Foundation Piers & House Leveling in Topeka, KS

Is Your Foundation Settling?

• Doors that stick, swing on their own or no longer latch
• Diagonal cracks running up from the corners of windows and doors
• Floors that slope toward one side of the house
• Stair-step cracks in brick or limestone veneer
• A porch, chimney or addition pulling away from the house

Around Topeka, settlement usually starts with the ground: soil that dries and shrinks in a hot summer, fill that keeps compacting, or water that softens or washes out the soil under one corner.

Push Piers and Helical Piers

A crew digs a small hole next to the footing, fastens a steel bracket under it, and installs a steel shaft down to firmer material. The weight of that part of the house then rests on the pier.

• Push piers go down in short sections, pushed by hydraulic rams against the weight of the house. They suit heavier homes.
• Helical piers have screw-like plates and are turned into the ground. They do not rely on the weight of the house, so they are common for porches, additions and lighter structures.
• Underpinning is the general name for supporting a footing from below. Older methods poured concrete under the footing; steel piers are the usual method today.

House Leveling, Slabs and Pier and Beam Homes

After the piers hold, jacks can lift the house a little at a time while the crew watches for new cracks. A house that has been out of level for decades may only be lifted part of the way, because forcing it can crack finishes and strain plumbing.

A floor that dips in the middle of a room is more often a beam or post problem than a foundation problem. Adjustable steel posts or shims under the beam can level it without touching the footing. Slab homes and pier and beam homes each have their own leveling methods, so ask the contractor to walk you through theirs.

During and After the Work

Most piers go in from outside, with small holes along the affected wall. Expect digging, equipment noise and some new hairline cracks in drywall after a lift, while others close. Ask how each pier's depth and load will be recorded, and whether the quote includes putting back landscaping and concrete. Prices are in our guide to foundation repair cost in Topeka.

More Questions About Foundation Piers & House Leveling

How many piers does a house need?

It depends on how much of the foundation moved and how heavy that part of the house is. Piers are spaced along the affected footing, so a settled corner needs fewer than a whole side. A good estimate shows where each pier goes and why.

How deep do foundation piers go?

Until they reach soil or rock that can carry the load, which varies from lot to lot. That is why some estimates include a per-foot charge past a set depth. Ask how the contractor will record the depth and load of each pier.

Will my doors and drywall be fixed after leveling?

Leveling often makes sticking doors work again, but it can also open new hairline cracks in drywall as the house moves. Most foundation contractors do not repaint or refinish, so plan for some touch-up work afterward.

What is the difference between leveling a house and leveling a floor?

Leveling a house means lifting the foundation itself, usually with piers. Leveling a floor means fixing a sag inside the house with posts or shims under a beam, without touching the footing. Many sloping floors only need the second.

Does piering need a permit in Topeka?

Inside Topeka city limits, permits and contractor licenses go through the City of Topeka Development Services division. Outside the city, in places like Tecumseh, Auburn or Carbondale, a county or town office applies instead. Structural foundation work is the kind of job to confirm before it starts. See our FAQ for more on licenses and permits.