Helping Houston Homeowners Fix Foundation Problems Since 1933

Houston is where Olshan began. We’ve been repairing foundations in this city since 1933 – through hurricanes, droughts, floods, and every swing of the Houston climate in between. No foundation repair company in Houston has more experience, more completed jobs, or a deeper understanding of what this specific soil, this specific weather, and this specific city does to a home’s foundation.

Our reputation for integrity, honesty, and quality craftsmanship is the cornerstone of our business and we have over 3,500 customer reviews to show for it. We consistently deliver on our promises with reliable, cost-effective results. Whether you’re dealing with cracked walls or a settling foundation, our team is equipped with the expertise to repair and stabilize the structure efficiently. We’re here to assist you with customized solutions designed to address your specific needs, using advanced techniques that guarantee safe and effective results.

Greater Houston is one of the most challenging foundation environments in Texas. The combination of expansive clay soil, extreme weather swings, a high water table in many areas, and a housing stock that spans nearly a century of construction, creates conditions that make foundation movement not just common – but nearly inevitable over time. Our job is to fix it when it happens and help you prevent it from getting worse.

What Causes Foundation Problems in Houston, TX

Houston sits on some of the most reactive clay soil in the country – often called “gumbo clay” – with a plasticity so high that it can swell by several inches when saturated and contract just as dramatically during dry stretches. That constant movement is the root cause of the vast majority of foundation problems we see across the metro.

The Houston climate makes it worse. The area averages over 40 inches of rain per year, but that rain doesn’t fall evenly – it comes in intense bursts followed by long dry periods, particularly during the brutal summer months when temperatures regularly exceed 100 degrees. When the soil beneath your home cycles rapidly between saturation and drought, the resulting differential movement – one part of the foundation settling while another remains supported – is what cracks slabs, binds doors, and opens gaps in walls and ceilings.

Houston’s geography adds additional complexity. Low-lying areas throughout Harris County and surrounding counties have naturally high water tables, meaning some foundations are in near-constant contact with ground moisture. Subsidence – the gradual sinking of ground level due to decades of groundwater extraction – is a documented phenomenon across the greater Houston area that adds yet another layer of movement risk on top of soil expansion and contraction. Add the occasional tropical weather event that rapidly saturates already stressed soil, and you have a foundation environment unlike almost anywhere else in the country.

The age and diversity of Houston’s housing stock matters too. The city has homes built in every decade from the 1920s through today – from the historic bungalows of The Heights and Montrose, to the post-war pier and beam homes of Meyerland and Bellaire, to the concrete slab subdivisions of Spring Branch, Memorial, Katy, Sugar Land, and Pearland, to the newer master-planned communities stretching out toward Conroe, League City, and beyond. Each era of construction and each foundation type presents its own set of vulnerabilities in Houston’s environment.

Warning Signs Houston Homeowners Should Know

Foundation problems rarely appear all at once. They develop over time, and the early signs are easy to rationalize or ignore. Don’t. In Houston’s soil environment, issues that start small tend to accelerate. Watch for any of the following:

• Cracks in interior drywall or plaster – especially diagonal cracks at door and window corners
• Stair-step cracks in exterior brick or mortar joints
• Doors or windows that stick, bind, drag, or no longer latch properly
• Gaps opening between walls and ceilings, or floors and baseboards
• Floors that feel uneven, springy, or soft underfoot
• Visible gaps between soil and the foundation perimeter after a dry summer
• Cracks in your driveway, sidewalks, or patio that seem to be growing
• Standing water pooling near the foundation after rain
• Musty odors or visible moisture under a pier and beam home
• Slow or chronically backing-up drains in an older slab home

The 5 Most Common Causes of Foundation Problems in Houston

If you’re seeing any of these signs, the right move is a professional evaluation. About 20% of the homes our Certified Structural Technicians visit don’t require repair – but you won’t know until someone who knows Houston soil takes a look.

Olshan’s Foundation Repair Services in Houston

Foundation Repair – Cable Lock ST Plus and All Piling Types

Our Cable Lock ST Plus system is Olshan’s patented, industry-leading foundation repair solution – a hybrid pier that combines the load-bearing strength of concrete with the tensile reinforcement of steel cable, driven to stable soil well below Houston’s active clay zone. It’s the most popular repair method we use in Houston for good reason: it’s designed specifically for this soil, backed by an industry-leading warranty, and has been proven across decades of Houston-area repairs.

That said, no two foundations are identical, and Olshan’s Houston team works with the full range of piling solutions – including helical piers for structures with limited overhead access or unusual load requirements, and pressed concrete pilings for cost-effective stabilization where soil conditions allow. Our Certified Structural Technicians evaluate each home individually and recommend the right system for your specific situation, not the most expensive one.

What it fixes:

• Cracks in walls, ceilings, floors, and exterior brick
• Doors and windows that stick, drag, or no longer close properly
• Uneven or sloping floors
• Gaps between walls, ceilings, and baseboards
• Foundation settling, sinking, and differential movement
• Structural instability from reactive gumbo clay soil

Cable Lock ST Plus – How it Works

Learn more about Foundation Repair.

Crawl Space Recovery, Pier & Beam Restoration and Crawl Space Encapsulation

Houston has a significant inventory of pier and beam homes – particularly in established inner-loop neighborhoods like The Heights, Montrose, Meyerland, Bellaire, and older areas throughout Harris County. The crawl space beneath these homes is where problems often start and go undetected the longest.

Olshan’s crawl space recovery services go well beyond basic moisture barriers. We replace or reinforce settling and deteriorating support posts, apply Lumber Seal Coating wood preservative treatment to protect existing structural wood from further decay, install full vapor barrier encapsulation systems, address drainage and sump needs within the crawl space, and evaluate and improve air quality in homes where crawl space moisture has been affecting the living environment above. A healthy crawl space is the foundation of a healthy pier and beam home.

What it fixes:

• Settling, rotted, or deteriorating support posts and piers
• Soft, bouncy, or uneven floors above the crawl space
• Moisture intrusion, standing water, and high humidity beneath the home
• Mold, mildew, wood rot, and musty odors entering living areas
• Poor indoor air quality from crawl space contamination
• Pest and insect access through an unprotected crawl space

Learn more about Crawl Space (Pier & Beam) Recovery.

Exterior Water Management – Olshan Drainage

Water is the single greatest driver of foundation movement in Houston. Poor drainage, negative lot grading, clogged or misdirected gutters, and water that pools near the foundation keep soil moisture elevated and force the swell-shrink cycle to work harder and faster than it would naturally. Olshan designs and installs exterior drainage solutions custom to your property – French drains, surface drainage systems, channel drains, downspout extensions, and regrading that moves water away from your foundation perimeter efficiently and permanently.

What it fixes:

• Standing water pooling against or around the foundation
• Soil erosion and washout near the structure
• Oversaturated soil causing heaving and uneven movement
• Gutters and downspouts directing water toward the home
• Lot grading that channels runoff toward the foundation

Learn more about Exterior Water Management.

Concrete Leveling – PolyLift

Settled and sunken concrete is one of the most visible signs of Houston’s soil movement problem. Driveways, sidewalks, pool decks, patios, and garage floors that drop as the clay beneath them shifts are a common sight across the metro. Beyond being unsightly, uneven concrete creates trip hazards and drainage problems that can direct water straight toward your foundation.

Olshan’s PolyLift service lifts and levels settled concrete through the injection of high-density polyurethane foam beneath the slab. The foam fills voids, helping to raise the surface back toward its original elevation, and cures in minutes – with no heavy equipment, no large excavation, and no extended downtime. It’s clean, fast, and far more cost-effective than full concrete replacement.

What it fixes:

• Sunken driveways, sidewalks, and walkways
• Settled pool decks, patios, and outdoor slabs
• Uneven garage floors and interior concrete
• Voids beneath concrete from soil erosion and contraction
• Trip hazards and drainage problems from tilted flatwork

Learn more about Concrete Lifting.

Under-Slab Plumbing and Tunneling

Houston has tens of thousands of homes built in the 1950s, 60s, 70s, and 80s with cast iron drain lines running beneath the slab. Cast iron corrodes and deteriorates over decades, and when those pipes begin to fail, the resulting moisture beneath the foundation is one of the most damaging and least visible problems a Houston homeowner can face. Persistent drain line leaks saturate the soil, create voids, and drive foundation movement – often for years before anyone connects the symptoms to their source.

Olshan conducts leak isolation tests and repairs under-slab plumbing failures through careful tunneling beneath the foundation – a process that protects your slab from the damage that can result from breaking through it. We identify the source, repair or reline the affected pipe, and restore the excavation properly so the repair lasts.

What it fixes:

• Failed or deteriorating cast iron drain lines beneath the slab
• Soil saturation and void formation from sub-slab plumbing leaks
• Foundation movement triggered by under-slab moisture
• Chronic slow drains or sewage backups in older slab homes
• Hidden moisture sources that undermine prior foundation repairs

Learn more about Under Slab Plumbing.

Bulkhead and Seawall Repair

Greater Houston’s extensive bayou system, its proximity to Galveston Bay, Clear Lake, and the Gulf Coast, and the prevalence of waterfront and canal-adjacent properties throughout the metro (like Lake Conroe) make bulkhead and seawall integrity a real concern for a significant number of area homeowners. When a seawall or bulkhead begins to crack and fail, soil erodes from behind the wall – and that erosion eventually works its way beneath slabs, patios, and the home’s foundation itself.

Olshan’s bulkhead and seawall repair uses polyurethane foam injection behind and through the wall to fill voids, close cracks, stop erosion, and restore structural stability – without the cost and disruption of full wall replacement. If you own waterfront property anywhere in the greater Houston area, proactive bulkhead maintenance is far less expensive than the alternative.

What it fixes:

• Cracks, gaps, and voids in seawalls and bulkheads
• Soil and fill erosion behind the wall
• Leaning, bowing, or destabilized bulkhead panels
• Erosion undermining adjacent slabs and hardscape
• Progressive deterioration threatening overall property stability

Learn more about Bulkhead & Seawall Repair.

Drought Defense Foundation Watering System

Houston summers are long, hot, and punishing on foundation soil. When clay dries out and pulls away from your foundation during extended dry periods, the loss of support leads to settling and cracking just as surely as too much water does. Olshan’s Drought Defense System is an automated foundation-perimeter watering solution that maintains consistent soil moisture levels during dry spells – interrupting the shrink-swell cycle before it does structural damage. It’s one of the most cost-effective preventive investments a Houston homeowner can make.

What it helps to prevent:

• Soil shrinkage and gap formation around the foundation in dry months
• Foundation settling from loss of soil moisture support
• The extreme shrink-swell cycles that drive movement in gumbo clay
• Seasonal cracking that reopens after every dry summer

Foundation Monitoring System

For Houston homeowners who want ongoing data on what their foundation is doing between inspections, Olshan’s professional foundation monitoring system provides exactly that. Sensors placed at key points around your home track elevation changes over time, giving you and our team early visibility into any developing movement – before it becomes visible damage. Particularly valuable for homes with prior repairs, homes in known high-movement areas, or homeowners preparing to sell.

What it provides:

• Continuous tracking of foundation elevation and movement patterns
• Early detection of new movement before visible damage appears
• Verification that a repaired foundation remains stable over time
• Documented data for home sales, insurance, or engineering review

Learn more about Olshan’s ORLY Foundation Monitoring System.

Home Elevation & House Raising

Is your home at risk flooding?

For Houston-area homeowners in flood-prone areas or properties that have experienced repeated flood damage, Olshan offers structural home elevation up to 22 feet. Our team has elevated hundreds of Houston-area homes, raising the entire structure above base flood elevation to reduce future flood risk and, in many cases, qualify for reduced flood insurance premiums. It’s a major undertaking, but for the right property it’s a permanent solution to a recurring problem.

If you live in a flood zone, want to build in a flood zone, or want peace of mind against increasing flood dangers, consider Home Elevation from Olshan.

Basement Waterproofing

True basements are rare in Houston given the water table, but they do exist – particularly in some older commercial and custom residential properties. Where basement waterproofing is needed, Olshan has the expertise to address it properly, from interior drainage systems to exterior membrane solutions.

Commercial Foundation Repair in Houston

Olshan has been solving commercial and industrial foundation challenges in Houston since the beginning. Our commercial capabilities extend well beyond what most foundation companies can offer, including carbon fiber strap reinforcement for bowing commercial walls, tilt wall repair for the industrial and warehouse buildings that define so much of Houston’s commercial landscape, parking structure stabilization, and full-scale foundation repair for office buildings, retail centers, schools, churches, municipal facilities, and industrial properties of all sizes.

Houston’s commercial sector sits on the same gumbo clay as its residential neighborhoods, and the consequences of deferred foundation maintenance in a commercial building are compounded by liability, operational continuity, and asset value considerations. Olshan’s commercial team understands the urgency and structures our work to minimize disruption while delivering permanent results.

Commercial services include:

• Slab and pier foundation repair for commercial structures of all types
• Carbon fiber strap wall reinforcement
• Tilt wall repair and stabilization
• Parking lot and parking structure concrete leveling and repair
• PolyLift concrete lifting for commercial flatwork
• Bulkhead and seawall repair for commercial waterfront properties
• Under-slab plumbing for commercial buildings
• Drainage solutions for commercial properties

Why Houston Homeowners Choose Olshan

There are dozens of foundation repair companies operating in the greater Houston market. Here is what sets Olshan apart:

• Founded in Houston in 1933 – over 90 years of continuous operation in this city, through every storm, drought, and market cycle
• More Google reviews than any other foundation repair company in Houston – earned one job at a time over decades
• A+ BBB rating and multiple BBB Awards for Excellence – including the 2025 BBB Overall Winner designation
• Patented Cable Lock ST Plus technology – developed and proven in Houston’s specific soil conditions
• Industry-leading transferable warranty – protection that stays with the home, not just the owner
• The broadest service offering in the market – from foundation repair and crawl space recovery to home elevation, commercial tilt wall repair, plumbing and everything in between
• About 20% of the homes we inspect don’t need repair – we’ll tell you that honestly, even when a competitor might not

You Deserve Award-Winning Service

2025 BBB Award for Excellence & Overall Winner

2024 BBB Award for Excellence

The BBB is an independent organization with a system of international standards and operates mainly on voluntary compliance by member businesses. To protect the integrity of the annual awards, winners must adhere to strict BBB guidelines.

Serving Greater Houston and Beyond

Olshan’s Houston serves one of the largest service territories of any foundation repair company in Texas. From our Houston base, our teams work across the full greater metro and beyond – reaching Galveston to the south, College Station to the northwest, Beaumont to the east, and Victoria to the southwest. If you’re within roughly 100 miles of Houston, you’re in our territory.

Key communities we serve regularly include The Woodlands, Katy, Sugar Land, Pearland, League City, Friendswood, Clear Lake, Pasadena, Baytown, Galveston, Texas City, Conroe, Humble, Atascocita, Kingwood, Cypress, Tomball, Spring, Missouri City, Richmond, Rosenberg, Stafford, Bellaire, River Oaks, The Heights, Meyerland, Montrose, Midtown, Memorial, Deer Park, La Marque, Angleton, Lake Jackson, El Campo, Victoria, Wharton, Bay City, Beaumont, and College Station.

How Much Does Foundation Repair Cost in Greater Houston?

One of the most common questions we receive comes from homeowners looking for an exact quote to repair their foundation. Since no two homes are built exactly the same, there isn’t a one-size-fits-all answer.

The truth is, foundation repair pricing can vary drastically in Houston, depending on the size and build of the home, severity of the damage, environmental factors, and the personal goals of the homeowner.

For many fortunate, quick-acting homeowners, simple preventative maintenance and/or drainage products can help keep costs under $3,500.

However, for serious damage; you may be looking at thousands of dollars for repairs. According to HomeAdvisor, a popular home service website, the average foundation repair cost for jobs completed in Houston, TX falls is about $8,130.00 on average.

Potential home-buyers should also be aware of the possibility of existing and potential structural problems when purchasing a new home. If foundation repair was performed on the home in the past, it’s important to transfer any existing warranty under your name. It can also be a good idea to consult with a Structural Engineer before finalizing a purchase agreement for a new home.

Need an exact quote and peace of mind? There’s no need to reach for your wallet. Olshan Certified Structural Technicians offer comprehensive foundation repair pricing, free of charge to existing homeowners.

Here are some more details on the average cost of foundation repair in the Houston area from our jobs to date in 2026:

*All of the averages given above are based on booked work.. These numbers are not an exact quote and should not be construed as such, they are provided for information purposes only. Call our foundation repair experts for an exact quote.

Frequently Asked Questions – Olshan Foundation Repair Houston

You’re in Good Hands with Olshan Houston

Meet Chris Cates, General Manager of Olshan Foundation Repair in Houston, TX. Chris has nearly 40 years of experience in the foundation repair industry. His expertise designing foundation repairs, managing production, working with customers and management in both the residential and commercial structure side of the industry, make him one of the leaders in the industry both locally and nationally.

He has worked on homes, buildings, offices, schools, crawl space foundations, slab foundations, and much more in the Harris County and surrounding areas. Chris’ work and expertise have been featured in the local Houston media several times, including appearances on the CW39 News, Click 2 Houston News, ABC 13 News, The Sealy News and The Houston Business Journal.

Olshan Houston in the News

• BBB (2024 Award Winner) Olshan has earned the 2024 BBB “Award for Excellence,” recognizing its long-standing commitment to quality, integrity, and customer service in foundation repair
• KPRC Houston (Channel 2 News Segment) Houston home foundation repair company sees uptick in calls amid drought conditions
• CW39 Houston (Video): GPS data shows Harvey bent the Earth’s crust beneath Houston
• Click 2 Houston (Article): Drought Causes Problems With Foundations
• ABC 13 News (Video): Owners elevating home following Hurricane Harvey flooding
• CW39 Houston (Video): Labor and construction jobs after Harvey
• The Sealy News (Article): San Felipe church continues restoration campaign
• Houston Business Journal (Article): Cable Lock lays foundation for a new spin on its repair system 
• Basement Health Association (Q&A) Home Elevation in Texas – Olshan Foundation Repair
• The Seattle Times (Article): More homes suffering from foundation problems
• The New York Times (Article): Shifting Soil Threatens Homes’ Foundations
• ABC13 Houston (Article): Rains following drought means new foundation issues

Tour our main office: 5902 W 34th St, Houston, TX 77092