It's December in Seattle and it has been raining for what feels like forever. There's a damp line along the bottom of your basement wall, and a crack you've been meaning to look at seems wider. Foundation repair in Seattle tends to be about steady water working on older concrete.
We work across the city and the Eastside, including the older neighborhoods and hillside homes that need extra thought. A foundation repair seattle wa job here starts with where the water goes, because around here there's always water.
The short answer
Foundation repair in Seattle usually deals with long wet seasons working on older foundations. Common fixes are piers for settling, drainage for crawl spaces and basements and crack repair. Hillside homes need extra care, since slopes and soil can change how a repair works. Water control comes first almost every time.
Why foundations move in Seattle
Foundations move in Seattle because of long months of rain and glacial soils. Rain falls steadily from October to April, soaking the ground for months. The dense till that glaciers left behind drains slowly, so water sits above it and moves sideways along hillsides.
Many homes here are old enough that their foundations were built to different standards. Older concrete can be weak, and some homes sit on shallow footings. Basements and crawl spaces both show the signs, usually as dampness and cracks.
Slopes add another concern. Seattle has steep lots, and some areas are prone to landslides. It's also earthquake country, so we'll look at how your house connects to its foundation as well.
What we fix in Seattle
- foundation piers: Support for settling homes and those on tricky slopes.
- crawl space repair: Crawl space repair seattle homes need when damp has softened the wood.
- crawl space waterproofing: Drains and sump pumps built for a long rainy season.
- basement leak repair: Stopping water at the cove joint and through cracks.
- foundation crack repair: Injecting cracks in older concrete so they stop leaking.
- free foundation inspection: Readings, photos and a look at how water moves across your lot.
Neighborhoods and nearby towns we serve
We serve Seattle, the Eastside and north and south along I-5. Hillside homes may need an engineer to weigh in, and we'll say so if we think yours does.
- Bellevue
- Shoreline
- Renton
- Kirkland
- Burien
- Lynnwood
This is one of the areas we cover in Washington. See every city we serve nearby.
What foundation repair usually runs in Seattle
Foundation repairs usually run $2,200–$8,100 nationally, and major jobs can reach $10,000–$30,000. Those are national ranges, not Seattle prices, and your exact price depends on what we find at the inspection. Here's more on foundation repair cost.
Access is a big factor here. Steep lots and tight city yards take longer to work on, and some jobs need engineering or a permit. Drainage needs can also add a lot.
How your free inspection works
- We walk your lot and check how water moves, including from your uphill neighbor.
- We check your basement walls and sump or your crawl space, and read the floors.
- You get a written plan, and we'll flag any slope issue that calls for an engineer.
Foundation repair in Seattle: common questions
Does Seattle's rainy season damage foundations?
Over time, yes. Months of steady rain saturate the soil and raise the pressure on basement walls. Older concrete takes it worst. Damage usually builds slowly, as leaks, cracks and damp wood. Keeping your gutters clear and your drains working through fall makes a big difference.
Do you work on hillside homes?
Yes, but we take extra care. Slopes can involve soil movement that goes beyond a regular foundation repair, and some sites need a geotechnical engineer. We'll tell you when that's the case. Check with the Seattle building department too, since steep slope areas may have extra rules.
Do I need a permit for foundation repair in Seattle?
It depends on the job and the address. Small crack repairs often don't need one, while structural work usually does. Check with the Seattle building department; we handle permits where they're required. We'll tell you up front if your repair needs one and include it in your written estimate.
How soon can you inspect my home in Seattle?
Usually within a few days. Book online and we'll confirm a time. We'll ask for your ZIP code first to confirm that your Seattle address is in our area. Most visits take 45–90 minutes, and you'll want to be home so we can walk you through what we find.