Foundation Repair Near Me: Finding a Licensed Foundation Contractor in the Sacramento Area

How to choose a foundation contractor

A good foundation contractor explains what's happening under your house in plain language, shows you the evidence (measurements, photos from the crawl space, crack locations), and tells you what happens if you wait. You should leave the inspection understanding the cause of the problem, not just the price of the fix.

Look for a contractor who regularly works on homes like yours. A slab-on-grade house in a newer subdivision and a 1940s raised foundation with pier-and-post supports call for very different skills. Ask what types of homes they work on most and what repair methods they use.

Questions to ask before you sign anything

Bring a short list to every inspection so you can compare answers side by side:

• What do you think is causing the movement — soil, water, failed supports, or something else?
• Which repair method are you recommending, and why that method instead of the alternatives?
• Will this job need a building permit, and who pulls it?
• Do you recommend a structural engineer review this before work starts?
• What exactly is included in the written estimate, and what could change the price?
• Who will be doing the work — your own employees or subcontractors?
• What written warranty terms, if any, do you offer, and what do they cover?

Verify the license and insurance

In California, anyone doing structural work over a small dollar amount must be licensed by the Contractors State License Board. You can look up any contractor's license for free on the CSLB website at cslb.ca.gov. Check that the license is active, that the classification fits the work, and whether there are any disciplinary actions on file.

Also ask for proof of general liability insurance and, if they have employees, workers' compensation coverage. A legitimate contractor will hand these over without hesitation.

Get two or three estimates

Foundation repair recommendations can vary a lot from one company to the next. One contractor may suggest a handful of piers along one wall; another may suggest drainage correction first and monitoring before any lifting. Comparing two or three written estimates helps you see which recommendation makes the most sense for your home. When we match you, we may connect you with up to three local contractors for exactly this reason.

For significant structural problems — large or widening cracks, a wall that's visibly leaning, or a home that's moved noticeably in a short period — consider hiring an independent structural engineer. An engineer's report gives you a neutral baseline to compare contractor proposals against.

Red flags to watch for

Walk away, or at least slow down, if you notice any of these:

• High-pressure sales tactics or a "today only" price
• Requests for cash only, or a large upfront deposit before any work is scheduled
• Reluctance to put the scope of work in writing
• Suggesting the job doesn't need a permit when it clearly involves structural changes
• No license number on the estimate, or a license that doesn't match the business name

What the free inspection involves

Most inspections take an hour or two. The contractor will walk the outside of the house looking at the stem wall or slab edge, grading and downspouts. Inside, they'll look at drywall cracks, door and window alignment, and use a level or manometer to measure how far floors are out of level. On a raised foundation, they'll go into the crawl space to check posts, piers, beams, joists and moisture.

Common foundation repair methods

Depending on what the inspection finds, a contractor might recommend steel push piers or helical piers driven to stable soil to support a settling slab or perimeter footing, poured concrete piers, slab jacking or polyurethane foam injection to lift sunken concrete, replacing or shimming posts and beams under a raised floor, or drainage correction to stop the water that's causing movement in the first place. Many homes need a combination. If moisture under the house is part of the picture, you may also want to read about crawl space repair and foundation waterproofing.