Plano, TX · Slab Foundation Repair
Slab Foundation Repair in Plano
Most Plano homes rest on a slab, and the repair depends on the kind: an older conventional slab or a post-tensioned one. Either way, the work begins with measurements and ends with piers that carry the house on stable ground.
01 — What this covers
The work itself
- Elevation survey and slab-type identification
- Locating post-tension cables before any digging or coring
- Exterior piers under dropped edge beams
- Interior piering where the settlement is under the house
- Pressed pilings, steel piers or drilled piers
- Controlled, staged lifting with shimming of each pier
- Plumbing test before and after the lift
- Final readings, pier diagram and transferable warranty
02 — Detail
Two kinds of slab, two sets of rules
Walk through Plano and you pass thousands of slab foundations that look identical from the street. Underneath, they come in two broad kinds. Older homes, built before the nineties, usually have conventional slabs: reinforced concrete with steel bars and thickened edge beams. Newer and larger homes mostly have post-tensioned slabs, where steel cables run through the concrete and are tightened after it cures.
Both float on clay that moves. Post-tensioned slabs are stiffer and designed to resist bending, so they typically tolerate movement better. They also carry a rule that matters for repairs: the cables are under tension, and cutting or drilling into one can be dangerous. A competent crew locates cables first and works around them.
03 — Detail
How a Plano slab ends up out of level
Movement comes from the soil under the slab gaining or losing water unevenly. In newer Plano subdivisions, lots are often compact, with homes close together and drainage running through shared swales between them. A swale that holds water beside one wall, a downspout that empties near the slab, or a bed raised against the foundation can keep one side wet while the other dries.
Trees are the other driver. Mature oaks and elms that came with the lot, or were planted when the neighborhood opened, draw a lot of water in summer. A corner near a large tree dries out and drops. The result is a slab that tilts toward a corner or a side, which shows up as cracks, sticking doors and uneven floors.
04 — Detail
Piers: what goes under the house
A repair works by passing through the layer of clay that moves and bearing on soil that doesn't. Pressed concrete pilings are stacked segments pushed into the ground with a hydraulic ram until the ground stops them; they're the most common choice for houses of ordinary weight. Steel piers are driven deeper, often to very firm ground, and are chosen for heavier houses or deeper clay. Drilled piers are bored, reinforced and poured, and are used where an engineer specifies them.
Pier count and depth decide most of the cost. A good estimate includes a diagram with each pier's location, the type and the planned lift. Ask why that type and that number were chosen for your house.
05 — Detail
Interior piers and finished floors
When the low area is under the middle of the house rather than at an edge, piers must be installed from inside, through openings cut in the floor, or from tunnels under the slab. In a Plano home with stone or hardwood flooring, that raises practical questions: how finished surfaces will be protected or restored, whether tile will be lifted and replaced, and who is responsible for matching it.
Those details belong in the estimate. On a post-tensioned slab, interior work also depends on where the cables run, so the plan should show how they will be avoided.
06 — Detail
Plumbing and slab leaks
A leak under the slab keeps the soil wet and can cause movement on its own. A plumbing pressure test is a sensible part of any slab repair, before and after the lift, so that a hidden leak does not undo the work and so that the lift doesn't damage a pipe that was already weak.
If a leak is found, the repair plan should address it: rerouting a line, repairing a joint or, in some cases, replacing a section of drain.
07 — Detail
Documenting the repair
In a market where homes sell for a lot of money, the paperwork is part of the repair. Keep the elevation readings from before and after, the pier diagram, permits, any engineer's letter and the written warranty with its transfer terms. A buyer's inspector will ask for them, and having them ready shortens negotiations.
How we work
Step by step
- 01
Free inspection: elevation survey, slab type, crack map, drainage and trees.
- 02
Written estimate with pier diagram, type, count and warranty.
- 03
Scheduling, cable scan on post-tensioned slabs, utility locates and permits.
- 04
Installation, staged lifting and shimming, plumbing re-test.
- 05
Final elevations, cleanup and the documentation package.
What it costs
The pier count and any interior work drive the cost. On a large house with finished floors, ask exactly what the estimate includes for access and restoration.
Questions
Slab Foundation Repair — asked and answered
How can I tell if my slab is post-tensioned?
Many have a small stamp or plate near the garage or the foundation edge. Homes built since the nineties are often post-tensioned. The inspector can confirm it.
Can a post-tensioned slab be repaired with piers?
Yes. The cables are located first, and the plan is designed around them.
Will piers damage my landscaping?
Exterior piers require small excavations, and the plan should say how plantings, patios and sod are protected or restored.
How long does a slab repair take?
Many jobs take one to three days of on-site work after scheduling, scans and permits.
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