Foundation Problem — or Just a Sinking Slab?
Half the 'foundation repair' calls in St. Joseph are actually settled slabs — a far cheaper fix. Here's how to tell the difference before you spend structural-repair money.
Get My Free Estimate
Quick diagnostic
Likely a settled slab (we fix this)
Sunken driveway or sidewalk panels · patio tilting toward the house · garage floor dropping away from the foundation wall · front steps pulling away from the porch · hollow-sounding concrete.
Likely structural (get a foundation contractor)
Stair-step cracks in basement block walls · doors and windows sticking through the house · bowing basement walls · cracks in drywall upstairs · chimney separating from the house.
Why St. Joseph homes get both
The same loess soil that undermines flatwork also challenges foundations — it's strong when dry and treacherous when saturated. The difference is what's moving: slab settlement means the concrete poured on the ground is following washed-out soil down (a leveling job, usually hundreds of dollars); foundation settlement means the structure itself is moving (piering work, usually five figures). Museum Hill and Hall Street's century-old homes see both; East-side builds from the last 20 years mostly see slab settlement from builder backfill.
We do one thing: lift and stabilize concrete flatwork. If what you describe sounds structural, we'll say so at the estimate and point you toward a structural contractor instead of selling you the wrong fix. And if a foundation company quoted you piering for what's actually a sunken garage slab — worth getting our number first.
Common questions
Do you repair foundations?
No — we lift and stabilize concrete flatwork (driveways, walks, patios, garage floors, steps). If your problem is structural, we'll tell you plainly and you'll avoid paying us for the wrong fix.
My garage floor dropped an inch at the wall — foundation problem?
Usually not. Garage floors are slabs poured inside the foundation; backfill settlement drops the slab while the foundation stays put. That's a leveling job.
What does slab leveling cost vs foundation repair?
Slab work is typically hundreds to low thousands; structural piering typically starts around ten thousand. Which is exactly why it pays to diagnose correctly first — see our cost guide.
Get My Free Leveling Estimate
Tell us about the job — we'll get back to you fast with straight answers and an up-front price.