Foundation repair is not one job. The right fix depends on what kind of foundation your home has, what is causing the movement, and how far it has gone. This guide walks through the common options from smallest to largest so you know what to expect when you get an evaluation.
First, know your foundation type
Most Los Angeles homes sit on one of two foundation types.
- Raised foundation. A perimeter concrete footing with a crawl space underneath, and interior posts and piers holding up the floor beams. Common in homes built before the 1960s.
- Slab on grade. A concrete slab poured directly on the ground. Common in newer homes, additions, and many ADUs.
Some older homes, especially those built before the 1930s, have unreinforced concrete or brick foundations. These often need more than a spot repair.
Option 1: Fix the drainage
Water is behind most foundation movement, so the first fix is often outside the house. Typical work includes gutters and downspouts that discharge well away from the foundation, regrading soil so it slopes away from the house, area drains, and French drains. Drainage work alone will not lift a settled foundation, but it stops the cause and protects any structural repair you do.
Option 2: Seal or inject cracks
Non structural cracks can be sealed to keep water and pests out. Epoxy injection can bond a cracked concrete wall back together when the crack is stable. This is a repair for the symptom, so it only makes sense once the cause has been addressed.
Option 3: Replace posts, piers, and beams
In a raised foundation, sagging or bouncy floors often come from rotted wood posts, cracked or sunken concrete piers, or undersized beams. Replacing them with new piers, posts, and proper connectors can level the floor without touching the perimeter foundation.
Option 4: Add or enlarge footings
When a section of the perimeter footing is too small, too shallow, or broken, a new reinforced footing can be poured alongside or beneath it. This is common under bearing walls and when an engineer finds the original footing was undersized.
Option 5: Underpinning
Underpinning extends support deeper to more stable soil. Methods include poured concrete underpinning, push piers, and helical piers. It is used when a section of the house has settled and needs to be supported, and sometimes partially lifted, back toward level.
Option 6: Slab leveling
For a slab that has sunk in one area, contractors can pump material under the slab to fill voids and raise it. This works for localized settlement and is not a fix for a slab that keeps moving because of drainage or soil problems.
Option 7: Foundation replacement
Old unreinforced or badly deteriorated foundations are sometimes replaced in sections while the house is supported on temporary shoring. It is the largest option, and often the right one when the existing foundation cannot be trusted in an earthquake.
What the process looks like
Inspection, then an engineer's evaluation and repair design, then a building permit, then the work with city inspections along the way, then a final sign off. A good contractor will explain each step and give you a written scope before anything starts.
Questions to ask before you hire anyone
- What is causing the movement, and how will this repair address the cause?
- Is a structural engineer involved, and will the work be permitted?
- What is included in the written estimate, and what could change it?
- Is the contractor licensed with the California CSLB? You can check any license number at cslb.ca.gov.
Common questions
Do I need a permit for foundation repair in Los Angeles?
Most structural foundation work, such as new footings, underpinning, and foundation replacement, requires a permit and city inspections. Minor work like sealing cracks or improving gutters usually does not. Your contractor should confirm this before work begins.
Can I live in my home during foundation repair?
In most cases, yes. Crawl space and exterior work rarely require moving out. Larger jobs such as replacing a foundation may involve short periods when utilities are disconnected.
Will foundation repair fix my cracked walls?
Repair stops or corrects the movement, but existing cracks in drywall and stucco usually need to be patched and painted afterward as a separate finish step.
This guide is general information for homeowners. Every house is different, so an on site evaluation is the only way to know what your home needs.