Foundation Repair Engineer for Underpinning and Pier Plans
Settlement, cracks and failing walls evaluated by a licensed engineer, with underpinning and repair plans stamped for permit and contractors.
- Stamped by a PE licensed in your state
- Built to IBC, IRC and local amendments
- Plan-check comments answered
An independent foundation repair engineer on your side
Cracks in the drywall, doors that stick, a sloping floor or a bowing basement wall can mean very different things. Some are cosmetic shrinkage that needs nothing more than patching. Others point to ongoing settlement, heave from expansive soil or lateral pressure that will keep getting worse. A foundation repair engineer sorts out which is which, and designs a repair that addresses the cause rather than just the symptom.
PE Engineer evaluates foundation distress and prepares stamped repair plans for homes, additions, garages and light commercial buildings. Typical designs include helical piers, push piers, concrete underpinning, grade beams, basement wall bracing and slab repairs. Each set is sealed by a Professional Engineer licensed in the state where the building is located, and drawn so a repair contractor can price and build it and a building department can permit it.
We work for homeowners who want an independent opinion before signing a repair contract, for contractors who need stamped plans for a permit, and for buyers, sellers and agents who need a clear engineering answer during a sale. You receive a fixed-fee proposal first, usually the same day. When an on-site evaluation is needed, we arrange it through a local licensed engineer.
What you receive
- Evaluation findings and probable cause
- Underpinning or pier layout plan
- Pier, bracket and connection details
- Wall, slab or crack repair details
- Supporting calculations
- PE stamped repair plan or letter
Foundation repair services we provide
We cover the evaluation, the repair design and the paperwork that the permit, the contractor and the lender need.
Crack and settlement evaluation
Review of crack patterns, floor levels, photos and site conditions to separate cosmetic cracking from structural movement, with a written opinion on probable cause.
Helical pier underpinning
Helical pier layouts with spacing, working loads, bracket type and installation criteria coordinated with the pier manufacturer and installer's capacities.
Push pier underpinning
Hydraulically driven steel pier layouts that use the building's weight as reaction, with spacing checked against the footing's ability to span between piers.
Concrete underpinning and grade beams
Mass concrete underpinning in sequenced pits, new grade beams and drilled piers where steel piers are not practical or the footing must be rebuilt.
Basement and foundation wall repair
Designs for bowing or cracked basement walls using steel beam bracing, wall anchors, carbon fiber straps or reinforced wall replacement, depending on movement.
Slab and interior support repair
Interior pier and beam supports, slab piering, crawlspace post and beam replacement, and notes for slab lifting where it is appropriate.
Your Stamped, Permit-Ready Plans Start With One Upload
Send your drawings or describe the project. A licensed engineer reviews it and sends a clear, fixed-fee proposal, often within hours.
- Free and no obligation
- Reviewed by a licensed PE
- Secure file upload
What a foundation repair engineer looks for
Foundations move for a limited number of reasons, and each leaves a recognizable signature. Settlement into soft or poorly compacted soil usually shows as diagonal cracks that widen toward one corner and floors that slope toward the low area. Expansive clay can heave a slab in the middle or lift one side of a house during wet seasons and drop it in dry ones. Horizontal cracks and inward bowing in a basement wall point to lateral soil or water pressure rather than settlement.
When we evaluate distress, we look at:
- Crack location, width, direction and whether one side is offset from the other.
- Floor elevation survey data, or a relative level survey your contractor can take.
- Drainage, downspouts, grading, trees and plumbing leaks that change soil moisture.
- The age, construction type and any past repairs or additions.
- Soils information for the area, and a geotechnical report if one exists.
Not every crack needs piers. Hairline shrinkage cracks in concrete are normal, and many homes stop moving once drainage is corrected. A good evaluation tells you when to repair, when to monitor and when to fix the water problem first. That honest answer can save a homeowner the cost of a repair that was never needed. When monitoring is the right call, we explain how to mark and measure cracks over a few seasons so any further movement is documented and easy to compare.
Helical piers, push piers and other underpinning
Underpinning transfers the building’s load past weak or moving soil to a deeper, stable layer. The right method depends on the soil, the weight of the structure and access around the building.
Helical piers
Helical piers are steel shafts with helix plates, screwed into the ground with hydraulic equipment. Installation torque correlates with capacity, which gives a field check on every pier. They work well for lighter structures, new additions and places where a building’s weight is too low to drive a push pier. Helical systems are typically evaluated under ICC-ES acceptance criteria, and we coordinate capacities with the manufacturer’s evaluation report.
Push piers
Push piers, also called resistance piers, are steel pipe sections driven hydraulically using the building’s weight as reaction. They suit heavier structures on soils with a firm bearing layer at depth. Because the structure provides the reaction, we check that the footing and wall can span between pier locations without cracking.
Concrete underpinning and grade beams
Where the footing itself is deteriorated or too small, we design sequenced concrete underpinning pits, new footings or grade beams on drilled piers. These suit older buildings and sites where steel piers would not reach good bearing efficiently. They take longer to build, but the result is a conventional concrete foundation that any future inspector or engineer will recognize.
Have a Question? Get a Real Engineer's Answer in Minutes
Skip the guesswork. Chat live with a licensed engineer about your drawings, code requirements or permit comments, free and with no obligation.
- Free and no obligation
- Reviewed by a licensed PE
- Secure file upload
Repair plans that permit and build cleanly
Many jurisdictions require a permit for foundation underpinning and structural wall repair, and they want stamped drawings that show what will be installed. Repair contractors also need clear instructions so their bids are comparable. Our foundation repair plans include:
- A plan showing pier or underpinning locations, spacing and any interior supports.
- Design working loads per pier, with the factor of safety used and installation criteria such as minimum torque or drive pressure.
- Bracket, connection and footing details, including how the bracket attaches to the existing footing.
- Wall bracing, anchor or reinforcement details for basement walls.
- Crack repair, drainage and grading notes so the cause is addressed alongside the structure.
- Inspection and documentation requirements, such as installation logs for each pier.
Designs follow the IRC or IBC foundation provisions as adopted by your jurisdiction, with concrete and anchorage to ACI 318. For new foundations on the same property, our foundation design service applies. If the repair needs grading and drainage corrections to protect it, we can add grading and drainage plans to the same submittal.
Where the soil behavior is uncertain, we may recommend a geotechnical investigation before finalizing pier depths and capacities. On many residential repairs, installation criteria and field logs give enough verification, and we explain which approach fits your site and budget.
Independent opinions, sales and what we need from you
Foundation repair contracts can be large, and homeowners often receive very different proposals from different companies. An independent foundation repair engineer has no stake in how many piers are installed. We review the contractor’s proposal against the observed distress and tell you whether the scope fits, is excessive or misses something. Where needed, we design the repair ourselves so every contractor bids the same scope, and you can compare price and schedule instead of comparing engineering opinions.
Real estate transactions bring their own deadlines. Buyers, sellers and lenders often want an engineer’s letter describing the condition and recommended repairs, or confirming that a completed repair was done according to the design. Our structural inspection letters cover those cases.
To prepare a fixed-fee proposal, send us:
- The property address and the type of building.
- Photos of cracks with a tape or coin for scale, and wide shots of each elevation.
- Any floor level survey, contractor proposal or prior engineering report.
- A description of when the problem started and whether it is getting worse.
If an on-site evaluation is needed, we arrange it through a local licensed engineer and use the findings in the repair design.
You likely need this if
- Cracks are widening or offset
- Floors slope or doors stop closing
- A basement wall is bowing or cracked
- A contractor recommends piers
- Your city requires a permit for underpinning
- A buyer or lender wants an engineer's letter
How it works, start to finish
From your first message to stamped drawings, you work directly with the engineering team.
- 1Share your projectSend the address, scope and any drawings, photos or plan-check comments. Two minutes is enough.
- 2Receive a fixed-fee proposalAn engineer reviews the scope and replies with a firm price and delivery date for your foundation repair & underpinning drawings.
- 3Engineering and draftingWe run the calculations and prepare drawings to the codes your jurisdiction enforces, checked before sealing.
- 4Stamped set deliveredYou receive a sealed PDF set ready to submit, and we answer any plan-check comments within scope.
Codes and standards we design to
Foundation repairs are designed to the editions your jurisdiction has adopted, including local amendments:
- International Residential Code (IRC) Chapter 4, Foundations
- International Building Code (IBC) Chapter 18, Soils and Foundations
- International Existing Building Code (IEBC) for repairs to existing buildings
- ACI 318 for concrete underpinning, footings and anchorage
- ICC-ES acceptance criteria and evaluation reports for helical pier systems
- ASCE 7 for design loads
How licensing works. Engineering drawings must be sealed by a Professional Engineer licensed in the state where your project is located. PE Engineer works with a network of state-licensed PEs, so every set is reviewed and stamped by an engineer with an active license in the state where your project is located. Their name and license number appear on the seal, exactly as your building department requires.
Related services
Foundation DesignFootings, slabs, stem walls, piers and pile foundations designed and PE stamped for your soil, loads and local code.Explore More
Structural Inspections & LettersSealed structural inspection reports and engineer letters for foundations, cracks, framing, damage, unpermitted work and existing buildings, written for the people who requested them.Explore MoreStructural Damage AssessmentFire, storm, vehicle impact and water damage evaluated by a licensed engineer, with stamped repair drawings for permit, contractors and insurance documentation.Explore MoreFrequently asked questions
Should I hire an engineer before a foundation repair company?
It often helps. An independent engineer identifies the cause of the movement and the scope of repair without selling piers. With an engineered repair plan, every contractor bids the same work, and the permit application already has the stamped drawings the building department needs. It also gives you a document to compare against later if the repair does not perform.
Are helical piers or push piers better?
Neither is better in every case. Helical piers suit lighter structures and sites where the building’s weight cannot drive a pier, and they give a torque-based capacity check. Push piers suit heavier structures with a firm bearing layer at depth. We recommend the system that fits the soil, load and access at your property.
Is every foundation crack a structural problem?
No. Thin shrinkage cracks in concrete are common and usually cosmetic. Cracks that widen over time, have one side offset from the other, run horizontally in a basement wall or come with sloping floors and sticking doors deserve an engineering evaluation. A periodic crack monitoring plan can also show whether movement is active before any repair is chosen.
Do you inspect the property in person?
Many evaluations start from photos, measurements and a level survey. When the situation calls for an on-site visit, we arrange it through a local licensed engineer, and the findings feed directly into the repair plan. Our proposal states clearly whether a site visit is included.
Can you review my contractor's repair proposal?
Yes. We compare the proposed pier count, spacing and method with the observed distress and the structure’s loads, and tell you whether the scope is reasonable. If changes are needed, we can prepare a stamped repair design for contractors to bid.
Can you write a letter after the repair is complete?
Yes. With the approved repair plan, pier installation logs and photos, we can provide a letter for a buyer, lender or building department describing the repair and stating whether it was completed in general conformance with the design. A site observation may be arranged when needed.
Get your free foundation repair & underpinning proposal
Tell us where the project is and what you need. Attach any drawings, photos or plan-check comments. A licensed engineer reviews every request.
- Upload your filesPlans, sketches, photos or comments
- Get a fixed-fee proposalUsually the same day
- Receive stamped drawingsSealed by a PE licensed in your state