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Foundation Repair Greenville is a foundation and structural repair company serving homeowners across Greenville and all of Greenville County. We fix what the Upstate clay does to a house: settling foundations lifted and stabilized with helical and push piers, cracked foundation walls sealed and reinforced, bowing walls straightened and anchored, and sunken concrete leveled. If your doors are sticking, your floors slope, or cracks keep opening up, the foundation is usually why, and we find the cause before we quote a fix.
Greenville sits on Piedmont clay that moves with the weather, and that movement is hard on a foundation. The ground swells when it rains and shrinks in a dry spell, and over the years that back and forth settles footings, cracks walls, and leaves floors uneven. We have the piers, anchors, and leveling systems to stop that movement and hold your foundation where it belongs, sized to what your home actually needs, not a one-size quote. Every job starts with a free inspection.
If your home is doing any of these, the foundation is usually why, and a free inspection will tell you for sure.
Stair-step cracks in brick or block, cracks above doors and windows, or widening cracks in drywall and slabs are the clearest sign the foundation is moving. A hairline settling crack is normal; a crack you can fit a coin into is not.
When a foundation shifts, door and window frames rack out of square, so they stick, drag, or will not latch. If it started suddenly or keeps getting worse, the movement is structural, not just humidity.
Floors that slope, sag, or feel bouncy mean the support under them has settled or the framing has weakened. You can often feel it walking across a room, or watch a ball roll on its own.
Gaps opening between the wall and a window, door, or trim, or a garage door that no longer seals at the top, point to one part of the foundation dropping away from the rest.
A foundation or basement wall that bows inward, leans, or shows a horizontal crack is under pressure from the soil outside and needs to be stabilized before it fails. This one is better addressed sooner than later.
A corner or section of the house sitting visibly lower, a chimney pulling away, or a porch separating from the home all point to a foundation that is settling and needs piers to stop it.
Piers, crack repair, wall repair, and concrete leveling, the full range to stabilize a Greenville foundation.
When a foundation settles or sinks, the fix is to transfer the home's weight onto stable soil deep below the problem layer. We drive steel push piers or turn helical piers down past the shifting clay to solid load-bearing ground, then lift and stabilize the foundation back toward level. It is the permanent answer to a settling house, not a patch.
Every repair starts with finding out why the foundation moved, because stabilizing it without addressing the water or soil that caused it only buys time. We inspect the full picture, the piers, the drainage, and the grading, and build a plan that holds, with a firm price before any work begins.
Helical piers are steel shafts with helix plates that screw down into the ground like a giant anchor, past the unstable clay to soil that can carry the load. They go in with less vibration and can be loaded right away, which makes them a strong fit for Upstate homes where the trouble is shallow clay over firmer ground.
We size the pier depth and capacity to your soil and your home's weight, confirmed during the inspection, so the foundation is supported for good. Helical piers work for settling foundations, sinking porches and additions, and new construction on questionable soil.
Not every crack is structural, but every crack is a path for water. We seal non-structural cracks in poured walls and slabs with epoxy or polyurethane injection that bonds the concrete back together and keeps moisture out. For cracks that are moving, we address the settling or pressure behind them first, then repair.
We tell you straight which category your cracks fall into. A cosmetic crack gets a clean, lasting seal; a structural crack gets the real fix it needs, whether that is piers for settling or reinforcement for a wall under pressure. No turning a simple crack into a major job.
Foundation and basement walls crack and bow when the soil outside presses against them, and in the Upstate's expansive clay that pressure builds every wet season. We straighten and stabilize bowing walls with carbon fiber straps for lighter bows and steel wall anchors or braces for serious movement, stopping the wall before it buckles.
We assess how far the wall has moved and what is driving it, then match the system to the job, often pairing wall repair with drainage so the pressure does not just build back. The goal is a wall that is straight, sound, and staying put.
Sunken driveways, walkways, patios, and garage slabs are more than an eyesore, they are a trip hazard and a sign the soil beneath washed out or settled. We lift and level sunken concrete by injecting material underneath that fills the voids and raises the slab back into place, usually in a single visit.
Leveling the existing slab costs a fraction of tearing it out and repouring, and it is ready to use almost right away. We also address why it sank, the drainage or soil washout, so the slab stays level instead of dropping again.
Foundation problems in Greenville are rarely random. A few local conditions work against every home here, which is why so many foundations in Greenville County eventually need attention, and why the fix has to account for the soil, not just the symptom.
The Upstate sits on Piedmont clay soils that expand when they take on water and shrink when they dry out. That seasonal movement puts constant, uneven pressure on your foundation, and over the years it is the single biggest driver of settling and cracking in this area.
Stretches of heavy rain followed by dry summers swing the clay from saturated to bone dry and back. Each cycle moves the soil under your footings a little more, and foundations do not settle evenly, which is what cracks walls and racks door frames.
Gutters that dump at the foundation, ground that slopes toward the house, and downspouts with no extensions all pile water into the soil right where it does the most damage. A lot of Greenville foundation problems trace back to water that was never moved away from the house.
Many Greenville homes were built decades ago on crawl space or pier-and-beam foundations, before modern soil prep. As the clay beneath them keeps moving, the original supports settle, which is why older neighborhoods see sloping floors and sinking corners.
None of this fixes itself, and a settling foundation only gets more expensive the longer it moves. Stabilizing it with the right piers or anchors, and moving water away from the house, is what finally stops the cycle, and it is what we build every plan around.
From your first call to a stable foundation, here is how we work.
We look at the whole house inside and out, measure the movement, and find the real cause, the soil, the water, and the structure. You get a clear read on what is going on, with no pressure.
We walk you through what your foundation needs and why, with a written plan and a firm, itemized price before any work starts. You decide with the numbers in front of you.
Our crew sets the helical or push piers, seals or reinforces cracked and bowing walls, and works clean and protects your property throughout.
We lift the foundation back toward level, level sunken concrete where it applies, address the drainage, then walk the finished repair with you and go over the warranty.
Real foundation work across Greenville County, from cracked and settling to stable and level.
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After
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After
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AfterLocal, licensed, honest on price, and foundation work done to engineering standard.
Every inspection is free with no obligation. We measure the movement, find the cause, and give you an honest read, even if the honest answer is that your foundation can be monitored rather than repaired. No scare tactics.
You see a firm, itemized price before any work begins, and you approve it first. No surprise add-ons once the crew is on site, and no vague ranges that balloon on the invoice. The number we give you is the number you pay.
Foundation work is structural, so it is done right: piers and anchors sized to your soil and home, installed to spec, and backed by a transferable warranty you can pass to the next owner.
We work on Upstate foundations every week and know what the local Piedmont clay and drainage do to them. You get crews who understand the conditions here, not a generic playbook from somewhere with different soil.
Honest ranges to plan around. Your exact price comes after a free on-site inspection.
Helical or push piers to lift and stabilize a settling foundation, by how many piers your home needs (typically 6 to 10 at roughly $1,500 to $3,500 each).
Crack injection runs $250 to $1,500 per crack; bowing-wall carbon fiber and steel anchors are priced by the wall and the extent of the movement.
Lifting sunken driveways, walkways, and slabs back to level, by the size of the slab and how much void is underneath.
What moves the price: how many piers and how deep, the type of pier, the number and severity of wall cracks or bowing, whether drainage work is needed, and access to the work area.
These are planning ranges from current cost data, not a quote. Your firm price comes after a free on-site inspection.
Straight answers from our foundation work across Greenville County.
It depends on the fix. Pier stabilization for a settling foundation typically runs $9,000 to $22,000 depending on how many piers your home needs, while crack repair can be a few hundred dollars and concrete leveling runs $500 to $3,000. You get a firm, itemized price after a free inspection, so you are never guessing.
The common signs are stair-step or widening cracks in walls, floors, or brick, doors and windows that stick, sloping or uneven floors, gaps opening around windows and doors, bowing walls, and a chimney or corner pulling away. Any one is worth a free look, because foundation problems only get more expensive as they move.
Push piers use the home's weight to drive down to firm soil and suit heavier structures; helical piers screw in, can be loaded immediately, and suit lighter homes and the shallow clay common here. We recommend the one your soil and structure call for and explain why, rather than installing one type for every job.
The Upstate sits on Piedmont clay that swells when wet and shrinks when dry, and that seasonal movement is the main reason foundations settle and crack here. Poor drainage, downspouts dumping at the house, and older homes built before modern soil prep all make it worse.
A settling foundation does not stop on its own, and the damage, the cracks, uneven floors, and stuck doors, only spreads and gets more expensive to fix. Stabilizing it protects the structure and the resale value of your largest investment, and a proper repair is permanent, not a patch.
Many pier jobs are done in a few days once we start, depending on the number of piers and access. Crack repair and concrete leveling are often same-day. We give you the timeline up front with the written plan.
Yes. Steel helical and push piers are engineered to carry your home's weight for the life of the structure and come with a transferable warranty. Once the home is on piers set in stable soil, the settling stops.
In the right direction. An unrepaired foundation problem is a red flag that scares buyers and lenders and gets negotiated hard. A documented, warrantied repair removes that and shows the home has been cared for.
Not always. For straightforward settling we can inspect, diagnose, and give you a plan at no cost. For complex or severe cases an independent structural engineer's report, usually $300 to $800, is worth it, and we will tell you honestly when that is the smart move.
Yes. Every foundation inspection is free and comes with no obligation. We measure the movement, find the cause, and walk you through what we find and what, if anything, it needs. If your foundation can be monitored rather than repaired, we tell you that.
From downtown Greenville to the towns across Greenville County and the nearby Upstate, we come to you.