Foundation raising in Edmond OK - a steady house, brought back up with care
Doors sticking, floors sloping, cracks in the drywall? We steady your settled house and bring it back up with care.
- Licensed and fully insured.
- Free estimates at your property.
- We respond within 1 business day.
What does foundation raising involve for an Edmond house?
Foundation raising in Edmond levels a house that has settled. On a pier and beam house we work from the crawl space, shimming or replacing the piers under the framing. On a slab house we lift the slab on piers driven down to soil that can carry the weight. The work itself usually takes days, not weeks.
Most people call after a door starts sticking or a crack shows up over a window, and they want to know whether the house is still moving and what it'll take to fix. The price and the schedule turn mostly on what's under the house and how much of it dropped. A slab house costs more than one on a crawl space because the slab has to come up on piers, one settled corner costs less than the whole house, and more piers means more days. A permit can add a step before we start. Your written estimate spells out what's included for your house, so you aren't left guessing.
How can you tell your house needs leveling?
Doors that stick or swing
A door that closed fine last year now rubs at the top corner or drifts open by itself. That usually means the frame has racked because one part of the house dropped, and planing the door only buys time until it binds again.
Cracks over doors and windows
Diagonal cracks running up from the corners of doors and windows, in drywall or in brick, usually point to movement underneath. Patching them before the house is steady just means patching them again once they open back up.
Floors that slope
A ball rolls to one side of the room, or you feel a dip near an outside wall. That's usually settling along the edge or piers that sank on a crawl space house, and the longer it drops, the more the walls and floors above it have to bend.
How we do foundation raising
Before I recommend anything, I look at how old the house is and what's been done to it before, because the same crack means something different in a house that's already been shimmed twice. I check the crawl space or the slab edges and measure the floors to find what dropped and where. Then we settle on the goal, which for most houses is getting it steady and bringing it up partway, because forcing a floor dead flat can crack plaster, tile and plumbing somewhere else in the house. Once the plan is set, our crew digs, sets the shims or piers, brings the house up a little at a time while we watch the walls inside, then backfills and cleans up.
Some jobs reach past the house. If a pier has to go through a slab, a patio or a walk, we use concrete cutting to open a clean square instead of breaking out a ragged hole. If the driveway dropped or cracked along with the house, our concrete driveway building work can replace it on a dug-out, packed base once the house has quit moving.
Shimming a pier and beam house
This suits houses on a crawl space, where we can reach the beams from underneath and shim or replace the piers that sank. There's less digging outside, since nothing has to come up through concrete.
Lifting a slab on piers
This suits slab houses, where the only way up is from below. We dig at the edge, drive piers down to soil that holds and lift the slab on them, so expect more digging and more noise.
Leveling one settled corner
When one corner dropped and the rest of the house is sound, we work on that corner alone instead of the whole house. If what I see points to more than one spot, I'll tell you plainly.
Get a written foundation raising estimate for your house
Send your address, whether the house sits on a slab or a crawl space, and what you're seeing. We reply within one business day, and I come out for a free estimate with no obligation.
(405) 285-3167- Based in
- Edmond, OK 73034
- Hours
- Mon–Fri: 8 AM–11 PM, Sat–Sun: 6 AM–10 PM
What happens after you call about foundation raising in Edmond?
Here's how a foundation job runs, from your first call to the day I walk the finished work with you.
Call or send a message
Call (405) 285-3167 or use the form, and tell us your address, your foundation type and the signs you're seeing. We get back to you and set a time for me to come out.
I come out and measure
I look under and around the house, measure the floors and listen to what you want. You get a written estimate that spells out the method and what's included, so you know what you'd be paying for before you decide.
We sort permits and scheduling
Once you say go, we sort out any permit with the city and set a date. If the city wants an inspection, we line it up so you don't have to.
We lift, then walk it
Our crew digs, sets the shims or piers and brings the house up a little at a time. When we're done, I walk the finished job with you, inside and out.
Why Edmond homeowners call Modern Edmond Concrete to raise a house
The owner looks at every house
I come out myself to look at every job and write the estimate, then work alongside the small crew that does the digging and lifting. The person who planned the lift is there when your house comes up.
In business since 2021
We've been in business since 2021, and before that I spent years on other people's crews learning the trade the right way. I grew up on a farm where you fixed a thing once and did it right, and I still work that way.
Licensed and fully insured
We're licensed and fully insured, and I'm glad to show you the papers before anyone digs near your house. Work under a foundation carries real risk, so it's a fair thing to ask any crew.
We plan for Oklahoma County clay
Oklahoma County has more shrink-swell clay than the national average, the kind that swells when it's wet, shrinks when it dries and takes a house along with it. That's why we set piers down to soil that holds instead of trusting the top layer.
On a settled house, getting it steady matters more than getting it flat, and that starts with me seeing it. Ask for an estimate or call (405) 285-3167.
Foundation raising and the concrete around it in Edmond
Here in Edmond, the city's Department of Building & Safety issues residential building permits, and they cover any change to a house, inside or out, that doesn't add floor area. A lift changes the structure, so plan on it needing one. The city's permit check tells you for your project, requests go through its online portal, and the plan review fee is paid when you apply. We check with the city before any work starts, and when it expects the contractor to handle it, we take care of the paperwork and line up the inspections. If you want to know where your address sits on flooding before we dig around the house, the city's Floodplain & Watershed Map shows it, and the Floodplain Administrator at (405) 359-4772 answers questions about it.
On jobs around here we see the same things again and again, older crawl space houses where a few piers sank more than the rest, and slab houses where one corner dropped near a downspout or a low spot in the yard. We run into it on jobs in Guthrie and Norman too, and we handle it the same way, steady first, then up gently.
Questions about foundation raising in Edmond
How much does foundation raising cost in Edmond?
Leveling a house across the US usually costs about $3,500 to $30,000 per job, and where yours lands depends on your foundation type and how much of the house settled. That's what the work usually runs nationally, not our price. Your written estimate gives the number for your house, and our work is satisfaction guaranteed.
Do I need a permit to raise my foundation in Edmond?
Most likely, because Edmond's residential permits cover changes to a house that don't add floor area. The city's online permit check settles it for your project, and we look into it with the city before we start.
Can I stay in my house while the foundation is being raised?
Yes, you can usually stay home the whole time. Slab work is noisy and means digging around the outside of the house, so expect some racket and a torn-up bed or two until we backfill.
How long does foundation raising take?
Shimming a pier and beam house usually takes 1 to 3 days, and lifting a slab on piers usually takes 3 to 7 days, depending on how many piers it needs. Your estimate tells you which kind of job yours is.
Do cracks in my walls mean my foundation is failing?
Not always. Some signs of movement don't mean the foundation is doing a poor job, and a house's age and earlier repairs change what a crack means. That's why I look at both before recommending a lift.
How do I keep my foundation from settling again after it's raised?
Get the roof water away from the house, because runoff with nowhere to go can wash out soil and pool against the foundation. Gutters help, and downspouts work best when they reach well past the foundation and the planting beds into ground that drains.
Related concrete work around a settled house
When a pier has to go through a slab or a patio is in the way, a clean saw cut opens it neatly instead of breaking it apart.
If your driveway cracked or dropped while the house settled, a new one poured on a dug-out, packed base can follow once the foundation is steady.
Service areas for foundation raising around Edmond
Modern Edmond Concrete is based in Edmond, Oklahoma, and works across the cities around it, including Midwest City and Moore. The 12 cities below have their own pages, and if yours isn't listed, call and ask.
Edmond, OK
Have your settled house looked at
Settling usually doesn't stop on its own, and the sooner I see it, the more choices you have about how far to bring it up.