Commercial Foundation Repair
in Middle Tennessee
Foundation repair for commercial and light-industrial buildings. Helical pier underpinning, slab stabilization, structural crack repair, and drainage remediation. Engineered, inspected, and sequenced to keep your building operating throughout the work.
Request a Site AssessmentEngineered Repair for Working Buildings
Commercial foundation repair is high-stakes work. The building is occupied. The business inside has tenants, customers, employees, inventory, equipment, and a continuity-of-operations requirement that does not pause for construction. The repair has to be sequenced around all of that, executed under engineered drawings, inspected by code authorities, and documented for the owner’s permanent record. S and S Excavation and Hauling provides commercial foundation repair across Manchester, Murfreesboro, McMinnville, and the surrounding region.
Most commercial foundation issues stem from the same underlying causes as residential: settlement of the supporting soil, water intrusion, or seasonal soil movement. The difference is scale, complexity, and process. Settlement under a load-bearing column on a steel building shows up as racking of the structural frame. Settlement under a slab in a warehouse shows up as cracked floors and rack misalignment. Wall movement on a concrete tilt-up panel building can be a structural concern requiring the engineer of record to be involved. None of these are problems to handle by intuition; they require diagnosis, structural review, an engineered repair scope, and documentation.
Our role is the execution layer between the structural engineer who designs the repair and the owner or property manager who needs the building to keep running. We coordinate the engineer’s design with the local inspection authority, work around tenant operations and access constraints, install the repair (helical pier underpinning, slab leveling, drainage correction, structural reinforcement), and turn over a documented project file. Our background in earthwork means we understand the underlying soil mechanics, not just the patch.
Commercial Repair Methods
Helical Pier Underpinning
Engineered helical pier installation under existing footings to transfer building loads from settled supporting soil to load-bearing strata. Pier capacity, depth, and spacing come from the structural engineer’s design. Installation works around the column or wall above with minimal disturbance to the building shell or interior operations.
Slab Stabilization and Leveling
Polyurethane foam injection under settled commercial slabs to fill voids, stabilize against further settlement, and lift the slab back to design grade where required. Useful for warehouse floors with rack misalignment, retail slabs with trip hazards at joints, and dock slabs that have settled away from the building face.
Structural Crack Repair
Polyurethane and epoxy injection of structural cracks in concrete walls and slabs, evaluated and specified by a structural engineer. Crack pattern documentation, monitoring for active movement, and repair scope matched to the cause, drying shrinkage, settlement, or applied load. Re-inspection after the repair to verify no further movement.
Wall Reinforcement
Carbon-fiber straps or steel I-beam reinforcement on commercial foundation walls that are bowing inward from soil pressure. Tieback anchors where the wall has displaced significantly. Reinforcement scope follows the engineer of record’s design and is documented for the building’s structural file.
Site Drainage Remediation
Re-grading site soil to slope away from foundation walls, repairing or replacing failed footing drains, installing new perimeter drains where the original system never existed or has clogged, and managing roof and parking lot runoff so it does not pond against the building. Coordinated with the broader site grading if a major regrade is required.
Inspection and Engineering Coordination
We work with the structural engineer of record on the design, the geotechnical engineer on soil verification where needed, and the local code authority on permits and inspections. Inspection sign-offs are scheduled at every required hold point and documented in the project file before subsequent work proceeds.
Our Commercial Repair Process
Site Assessment
We walk the site with the property manager or owner, document the symptoms, take measurements, and identify whether a structural engineer needs to be brought in. The assessment produces a written report with photos and observations that supports either an engineering scope or a direct repair scope.
Engineering and Permit
For repairs that require structural design, we coordinate with the engineer of record and the local code authority on the design package, permit, and inspection plan. Owner-direct or property-manager-direct repairs that do not require permitting move directly into the bid stage.
Sequenced Execution
Repair work is sequenced around the building’s operating schedule. Pier installation, drainage trenching, slab injection, and wall reinforcement happen in coordination with the tenant or occupant so business continuity is preserved. Inspection hold points are signed off as the work progresses.
Verification and Closeout
Post-repair verification confirms the design intent has been met: pier load tests, post-injection elevation surveys, post-drainage water testing. Closeout documentation includes engineer sign-offs, inspection records, manufacturer warranty paperwork on installed components, and as-built drawings.
Commercial Repair Projects
Why Choose S and S for Commercial Repair
Engineer-Coordinated
For repairs that require structural design, we work directly with the engineer of record on the design, sequencing, and inspection. We do not improvise on engineered repair scopes. The job that gets executed is the job that was designed and signed.
Earthwork Background
Foundation repair is fundamentally a soil-and-water problem. Our background in excavation, grading, and drainage gives us a working understanding of why the foundation is moving in the first place, which informs the repair scope and the verification of success.
Occupied-Building Discipline
We work around tenant operations, customer access, and business hours. Site protection, dust control, noise management, and access coordination are baked into the project plan. Your building keeps operating through the work in nearly every case.
Inspection Coordination
Permits, inspections, hold points, and sign-offs are coordinated with the local authority and the engineer. Each phase is verified before the next phase begins. The owner or property manager does not have to chase paperwork or schedule inspectors.
Documentation for Building Records
Every repair produces a complete project file: engineer drawings, permit documents, inspection sign-offs, manufacturer warranty paperwork, post-repair verification reports, and as-built drawings. The file is handed over to facilities at closeout for the building’s permanent record.
Honest Diagnosis
We will tell you when a problem is monitorable rather than active, when surface drainage is the right starting point before structural work, and when the right scope is smaller than what others may have proposed. The recommendation matches what the building actually needs.
Commercial Repair FAQs
Can repair work happen while the building is occupied?
Yes, in nearly all cases. Helical pier underpinning, slab injection, exterior drainage, and crack repair are typically performed with the building occupied and operating. Site protection, dust control, and noise management are planned during the bid stage. Phased schedules around tenant operating hours are common. Larger-scope work that requires interior access is sequenced to minimize disruption.
Do you work with our structural engineer?
Yes. For repairs that require structural design, the engineer of record drives the scope and we execute it. We coordinate inspection holds, submit field reports for engineer review, and provide as-built documentation. For owners or property managers without an existing engineering relationship, we can recommend qualified structural engineers in the region.
How is a commercial repair scope priced?
Commercial repair pricing is line-item based: engineering coordination, mobilization, permit and inspection fees, materials by component (pier count, injection volume, reinforcement length), labor by phase, and documentation. The bid format matches what a property manager or building owner needs for project bookkeeping. Call (931) 636-7713 to discuss scope.
Are pier repairs warrantable for transfer on building sale?
Yes. The steel pier components carry a manufacturer warranty that is transferable to subsequent property owners, useful for sale documentation. Workmanship warranty terms are spelled out in the contract and are also typically transferable. The complete project file is provided at closeout and supports any future due diligence by a buyer.
What documentation is provided at closeout?
Engineer drawings and calculations (where applicable), permit and inspection records, manufacturer warranty paperwork on installed components, post-repair verification reports including pier load tests or elevation surveys, photo documentation of conditions before, during, and after the repair, and as-built drawings. The complete file is handed over to facilities or property management at project closeout.
Can monitoring data tell us if repair is needed yet?
Sometimes. For active but uncertain settlement or wall movement, installing crack monitors, tilt sensors, or survey targets and reading them over a defined monitoring period can establish whether the movement is ongoing or stable. Monitoring data informs a more accurate repair scope than a single point-in-time inspection. We can install and read monitors as part of an initial assessment scope.
Need a Commercial Repair Assessment
From settled column footings and bowing tilt-up walls to slab voids, drainage failures, and structural crack monitoring, S and S Excavation diagnoses and repairs commercial foundation issues across Middle Tennessee. Engineer-coordinated. Inspection-documented. Building-occupied.