Foundation Repair in Bryan and College Station, TX

Cracks, sticking doors, sloping floors or a home you're buying? Tell us what you see; we pass it to one local foundation company.

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Referral website, not the contractor. How it works

Foundation repair around Bryan and College Station usually means fixing a slab or pier-and-beam house that moved with the clay soil. To get started, send a request with the form.

Brazos Valley Foundation Repair is a referral website, not a foundation repair company. We send your request to one independent local foundation repair company. You never pay us; companies we refer you to may pay us for referrals.

Pricing and scheduling come from that company. Get its repair plan and price in writing before any work starts.

How a request works

1Tell us what you need
Send the short form. It takes about a minute.
2One local company contacts you
We pass your request to one independent foundation repair company that serves your area.
3You get its price and decide
The company quotes you directly. Hiring it is up to you.

Signs your foundation may be moving

The table matches common signs to what they usually point to, so you know what to describe.

What you notice	What it can mean	Where to read more
Doors that stick or won't latch, gaps above door frames, cracks running from the corners of doors and windows	The slab or floor framing has moved unevenly	Slab foundation repair
Stair-step cracks in brick, cracks in the exterior slab edge, a gap between brick and window frames	Part of the perimeter has settled or heaved	Slab foundation repair
Floors that slope, feel soft or bounce, or a musty smell from vents near the ground	Pier-and-beam supports have settled or framing has decayed	Pier and beam repair
A ball rolls across the floor, or furniture and cabinets look out of level	The house is out of level and may need lifting	House leveling
You're buying, selling or renting out a home and want to know its condition	You need an evaluation, not a repair yet	Foundation inspection

Not sure which applies? Describe what you see in the form. A crawlspace vent or access door near the base of the walls means the house is pier and beam; no crawlspace usually means a slab.

What foundation repair costs around Bryan–College Station

HomeAdvisor's national cost guide, checked in October 2026, puts most foundation repairs at about $2,225 to $8,133, with an average around $5,174. Three numbers help you judge a quote:

Item	Typical national range	Source
Typical foundation repair	About $2,225 to $8,133	HomeAdvisor
Piers, per pier	About $1,000 to $3,000	HomeAdvisor
Structural engineer's inspection report	About $340 to $780	HomeAdvisor

These aren't quotes from a local company. A repair that needs many piers, or a large house, can cost far more; HomeAdvisor puts settling or sinking repairs at $5,000 to $25,000. The foundation repair cost guide covers slab, pier-and-beam and leveling prices and what moves them.

Why Brazos Valley foundations move

The short answer is clay. The Texas Section of the American Society of Civil Engineers (ASCE) notes that Texas has large areas of clayey soils that shrink and swell as their moisture changes, and that this movement can damage homes. The Brazos Valley has several kinds.

River-bottom clay. Ships clay forms on floodplains mainly along the Brazos and Colorado Rivers. USDA describes it as 60 to 70 percent clay, "very sticky and very plastic." When it dries out, cracks at least 1 cm wide open more than 20 inches deep and stay open 60 to 90 days in most years.

Clay pan uplands. Most of Brazos County lies in the Post Oak Savannah, according to the Texas State Historical Association; the northern third is Blackland Prairie. Texas Parks and Wildlife says Post Oak Savannah soils have a dense clay pan, nearly impervious to water, a few feet below sandy surface layers. Rain soaks the sandy upper layers but barely gets through the clay pan below them.

Drought and downpours. Brazos County averages about 39 inches of rain a year (TSHA), but dry years hit hard. In 2011, Texas had its driest year on record, at 14.88 inches statewide, according to the National Weather Service. Texas A&M AgriLife soil scientist Dr. Jake Mowrer sums up clay soils like these: "When they get wet, they swell, and when they get dry, they shrink."

ASCE's guidelines also list leaking plumbing, tree roots, poor drainage and landscaping among the factors that affect how a foundation performs. Our guide to Brazos Valley clay soils and your foundation covers what you can do about each one.

Services you can request

Slab foundation repairCracked slab, sticking doors or an under-slab leak? Most slab repairs add piers under the low areas, at about $1,000 to $3,000 each.Pier and beam repairSloping, bouncy or soft floors over a crawlspace? Most pier-and-beam repairs mean shimming, new supports or new framing. HomeGuide puts most at $1,500 to $15,000.House levelingLeveling lifts the low parts of a house back toward level on piers or shims. HomeGuide puts shim leveling at $1,000 to $3,500.Foundation inspectionBuying, selling or renting out a home? A contractor evaluation and an independent engineer's report answer different questions. Know which one you need.

Permits and contractor registration in Bryan and College Station

Texas has no statewide license for foundation repair contractors, so city rules matter.

College Station says "a building permit is required for foundation repairs, and the contractor must be registered" with the city. The permit needs a dimensioned plan showing where piers or piles will go, and the city inspects before concrete is poured. Questions go to Planning & Development Services at (979) 764-3570.
Bryan requires contractors and subcontractors to register annually before they can apply for permits, through the city's Citizenserve portal. We didn't find a Bryan page that addresses foundation repair permits specifically, so ask the company or call Bryan Development Services at 979-209-5010.

Bryan is the older of the two cities. It was platted in 1859 and, according to TSHA, has many turn-of-the-century homes. If you own an older house, check whether it sits on a slab or on piers and beams before you call; the repairs are different.

How to choose a foundation repair company

Whether you use our referral or find a company yourself, these steps protect you:

Get a written repair plan. It should show how many piers, what type, how deep and where they go. College Station requires a plan like this for the permit.
Ask who pulls the permit and whether the company is registered with your city.
Ask for a certificate of insurance, and check that the name matches the company on the quote.
Read the warranty terms before you sign. Ask whether they transfer to a buyer, what they exclude and what happens if the house moves again.
Ask about plumbing tests. ASCE's guidelines say water supply and drain lines should be tested for leaks if the repair includes lifting the house.
Consider an independent engineer. For big repairs, an evaluation from a Texas-licensed professional engineer (P.E.) who isn't selling the repair gives you a second opinion.
Expect improvement, not perfection. ASCE notes that "perfection is not attainable" with foundation repairs and that lifting is unlikely to leave a foundation perfectly level.

Areas we take requests from

The form takes requests from anywhere in Bryan and from these nearby cities:

Foundation repair in College Station, where foundation repairs need a permit and many homes are rentals.
Foundation repair in Navasota, the Grimes County railroad town on the Navasota River.

Live somewhere else in the Brazos Valley? Send the form with your town, and the company will tell you whether it can take the job.

To see what we do and don't do, read how it works, or browse the foundation repair FAQ.

Common questions

Who will actually look at my foundation?

An independent local foundation repair company. Brazos Valley Foundation Repair is a referral website, so we don't send crews, inspect homes or do repairs. We send your request to one company, and that company sets its own price and schedule and does the work under its own terms.

Do you take requests from outside Bryan and College Station?

Yes. The form takes requests from Navasota and other nearby towns. We send each request to a local foundation repair company that serves the area, and it will tell you whether it can take your job.

What should I tell the company?

What you've noticed and when it started: cracks (where, how wide, whether they're growing), doors or windows that stick, floors that slope. Say whether the house is on a slab or has a crawlspace, the year it was built if you know it, and whether it has had foundation work before. Photos of cracks with a coin or tape measure for scale help.

Should I get an engineer's report before a repair?

It's worth considering, especially for a large repair or a home you're buying. A Texas-licensed professional engineer (P.E.) who doesn't sell repairs can tell you whether you need one and what it should include. HomeAdvisor puts an engineer's inspection report at about $340 to $780. Our foundation inspection page explains the difference between a contractor's evaluation and an engineer's report.

Does homeowners insurance pay for foundation repair?

Usually not for settling. The Texas Department of Insurance lists earth movement and wear and tear among the risks most home policies don't cover. Sudden and accidental release of water is a risk most policies do cover, and TDI lists damage to foundations or slabs among the common endorsements (add-ons) insurers offer. Read your policy or ask your agent.

Is there a state license for foundation repair in Texas?

No. Texas has no statewide license for foundation repair contractors. College Station and Bryan both require contractors to register with the city before pulling permits, so ask the company whether it's registered where you live and ask for a certificate of insurance.

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