Foundation Repair Arlington TX

Foundation repair stabilizes a house that has settled or heaved, usually by adding piers under the foundation, adjusting the structure, and fixing the drainage or plumbing problems that caused the movement. In Arlington that can mean slab repair, pier and beam work, an inspection with elevation readings, or drainage correction.

• Find out what the warning signs look like and which ones matter.
• Understand the services and pier types before anyone gives you a number.
• Know what Arlington requires before work starts.
• Send one request, and let a local professional follow up.

The most common signs are cracks (in brick, drywall or tile), doors and windows that stick, and floors that slope. One sign alone is often cosmetic. Several together, or cracks that keep growing, are worth an evaluation.

• Stair-step cracks in brickCracks that zigzag along mortar joints, often near corners or above windows, can point to one side of the house settling or heaving.
• Drywall cracks at door and window cornersDiagonal cracks running from the corners of openings are one of the most common signs of movement inside.
• Doors that stick, swing or won't latchFrames go out of square when the floor under them moves, so a door that rubs at the top or drifts open is worth noting.
• Windows that bind or show gapsA window that suddenly gets hard to open, or shows light around the frame, can mean the wall around it has shifted.
• Sloping or uneven floorsA marble that rolls, a dip near the middle of the house, or a high spot at an interior wall can show settlement or heave.
• Gaps where walls meet ceilings or floorsSeparations at crown molding, baseboards or the wall-to-ceiling joint often open and close with the seasons.
• Cracked tile or separating flooringTile that cracks in a line, or wood and laminate planks that open up, can follow a crack in the slab underneath.
• Brick pulling away from frames or trimA gap between brick and a window frame, or at the frieze board under the roofline, can mean the veneer is rotating.
• Chimney, porch or garage movingAdditions and attached slabs sit on their own footings and may move separately from the main house.
• Soil gaps and water near the foundationA gap between soil and the slab edge in dry months, or water that pools by the walls after rain, shows changing soil moisture.
• Crawl-space moisture or sagging beamsIn pier and beam homes, damp soil, rotted shims or sagging beams can show up as soft or bouncy floors.
• A water leak or a jump in the water billAn under-slab plumbing leak can wet the soil under one area and cause movement there, so leaks and foundation problems are often checked together.

Tip: photograph cracks with a coin or tape measure beside them and write the date. Pictures taken a few months apart show whether a crack is moving.

Much of North Texas sits on clay soil that swells when it gets wet and shrinks when it dries, so the ground under a house rises and falls with the weather. Uneven moisture, not just dry weather, is what puts a foundation under stress.

• Seasonal swings. Wet springs and hot, dry summers make the soil swell and shrink, and the edges of a slab feel it first.
• Drainage. Gutters that dump at the wall, flat or reversed grading and clogged drains wet one side of the house more than the other.
• Trees. Large trees close to the house can pull moisture from the soil under one corner.
• Plumbing leaks. A leaking sewer or supply line under the slab can soften the soil in one spot.
• Original construction. Fill soil, how the slab was built, and how the lot was graded all play a part.

You can request any of the eight services below, from a first inspection to full slab or pier and beam repair. Each links to a fuller explanation.

• 01Slab foundation repairLifting and supporting a settled concrete slab with piers.
• 02Pier and beam repairRe-shimming, adding piers and replacing damaged beams or sills.
• 03Foundation piersPressed concrete, steel, drilled and hybrid piers compared.
• 04House levelingBringing floors back toward level, within what the structure allows.
• 05Foundation inspectionElevation readings, crack mapping and a written repair scope.
• 06Drainage correctionGrading, gutters, French drains and root barriers.
• 07Plumbing testsSewer and supply-line tests before and after a repair.
• 08Tunneling and related workGetting to interior piers, concrete lifting and crack sealing.

Expect one. The City of Arlington lists foundation repair requirements in its permitting section, and permits are applied for online at ArlingtonPermits.com^1,2. Confirm the details for your address with the City before work starts.

• Registered contractors.The City requires a contractor to be registered as a business to get permits, and says that registration does not by itself mean a contractor is reputable. It tells homeowners to check references².
• Ask your contractor to pull the permit.The City says homeowners should always require their contractors to get the proper permits and inspections, and may choose to pay based on approved inspections².
• Unpermitted work.If a contractor is found working without a permit, an inspector issues a stop-work order, some work may have to be uncovered and redone, and the property owner is ultimately responsible².
• Work hours.Permitted outdoor construction noise within 300 feet of homes is prohibited from 6 PM to 7 AM during Central Standard Time and from 8 PM to 7 AM during daylight saving time².

1. Tell us what you see. Call (817) 784-7164 or send the short form with your ZIP code and a line about the cracks, doors or floors.
2. A local professional follows up. Your request may be shared with a local foundation repair professional, who calls or texts to ask questions and set a time.
3. On-site evaluation. Expect a look at the outside and inside of the house, and often floor elevation readings.
4. Written scope. Ask for the number and type of piers, where they go, what is included, and what happens with plumbing tests, engineering and the permit.
5. Permit and repair. The work is permitted and inspected through your city.
6. After the repair. Keep the final elevation readings, permit records and any engineer letter. A future buyer will ask for them.

Sending a request is free and puts you under no obligation.

Compare written scopes, not just prices, and check registration, references and how each company handles engineering and permits. These questions make proposals easy to compare:

1. Is the company registered with the City of Arlington to pull permits²?
2. Who pulls the permit, and is the inspection included?
3. Is there an engineer's evaluation or letter, and who hires the engineer?
4. How many piers, of what type, to what depth or refusal, and exactly where?
5. Are interior piers needed, and will they tunnel under the slab or break out flooring?
6. Is a plumbing test recommended before or after lifting, and who pays for it?
7. Will you get elevation readings before and after?
8. What does the written warranty cover, does it transfer to a buyer, and what does it exclude?
9. What drainage changes are recommended so the problem doesn't come back?
10. What is the payment schedule, and is any payment tied to passed inspections?

Requests are taken from Arlington and from nearby Grand Prairie, Mansfield and Euless. Each city runs its own permit office:

• Foundation repair in Grand Prairie, TX: permit rules and engineer requirements.
• Foundation repair in Mansfield, TX: permit and plan-review fees.
• Foundation repair in Euless, TX: structural repair permits and summer inspection limits.

Arlington had an estimated 403,672 residents in 2024, Grand Prairie 207,331, Mansfield 80,803 and Euless 60,010⁴.

1. City of Arlington, Permits. Accessed Nov. 1, 2026.
2. City of Arlington, Building Permits / Inspections FAQs. Accessed Nov. 1, 2026.
3. City of Grand Prairie, Residential Foundation Repair Permit. Accessed Nov. 1, 2026.
4. U.S. Census Bureau, City and Town Population Totals: 2020-2024 (Vintage 2024). Accessed Nov. 1, 2026.