13 Questions to Ask a Foundation Repair Contractor
Before hiring a foundation repair contractor, ask what depth the piers will reach and how it’s verified, whether an independent engineer’s report is included, how pier spacing was determined, exactly what the warranty covers and who backs it, and what happens to plumbing and landscaping during the lift. Foundation repair is notorious for over-selling — the most common scam is simply quoting more piers than the house needs — and the right questions expose it fast. For each question below, you’ll find why it matters and what good and bad answers sound like.
Credentials & Diagnosis
1. Are you licensed and insured for structural work in this state? Why it matters: Licensing rules vary wildly — Texas has no foundation repair license at all — and uninsured crews put your home and finances at risk. The Federal Trade Commission’s contractor hiring guidance puts credential verification first for a reason. Good answer: “Here’s our license number where applicable, and I’ll have our insurer email you certificates for liability and workers’ comp directly.” Bad answer: “We’re fully covered, don’t worry about it.”
2. Is an independent structural engineer’s report included — or will you work from mine? Why it matters: The company diagnosing your foundation profits from the repair. An independent engineer (the discipline standardized by bodies like the ASCE) sets an unbiased scope. See foundation inspection cost. Good answer: “We encourage an independent engineer and will bid exactly to their pier layout.” Bad answer: “Our free inspection is all you need — engineers just add cost.”
3. What is causing my foundation problem? Why it matters: Piers without a cause diagnosis treat the symptom. Expansive soil, drainage, plumbing leaks, and tree roots each demand different fixes. Good answer: A specific mechanism backed by an elevation survey: “The northeast corner dropped 1.8 inches; your downspout discharges right there and the clay is undermined.” Bad answer: “It’s just settling. Houses settle.”
4. Will you fix the underlying cause, not just the symptom? Why it matters: Repairs fail when drainage or moisture problems persist — see how long foundation repair lasts. Good answer: “The bid includes downspout extensions and regrading that corner; without it, I can’t stand behind the warranty.” Bad answer: “The piers handle everything.”
Method & Scope — Where the Over-Selling Happens
5. How did you determine the pier count and spacing? Why it matters: This is the over-pier-count scam’s home turf. Pier spacing follows engineering logic — load paths, beam spans, footing condition, typically 6–8 feet apart along affected sections. Companies that pad bids add piers to unaffected walls “for safety.” Good answer: “Spacing follows the engineer’s load calculations — here’s the layout drawing showing why each pier sits where it does.” Bad answer: “We always recommend piers around the full perimeter to be safe.” (A 30-pier quote where an engineer specifies 9 is not safety — it’s a boat payment.)
6. What depth will the piers reach — and what if you hit rock or never find stable strata? Why it matters: Piers only work if they reach load-bearing soil. A fixed-depth installation that stops in active clay will move with the clay. Good answer: “We drive to refusal — verified by hydraulic pressure readings per pier, logged and given to you. If we hit shallow rock, that’s our bearing layer. If strata is unusually deep, we’ll discuss per-foot pricing before proceeding, in writing.” Bad answer: “We install to 10 feet, standard.” (Standard for whom? Your soil didn’t read their brochure.)
7. Can I get a detailed written quote with per-pier pricing? Why it matters: You can’t compare scope across bids without it — and scope comparison, not total price, is how you catch padding. See how to compare contractor bids and how to read a contractor quote, and sanity-check against typical foundation repair costs. Good answer: An itemized document: pier type, count, locations, depth standard, drainage work, warranty terms. Bad answer: A one-line total on a carbon-copy pad.
Warranty & Accountability
8. Is the warranty transferable — and who backs it if you go out of business? Why it matters: A transferable warranty adds real resale value; a warranty backed only by a young LLC may be worthless. Remember, homeowners insurance excludes settling entirely, per the Insurance Information Institute — this warranty is your only backstop. Good answer: “Lifetime, transferable with a one-time fee; it’s backed by our national network’s third-party warranty program, so it survives us.” Bad answer: “We’ve been around two years and we’re not going anywhere.”
9. What exactly triggers warranty coverage — and what voids it? Why it matters: Most pier warranties cover movement of installed piers only, not new settlement elsewhere. Some are voided by unfixed drainage or even failure to water the foundation. Good answer: Written terms listing covered events, exclusions, and your maintenance obligations. Bad answer: “Everything’s covered, it’s a lifetime warranty.”
Execution & Logistics
10. What happens to my landscaping and plumbing during the lift? Why it matters: Pier installation excavates around the perimeter, and lifting a foundation can stress or crack rigid plumbing lines under the slab. Surprises here are common and expensive. Good answer: “We excavate roughly 3×3 feet per exterior pier, set aside plants where possible, and backfill. We recommend — or include — a plumbing pressure test before and after the lift, because lifts can stress under-slab lines.” Bad answer: “It’s not a big deal.” (It is for your sprinkler system and cast-iron drains.)
11. Will you provide a post-lift elevation survey? Why it matters: The before/after elevation map is your proof the foundation was actually corrected — and a powerful document for resale. Good answer: “Yes — we shoot elevations before, during, and after, and you keep the reports along with per-pier installation logs.” Bad answer: “You’ll see the doors close better.”
12. What’s the payment schedule? Why it matters: Large upfront cash demands are a classic warning sign flagged by the FTC. Keep deposits modest and tie payments to milestones — see how much a contractor deposit should be. Good answer: “Small deposit, progress payment after piers are installed and logged, balance after the post-lift survey.” Bad answer: “Half up front, cash preferred.”
13. Can you provide local references with similar soil and repairs? Why it matters: Foundation behavior is hyper-local; a crew that knows your neighborhood’s clay is worth more than a national brand’s billboard. Vetting steps in full: how to find a good foundation repair contractor near you. Good answer: Addresses and phone numbers of recent jobs nearby, plus photos and elevation reports. Bad answer: “Check our online reviews.”
Red Flags in Their Answers
- Pier counts far above other bids or the engineer’s layout — the over-pier scam in action
- “Standard depth” installation with no per-pier verification logs
- Fear-based urgency (“your house is collapsing”) plus a sign-today discount
- Warranty claims that can’t be shown in writing or aren’t third-party backed
- No plumbing test or elevation survey offered
- Dismissing independent engineers as unnecessary
A bid far below the field deserves suspicion too — skilled structural crews aren’t cheap, and construction wages keep rising per the U.S. Bureau of Labor Statistics wage data. If a deal goes wrong despite your diligence, see what to do if you’ve been scammed by a contractor.
Frequently Asked Questions
What should I ask a foundation repair contractor? Ask about licensing and insurance, engineer involvement, root cause, pier depth and how it’s verified, pier spacing logic, per-pier written pricing, warranty triggers and transferability, plumbing protection during the lift, and a post-lift elevation survey.
How do I avoid being oversold on foundation repair? Get an independent structural engineer’s layout first and make every company bid to it. Compare pier counts across 2–3 bids — a quote with two or three times the piers of the engineer’s plan is padding, not prudence.
What depth should foundation piers reach? Whatever depth reaches stable, load-bearing strata — verified by hydraulic pressure or torque readings, not a fixed number. Demand per-pier installation logs as proof.
Should foundation repair include a plumbing test? Yes, ideally before and after the lift. Lifting a slab can stress under-slab supply and drain lines, and an undetected leak will re-soften the soil your repair depends on.
Is a transferable warranty important for foundation repair? Very — it protects you and materially helps resale. But check who backs it: a lifetime warranty is only as durable as the company or third-party program standing behind it.
Sources: Federal Trade Commission, Hiring a Contractor; American Society of Civil Engineers (asce.org); Insurance Information Institute (iii.org); U.S. Bureau of Labor Statistics, Occupational Employment and Wage Statistics. Last updated: June 2026. For informational purposes only.