Foundation inspections with a measured floor elevation survey, steel and helical piers, slab and crack repair, house leveling, pier-and-beam work, concrete lifting, crawl spaces, retaining walls and the drainage that caused half of it — across Edmond, Oklahoma County and the towns north and west of the city. You get the readings, the cause and a written scope with a figure on it before anything is dug.
Registered and insured · Elevation survey, not a guess · Written scope before any digging · City permits pulled
Every inspection ends with elevation readings on paper and a scope you can take to another contractor.
A floor elevation survey, an exterior and drainage walk, and a written report with the readings on it — whether or not there is work to do afterwards.
Inspections →Steel push piers driven to load-bearing strata and helical piers torqued to spec, bracketed to the footing and lifted in measured increments.
Piers →
The dominant foundation here, including post-tension slabs in newer construction, where knowing where the cables run matters before anyone cuts.
Slabs →Epoxy and polyurethane injection for cracks that are structural, and an honest answer about the ones that are only cosmetic.
Cracks →
Sunken driveways, garage aprons, patios and walks lifted back with polyurethane foam or slurry, through ports rather than by tear-out.
Leveling →
The older Edmond and Guthrie housing stock: rotted shims, crushed pier blocks, sagging girders and the crawl space conditions behind them.
Pier & beam →
Vapor barriers, encapsulation, drainage and structural support under houses that were never built to stay this damp.
Crawl spaces →
The cheapest foundation repair there is, done before the expensive one: get the water away from the wall and keep the clay at one moisture content.
Drainage →
Block and timber walls leaning out at the top where saturated clay has pushed them, rebuilt with the drainage they should have had.
Walls →Nothing about foundation repair here makes sense until you understand what the soil does. Central Oklahoma sits on Permian red beds, and the weather works them like a bellows.
The City of Edmond requires a permit for any project meant to construct, enlarge, alter, repair, move or demolish a building or structure. Underpinning a footing or re-leveling a house is structural repair, so it falls inside that. Applications go through permits.edmond.gov; Building & Fire Code Services answers on 405-359-4790, and code questions on 405-359-4780. Budget roughly $100 to $500 for the permit depending on the jurisdiction. We confirm the requirement with the city before the crew is scheduled, not after, and the paperwork stays with you.
This surprises people. Oklahoma does not license general contractors at state level, and the Construction Industries Board's remit covers plumbers, electricians, mechanical contractors, roofing contractors and inspectors — not foundation repair. So any company telling you it is "state licensed" for foundation work is describing something that does not exist. Ask instead for the general liability certificate, the workers' compensation position, and local registration: Oklahoma City, for one, requires residential contractors to register with $50,000 per-occurrence cover and an annual renewal.
A report from a licensed professional engineer costs roughly $350 to $900 and it is the one document in this process that nobody selling you piers has written. Get one when you are buying or selling, when a lender or insurer asks, when two contractors have given you wildly different scopes, or when the recommended job runs into five figures. We are happy to work to an engineer's scope, and on a large job we will suggest you commission one even though it is not our report and not our fee.
Through an Oklahoma summer the soil dries, shrinks and opens fissures you can put a finger into. It retreats from the outside of your footing first, the perimeter loses its support, and the slab edge follows it down.
Slab settlement →May's rain lands on ground that has been cracked open since July, so water reaches depth fast instead of soaking in evenly. The clay takes it up, expands, and lifts what it spent the summer dropping.
Drainage →
A mature tree close to the house draws moisture out of the soil on its side only. The difference across the footing is what cracks brick — and in the older streets with big canopies it is often the whole story.
Get it measured →A supply or sewer leak under the slab keeps one zone wet all year. So do downspouts discharging at the wall and a lot that falls back toward the house. These are the failures worth finding first, because they are fixable.
How we diagnose →Edmond counted 100,479 residents in July 2025, up 6.4 percent since the 2020 census, making it Oklahoma's fifth-largest city and one of its fastest-growing. Around 70 percent of households own their home, the median home value sits near $351,400, and more than half of adults hold a bachelor's degree or higher. That combination shows up in how people approach this work: homeowners here research before they call, want to see the measurements, and notice when a scope is vague.
It also means a city of slab-on-grade houses. Basements are rare across the OKC metro, and not by accident — the expansive clay and a high water table make them impractical, and southern building codes never required footings deep enough to make one worth digging. What Edmond has instead is a mix: newer post-tension slabs in Deer Creek and the Chisholm Creek side of town, conventional slabs through the bulk of the city's growth, and genuine pier-and-beam construction in the older neighborhoods and out in Guthrie. Each one fails differently and each one gets repaired differently, which is the main reason a single standard scope is the wrong answer.
We work across Edmond and its subdivisions, and out to Guthrie, Piedmont, Yukon, Mustang, Nichols Hills, Bethany, The Village, Arcadia, Luther, Jones and Choctaw.
Where we work →The cracks, the doors, the floors, how long it has been going on and whether it changes with the seasons. If you have photos from a year ago, they are more useful than you think.
A rotating laser and receiver taken room to room gives a contour of your floor in inches of deviation. We walk the exterior, the drainage and the crawl space if there is one, and check for the water sources that mimic soil movement.
You get the readings, what we think is causing the movement, and whether it warrants work now, monitoring, or nothing at all. If there is a scope it is itemized — pier count, locations, method, access and restoration — so you can compare it with anyone else's.
We confirm the permit with the city, schedule the crew, and lift in measured increments with the elevation gear running so the recovery is controlled rather than optimistic. You get the closing readings and the paperwork.
Edmond is where most of our work is: Deer Creek and the newer large-lot building on the north side, Coffee Creek and Oak Tree, Spring Creek, Cross Timbers and Cedar Ridge Farms, Fairfax, Covell Park, Chisholm Creek, and the established streets closer to the center and the university.
Beyond the city we cover Guthrie up in Logan County, Piedmont to the west, Yukon and Mustang in Canadian County, Nichols Hills, Bethany and The Village to the south, and the smaller communities east of town — Arcadia, Luther, Jones and Choctaw. The soil is much the same across all of it; what changes is the age of the houses and the way they were built, and that changes the repair.
See the full service area →
Published cost guides put most Oklahoma jobs between $3,000 and $9,000, with the national band running $2,000 to $15,000 and beyond. Sealing a handful of cracks by epoxy or polyurethane injection sits at the bottom of that, roughly $250 to $1,200 per crack. Driving piers sits at the top: steel push piers run about $1,200 to $2,800 each and helical piers about $1,500 to $3,200, and a 2,000 square foot house with confirmed settlement usually needs six to twelve of them, which lands the job somewhere around $8,000 to $18,000. Lifting a settled driveway or patio with foam or slurry is its own category at roughly $500 to $1,500 a section. Those are budgeting bands, not a quote. The figure for your house comes after the elevation survey, because the pier count is what sets the price and nobody can count piers from a phone call. The cost guide breaks it down line by line.
The ground. Central Oklahoma sits on Permian-age red beds — reddish-brown clay and shale that swell when they take on water and shrink when they lose it. The clay minerals responsible, montmorillonite and bentonite, hold a lot of moisture; soils with a plasticity index above about 40 are rated highly expansive, and the red clay around Edmond behaves that way. Then the weather works the soil like a pump. Edmond takes roughly 31 inches of rain a year, but it arrives unevenly: May averages about 4.6 inches and January about 0.8, and the summers bring long dry spells. The clay shrinks away from your footing in August and swells back in May. Houses do not fail because the clay is wet or dry; they fail because it keeps changing, and rarely at the same rate all the way around the house.
Usually yes. The City of Edmond requires a permit for any project meant to construct, enlarge, alter, repair, move or demolish a building or structure, and underpinning or re-leveling a foundation is structural repair. Applications go through permits.edmond.gov, and Building & Fire Code Services takes questions at 405-359-4790, or 405-359-4780 for code questions. Expect a permit to add roughly $100 to $500 to a job depending on the jurisdiction. Cosmetic crack sealing that does not touch the structure generally does not need one. We confirm with the city before the crew arrives rather than after, and the permit stays with your paperwork. The permit guide has the details.
Usually not, and you should know that before you file. Standard homeowner policies cover foundation damage caused by a covered peril — fire, windstorm, a fallen tree, a vehicle hitting the house, an explosion, vandalism, or a sudden plumbing or HVAC water escape. They exclude natural settling, shrinking, expansion and cracking, along with general wear, earthquakes, flooding, sinkholes, tree root pressure and faulty construction. Soil movement is the cause of most foundation damage in Edmond, and soil movement is on the excluded list. Two wrinkles are worth checking: Oklahoma's induced seismicity means earthquake damage needs separate earthquake coverage, which is not part of a standard policy, and a sudden under-slab plumbing failure may qualify where a slow leak that ran for years will not. We document and photograph everything and give you invoices and readings you can hand to an adjuster, but we will not tell you a settlement claim is likely when it is not.
Oklahoma does not issue a state trade license for foundation repair, so no company in Edmond holds one. The Construction Industries Board licenses plumbers, electricians, mechanical contractors, roofing contractors and inspectors; foundation repair is not among the trades it regulates, and the state does not license general contractors either. That means the license question has no useful answer here, and three other questions do: is the contractor carrying general liability and workers' compensation cover, is it registered where the jurisdiction requires registration, and is it pulling the permit. Oklahoma City, for instance, requires residential contractors to register with $50,000 per-occurrence general liability cover, workers' compensation or a filed exemption, and an annual fee. We are registered and insured, we pull the permit, and we will show you the certificate without being asked.
No, and we will tell you when it is not. Fresh plaster and drywall shrink, new houses settle into their soil for the first couple of years, and hairline cracks that follow a joint or run straight up from a corner are often nothing structural. What we look for instead is pattern and direction: stair-step cracks climbing the mortar joints of brick veneer, cracks that run diagonally from the corners of doors and windows, doors that bind along one edge and not the other, floors that slope consistently in one direction, and gaps opening between the walls and the trim. Those travel together and they point to movement. A crack that opens in August and closes in May is also telling you something — that is the clay cycling. The elevation survey settles the argument, because it measures the floor rather than reading the symptoms, and sometimes it tells us to leave your house alone.
Inspections across Edmond, Deer Creek, Guthrie, Piedmont, Yukon, Mustang, Nichols Hills, Bethany and The Village. You get the elevation readings, the cause and a written scope with a figure on it before anything is dug.