✓Sinkholes that drop fastThe Kentucky Geological Survey says soil over channels in the rock can settle slowly for years, then collapse and wash out. It says this happens all across the Inner Bluegrass around Lexington.kgs.uky.edu
✓Rock close to the surfaceMcAfee soil covers a large part of the Inner Bluegrass. USDA puts hard limestone just 20 to 40 inches down, under a subsoil of clay.soilseries.sc.egov.usda.gov
✓Tons of pushState geologists warn that swelling soil can press on a foundation with several tons per square foot. Fixes range from better drainage to rebuilding the foundation.kgs.uky.edu
✓Older homesAbout 6.8 percent of Lexington homes were built in 1939 or earlier, and about 1 in 3 were built from 1950 to 1979.censusreporter.org
What it costs
Typical published ranges for Lexington. The contractor's written estimate is the price, and the inspection is free.
Work
Typical range
Inspection and written estimate
Free
Seal or inject one crack
$200 to $1,000
Steel or helical pier
$1,000 to $3,000per pier
Wall anchor
$1,500 to $2,000each
Carbon fiber straps, whole wall
$4,000 to $12,000
Bowing wall repair, whole job
$4,000 to $15,000
Lift a sunken slab (mudjacking)
$500 to $1,900
Underpinning a large section
$10,000 to $40,000
Structural engineer report
$300 to $2,000
Major repair in LexingtonLexington range for jobs that need piers or underpinning, from HomeBlue.
Foundation repair fixes a house that has moved. A corner may have sunk. A wall may be cracked or pushing in. Floors may slope. The goal is to stop the movement, support the house, and keep water from making it worse.
Most homes do not need a new foundation. The fix is usually smaller than people fear.
What the crew fixes
These are the problems Lexington homeowners describe most often.
"There is a crack in the brick that looks like stairs."
"The front door sticks, and it never used to."
"The floor slopes toward one corner of the house."
"The garage floor or front porch is sinking."
"There is a crack in the basement wall that keeps getting wider."
"A gap opened up between the wall and the ceiling."
"A hole opened up in the yard near the house."
Why Lexington foundations move
The ground under Lexington works against a house in two ways.
The clay. Most yards here have silty soil on top and clay below. Clay swells when wet and shrinks when dry. In a wet spring it pushes. In a dry summer it pulls back and leaves gaps. Footings and walls ride along.
The rock. Under the clay is limestone. Over thousands of years, water has worn tunnels and gaps into it. When water pours into the ground in one spot, it can carry soil down into those gaps. That leaves a soft or hollow spot under a footing.
Water is what links the two. A downspout that dumps by the wall, a leaking pipe or a yard that slopes toward the house all put water right where it does the most harm. That is why every good fix starts with water.
Common repair methods
The right fix depends on what moved and why. Here are the methods your local crew may recommend.
Crack sealing
A crack that leaks but is not moving can be sealed. The crew injects epoxy or foam that fills the crack through the wall. This is the smallest and cheapest fix.
Piers
Steel piers go under a footing that has sunk. Push piers are driven down with the weight of the house. Helical piers are screwed in like a big screw. Both reach firm ground below the soft clay.
Wall bracing
A basement wall that bows in needs bracing. The options are carbon fiber straps, steel beams, or wall anchors that reach out into the yard. See wall anchors for more.
Slab lifting
A sunken garage floor, porch or walk can be lifted. The crew pumps grout or foam under the slab to raise it back up.
Drainage fixes
Many problems get better when water goes somewhere else. That can mean longer downspouts, a new slope to the yard or a drain. These cost less than structural work. They also protect any structural repair you do.
Crawl space supports
If your home sits over a crawl space, a sagging floor may need new posts, beams or joists. See crawl space repair.
Older homes and newer homes
The historic homes near downtown, in places like Gratz Park and Ashland Park, often have stone or brick foundations. Old mortar wears out. These walls can be repointed and braced. The fix needs a crew that knows old masonry.
The brick ranches built after World War II often sit over a crawl space or a block basement. Block walls tend to crack in a stair-step line or bow in near the middle.
Newer homes on the edge of town can settle in the first years. Soil that was dug out and packed back can sink. A poured wall can crack as it cures. That is normal up to a point. A crack that grows or leaks is worth a look.
What it costs
The cost table on this page shows typical ranges from the Fixr and HomeBlue cost guides, not a quote.
The biggest factor is the fix itself. One crack is a small job. Piers are priced per pier, so a whole wall costs more than one corner. Tight access, a finished basement and permit fees add to the bill. See the cost guide for what moves the price.
What a good inspection covers
A walk of every wall, inside and out.
A check of floors for level, room by room.
A look at doors and windows that stick.
Measurements of any crack or bowed wall.
A look at gutters, downspouts and yard slope.
A check for soft ground or holes near the house.
A written plan that shows what is wrong, why, and what it costs.
Warranties
Ask for the warranty in writing. Find out what it covers and for how long. Ask if it moves to the next owner when you sell. A transferable warranty can help when you sell the house.
Frequently asked questions
How do I know if my house is settling or just old?
Some small cracks are normal in any house. Watch for cracks that grow, doors that start to stick, and floors that slope more each year. Those point to movement. The inspector can tell you which cracks to watch and which to fix.
What are piers, and do I need them?
Piers are steel posts driven or screwed deep into the ground under a footing. They reach firm soil or rock and hold that part of the house up. You may need them if a corner has sunk. Many Lexington homes need a smaller fix instead.
Can a sinking corner be lifted back up?
Often, yes, at least part of the way. The crew lifts slowly so walls and windows are not stressed. Some sag is old and set in. Your estimate should say how much lift to expect.
Is a sinkhole near my house a foundation problem?
It can be. The bigger worry is soil washing out from under a footing. Look for new cracks, a sinking step or porch, or a dip in the yard near the wall. Get it checked if you see any of these.
Do I need a permit for foundation repair in Lexington?
Structural work usually needs a building permit. In Lexington, only contractors registered with the Division of Building Inspection can pull one. The contractor you hire should handle it.
How long does foundation repair take?
Crack repair can take a few hours. Piers or wall bracing often take one to three days. Your estimate should give you a time frame.
Will foundation repair hurt my home's value?
A repair done right, with papers and a warranty, usually helps a sale. Buyers worry most about a problem nobody fixed. Keep your estimate, permit and warranty.
Call (859) 681-6936 or send the short form to book a free foundation inspection.