Residential Foundation Repair
in Middle Tennessee
Foundation repair for Tennessee homes. Helical piers, slab piers, mudjacking, crack injection, basement wall stabilization, and drainage correction. We address the root cause, not just the cosmetic crack.
Schedule a Free InspectionFoundation Problems Are Solvable
A foundation problem at a Tennessee home is unsettling but it is solvable. Settled corners, sticking doors, cracks in drywall above doorways, gaps where the floor meets the baseboard, water in the crawlspace or basement after every rain. These are the visible symptoms of foundations that have moved or are taking on water they should not. Left alone, the symptoms get worse and the repair gets more expensive. Caught and addressed, most residential foundation problems can be fully corrected with the home staying livable through the work. S and S Excavation and Hauling provides residential foundation repair across Manchester, Tullahoma, Shelbyville, and the surrounding region.
Most residential foundation problems in Middle Tennessee come from one of three causes: settlement of the supporting soil, water intrusion through the foundation wall or under the slab, or seasonal movement of expansive clay soil. Settlement happens when the soil under the footing loses bearing capacity, often from an undetected drainage problem, a buried organic deposit, or a footing that was never built to spec. Water intrusion happens when surface drainage was never set up correctly or when waterproofing has aged out. Clay movement happens when the soil expands and contracts with seasonal moisture changes, lifting and dropping the foundation.
The right repair depends on the right diagnosis. A crack in a basement wall might be a cosmetic settling crack that needs nothing more than crack injection, or it might be the visible sign of a wall that is actively bowing inward and needs structural reinforcement. A sloped floor might be slab settlement that mudjacking can correct, or it might be footing settlement that requires helical piers. We start with a thorough on-site assessment so the repair scope addresses what is actually happening, not just what is most visible.
Foundation Repair Methods
Helical Piers for Footing Settlement
Steel helical piers driven through the foundation footing down to load-bearing soil or rock, then used to lift and stabilize a settled foundation. Effective for sinking corners, settled grade beams, and porches that have pulled away from the house. Installation is from the outside, with minimal disturbance to landscaping and no interior work in most cases.
Slab Piers and Mudjacking
For settled interior slabs and floating slab foundations. Polyurethane foam injection (sometimes called polyjacking) lifts settled slabs back to grade with minimal disruption. Traditional mudjacking using a cementitious slurry remains an option for larger lifts. We assess slab thickness, void volume, and access to recommend the right method.
Crack Injection and Wall Repair
Polyurethane or epoxy crack injection seals foundation wall cracks against water intrusion and bonds the crack faces together. Carbon-fiber straps or steel I-beam reinforcement stabilize basement walls that are bowing inward from soil pressure. We assess crack pattern, wall deflection, and drainage to choose between sealing, reinforcing, or both.
Basement and Crawlspace Drainage
Interior perimeter drains, sump pumps, and discharge plumbing for chronic water issues that surface drainage cannot solve. Exterior footing drains where the original drainage system has failed. Crawlspace encapsulation with vapor barrier, dehumidification, and sealed perimeter for moisture control.
Surface Drainage Correction
Most water in the crawlspace or basement starts as a surface drainage problem. Re-grading the soil away from the foundation, installing or repairing gutters and downspouts with proper extensions, and capturing roof and surface runoff in dry wells or area drains. Often the most cost-effective starting point on a foundation water problem. Coordinated with our grading service.
Settlement Inspection and Documentation
Detailed inspection with measurements of settlement amount, crack pattern documentation, moisture readings, and photographs. Inspection report identifies the likely root cause and outlines the repair scope and order of operations. Useful for insurance documentation, real estate disclosure, or simply understanding what is actually happening with your home.
Our Repair Process
On-Site Inspection
We walk the property, measure settlement, document crack patterns, check moisture conditions, and identify likely causes. The inspection produces a written report with photos and measurements that explains what is happening and what the repair options look like.
Repair Plan and Quote
The repair scope is matched to the actual cause, piers for footing settlement, drainage for water intrusion, reinforcement for wall movement. You get a clear written quote covering equipment, materials, labor, and any associated landscaping or interior restoration.
Repair Work
Most residential foundation repair is performed from the exterior with minimal interior disturbance. Pier installation, drainage trenching, wall reinforcement, and crack injection happen in sequence to correct the underlying problem. The home typically remains occupied throughout the work.
Verification and Cleanup
We verify the repair has achieved the intended outcome: measurements confirm lift, water testing confirms drainage, inspection confirms wall stabilization. Landscaping is restored, the site is cleaned up, and the documentation package is handed over with workmanship warranty terms.
Foundation Repair Projects
Why Choose S and S for Foundation Repair
Root-Cause Diagnosis
We start with the cause, not the symptom. A crack is information, not the problem itself. Identifying whether the issue is settlement, drainage, wall pressure, or seasonal clay movement is the difference between a fix that lasts and a fix that comes back in three years.
Earthwork Background
Foundation repair is fundamentally an earthwork problem. Settlement is soil failing to support load. Water intrusion is drainage failing to move water away. Our background in excavation, grading, and drainage means we understand the underlying mechanisms, not just the patch.
Honest About Scope
We will tell you when a problem is cosmetic and does not need an expensive repair. We will also tell you when a small visible problem is the symptom of a larger underlying issue that needs addressing now before it gets worse. The recommendation is what we believe, not what costs the most.
Drainage First Where Possible
For many foundation problems, surface drainage correction is the most cost-effective starting point. Re-grading away from the house, fixing gutters and downspouts, and managing surface runoff often resolves issues that would otherwise look like they need expensive structural repair.
Minimal Disruption
Most residential foundation repair is performed from the exterior with the home occupied throughout. Helical piers, exterior drainage, and crack injection do not require you to move out. Even larger interior work like wall reinforcement or slab leveling is sequenced to keep your home livable.
Documentation for Resale
Foundation repair documentation is important when you sell the home. We provide a complete repair file (inspection report, work performed, warranty terms, before-and-after photos) that gives a future buyer and inspector confidence that the issue was professionally addressed.
Foundation Repair FAQs
How do I know if my foundation actually needs repair?
Common warning signs include doors and windows that suddenly stick or do not latch, diagonal cracks in drywall above doorways, gaps between baseboards and the floor, sloped floors, cracks in exterior brick or block, and water in the basement or crawlspace after rain. One of these alone may be cosmetic; several together usually point to a real foundation issue. A free on-site inspection identifies which it is. Call (931) 636-7713 to schedule.
What does foundation repair cost?
Cost depends entirely on what is causing the problem and what scope is required to fix it. Surface drainage correction may cost a few thousand dollars and resolve the underlying issue. Helical pier installation runs higher per pier with the count determined by how much of the foundation has settled. Wall reinforcement and major drainage work fall in between. The inspection identifies the scope so the quote is based on the actual problem.
Do you offer a warranty on foundation repair?
Yes. Workmanship warranty terms are spelled out in the contract. Helical piers carry a manufacturer warranty on the steel components in addition to our workmanship warranty on the installation. Drainage and crack injection work carry workmanship warranties on a defined term. All warranty paperwork is included in the project closeout package.
Are helical piers transferable to a new owner?
Yes. The steel components carry a manufacturer warranty that is transferable to subsequent property owners, which is helpful for resale documentation. The workmanship warranty terms are spelled out in the contract and are also typically transferable. We provide the documentation package needed to demonstrate the repair history to a future buyer or home inspector.
Will I need to move out during the repair?
For most residential foundation repair, no. Exterior helical pier work, drainage installation, and crack injection are performed with the home occupied. Interior work like slab leveling or wall reinforcement may require limited room access for a few hours but does not typically require relocating. We talk through the access plan during the quote conversation so there are no surprises on work day.
Is foundation movement covered by homeowners insurance?
In most cases, no. Standard homeowners policies typically exclude settlement, soil movement, and gradual water damage. Coverage may exist for sudden events like burst plumbing under a slab. We provide documentation that helps with any insurance claim that may apply, but the inspection and quote process assumes the homeowner is paying directly. Talk to your insurance carrier early if you think there may be a covered cause of loss.
Schedule a Free Inspection
From settled corners and bowing walls to wet basements and sloped floors, S and S Excavation diagnoses and repairs residential foundation problems across Middle Tennessee. Root-cause diagnosis. Honest scope. Workmanship warranty.