showing the areas to be repaired and a report describing what will be corrected and how, signed and sealed by a Texas licensed engineer. The permit must be approved and posted at the property before work starts, and contractors must be registered with the city.
A repair with fewer than four piers may not need a permit, but asking for an engineer’s report is still sensible, and it helps when you sell.
Costs
| Figure | Published amount |
|---|---|
| Average job, Dallas (This Old House) | about $2,850 |
| Average job, nearby Plano (This Old House) | about $3,760 |
| Steel or concrete piers, per pier (national guides) | $1,000 – $3,000 |
| Typical home needing 8–10 piers (national guides) | $8,000 – $30,000 |
These are published figures for orientation only, not quotes. Averages include many small jobs; multi-pier projects cost more. The contractor you are connected with sets the price after an inspection.
Mature trees and older yards
Richardson’s older neighborhoods have large shade trees, often planted close to the house decades ago. On clay, a big tree can dry the soil under one side of the slab and cause that side to settle. Root barriers, careful watering and piers below the drying zone are the usual answers; removal is not always the right choice. See tree roots and foundations.
Sources
- City of Richardson: Foundation repair permits
- Texas Water Development Board: Houston Black, the Texas state soil (NRCS)
- University of North Texas, Geography: Dallas-area geology and soils (Eagle Ford, Austin Chalk, Taylor Marl)
- This Old House: Foundation repair in Dallas, TX
- This Old House: Foundation repair in Plano, TX
- Bob Vila: Foundation repair cost (national price ranges)
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Get help in three simple steps
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- Call usTell a specialist what you are seeing – cracks, sloping floors, sticking doors, a bowing wall – and where you live.
- Get matchedYou are connected with an independent, local foundation repair contractor who serves your ZIP code.
- Get it fixedThe contractor inspects your home, explains the repair options and gives you a price. You decide – no obligation.
4 ZIP codes in Richardson
75080, 75081, 75082, 75083
FAQ
Foundation Repair in Richardson
Nearby pages:
When do I need a permit for foundation repair in Richardson?
For repairs with four or more piers. The application needs a drawing of the repair areas and a report signed and sealed by a Texas licensed engineer, and the permit must be posted before work starts.
How much does foundation repair cost in Richardson?
Costs are similar to Dallas and Plano, where This Old House lists averages of about $2,850 and $3,760. Pier projects commonly run $8,000–$30,000.
My house was piered before. Why is it moving again?
Earlier repairs often covered only part of the house. Other sections can still settle, and drainage or tree changes can add new movement. An elevation survey shows where.
Foundation problems in Richardson?
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