Foundation Repair for Home Buyers

Repairing your home before a sale: what you need to know

Foundation problems in and around Austin, Texas, are very common. If your dream home has foundation problems, there are simple ways to establish a fair price for the repair and correct the problems.

Home Buyer Foundation Austin Texas

Home buying can be a stressful time. For most people it is the single largest purchase they will make in their lifetime. In the Austin, Texas area, more than 40% of our homes have issues with their foundation, making this an extremely common situation. Most of the homes in and around Austin are built upon expansive clay soil that increases greatly in volume when wet, then shrinks back when dry. This variation creates stress on our foundations, and over time can cause foundation issues that must be repaired by a professional.

At Douglas Foundation Solutions, we understand that foundation education is a large part of our job. We are pleased to shed some light on common questions that homebuyers have when purchasing a home in the Austin, Texas area.

We recommend two avenues of support:

  • You can have the seller call Douglas Foundation Solutions and we will offer a repair bid to the seller.
  • If the seller does not want to be involved, we suggest you hire a licensed structural Professional Engineer (PE) to make a foundation inspection and a prepare repair plan if one is needed.

Note: If no repairs are needed, only an engineer can tell you the home’s foundation is performing as it should. Foundation repair contractors cannot legally state that a foundation requires no repairs.

Multiple quotes from different foundation repair companies will be confusing, because each company will offer their own opinion with their own solution. Some will have many piers and others will have fewer piers. Plus, all of these plans may be in conflict with the seller who may already have had the foundation inspected by a professional engineer; if so, there could be legal issues if a pier salesman undermines the sale.

Note: Foundation repair contractor quotes will not typically help you get the lowest price for your home; they will only confuse the sale process. A seller can easily reject them all as coming from a “salesman.” Start with an independent professional engineer to get the purchase on the right track.

To maximize equity when purchasing a home while minimizing costly surprises and mistakes, we recommend hiring a professional engineer to determine if the foundation of the home you want to purchase is performing as it should. Your engineer can develop a written report of the foundation performance. Professional engineers are the only people who can legally verify the status of a home’s foundation.

If the foundation does need repair, be sure to ask the professional engineer for a plan of repair. You can then use the engineer’s plan of repair to get competitive bids by foundation repair contractors. With this repair plan, the sellers, buyers, contractors and banks will be getting quotes based on an equal number of support piers which will facilitate the purchase. Another suggestion would be to work with the seller and have the seller work directly with Douglas Foundation Solutions. We will take care of the work and engineering in a seamless way and provide final engineering documents after the foundation work is performed.

Douglas Foundation Solutions is different. We offer more pier solutions than other companies because every project is unique, and no one pier solution is right for all foundations and soils. We are engineer driven and use the repair plan, coupled with our experience in repairing thousands of foundations in the Austin area, to provide you with quality work that will last.

We can provide contact information for professional engineers to help you. Pricing depends on the depth of the investigation, size of the home and any repair plans that may have to be drawn up, but generally falls within a $350.00-$800.00 range.