Foundation Inspection & Evaluation in Round Rock, TX
Not sure whether that crack matters? Our free on-site evaluation measures your floors, maps the cracks and checks the drainage, then explains in plain language what's moving and what, if anything, needs to be done. When repair is needed, an independent engineer confirms the plan.
- Free on-site foundation evaluations
- City permit and engineer paperwork handled
- Slab, pier & beam and drainage repair
- Free on-site evaluations
- City permit & engineer paperwork handled
- Pressed concrete & steel piers
- Cleanup & haul-away
What We Look At
A good evaluation connects what you see inside with what's happening underneath. We work through the house methodically:
- Floor elevation survey. Readings in every room, plotted on a sketch of the house, show where the slab or floor framing sits high and low.
- Interior distress. Drywall cracks, separated trim, racked door frames and cracked tile, each noted by location.
- Exterior signs. Brick cracks, gaps at windows, the grade beam and any soil pulling away from it.
- Drainage. Gutters, downspouts, grading, beds and sprinklers. Texas engineering guidelines call for the ground to slope away from the foundation for the first 10 feet where practical.
- Trees and leaks. Large trees near the house and signs of a plumbing leak both point to specific causes.
Types of Evaluations
Pick what fits your situation. We'll tell you up front if a step costs anything.
Free Repair Evaluation
Our on-site assessment and written quote when you're seeing signs of movement.
Book an evaluation →
Engineer's Evaluation
A professional engineer's inspection and sealed findings when you need an independent opinion.
How engineers fit in →
Pre-Purchase Look
Buying a home with cracks? Know what you're getting into before you close.
Ask about timing →What Does a Foundation Inspection Cost in Round Rock?
Our repair evaluation is free. Independent engineering and soil testing are separate services with published ranges like these.
Published ranges from national cost guides and a Texas engineering firm. Your free on-site evaluation gives you a written price for your home. See the foundation repair cost guide.
When You Need an Engineer
In Round Rock, an engineer isn't optional for a permitted foundation repair. The city's foundation repair permit requires an Assumption of Engineer of Record letter and an engineered foundation plan, sealed and signed, plus a final engineered report before the final inspection. So if your home needs repair inside city limits, a professional engineer will be part of it, and we coordinate that for you.
What the engineer does
The Texas ASCE repair guidelines say the engineer should personally visit the site and be in charge of the investigation, seal the repair plan, and arrange a post-repair elevation survey with a copy to you. At the end, the engineer may issue a letter stating the work generally conforms to the plan.
When to get a separate opinion
- You're buying or selling and want an independent report.
- A previous repair seems to be failing.
- The movement pattern is unusual, such as heave in the middle of the house.
- You want a soil boring before a major repair, which the guidelines recommend for comprehensive work.
We'll tell you honestly when that's worth the money and when our evaluation and the permit engineer cover it.
How Your Evaluation Works
About an hour at your home, with answers before we leave.
Schedule a visit
Call (737) 259-6724 or send the form. Tell us what you've noticed and how long it's been happening.
Walk the house
We take floor elevations, note cracks and check doors and windows inside.
Walk the yard
Grade beam, brick, gutters, grading, trees and any signs of a leak.
Explain the findings
We show you the elevation map and tell you what we think is moving and why.
Written next steps
A written quote if repair is needed, or simple drainage and watering advice if it isn't.
What You Can Check Yourself
Between evaluations, a few simple checks help you tell seasonal movement from a growing problem:
- Pencil the cracks. Mark both ends of a drywall crack and write the date. If it grows past your marks over a few months, it's active. FOX 7's foundation story recommended exactly this.
- Test the doors. Note any door that starts rubbing or won't latch, and when it happens. Many Round Rock houses tighten in wet months and loosen in dry ones.
- Look at the grade beam. In late summer, a gap where the clay has shrunk away from the slab is a sign the soil is drying under the edge.
- Look up your soil. The USDA Web Soil Survey shows the mapped soil under your lot.
Straight Answers, Even When It's Good News
A lot of evaluations end with good news: hairline cracks from normal shrinkage, a door that just needs adjusting, or minor seasonal movement that better drainage will calm down. When that's the case, we'll tell you, and we'll show you the readings so you don't have to take our word for it.
When repair is needed, you'll get a written quote with pier locations, engineering, the city permit and cleanup spelled out. Compare it with any other quote line by line. Then read our foundation repair cost guide and Round Rock permit and engineering guide so you know what to expect.
Frequently Asked Questions
Is your foundation evaluation really free?
Yes. Our on-site evaluation and written quote are free with no obligation. Independent engineer's reports or soil tests are separate, and we'll quote them up front if you want one.
What's the difference between your evaluation and an engineer's report?
Our evaluation diagnoses the problem and prices the repair. An engineer's report is an independent professional opinion with a seal. In Round Rock, permitted repairs require an engineer's sealed plan and final report, which we coordinate.
How long does an evaluation take?
Usually about an hour for a typical home, longer for large or complicated houses.
Are hairline cracks a problem?
Often not. Thin cracks in drywall or slab can be shrinkage or seasonal movement. Cracks that grow, cracks wider at one end, and cracks paired with sticking doors deserve a look.
Should I get an inspection before buying a house in Round Rock?
If the home shows cracks, sticking doors or sloping floors, yes. Ask the seller for any past repair's engineering report and permit record too.
Do you check plumbing for leaks?
We look for signs of leaks during the evaluation. A plumbing test is recommended after a lift, and we can arrange one when a leak is suspected.
What is a floor elevation survey?
Readings taken across every room with a precise level, plotted on a sketch of the house to show high and low spots and the pattern of movement.
Foundation Inspections Across Round Rock
Book Your Free Foundation Evaluation
Call now or request your free on-site foundation evaluation. No cost, no obligation.
- Free on-site evaluations
- City permit & engineer paperwork handled
- Pressed concrete & steel piers
- Cleanup & haul-away