How to Choose a Foundation Repair Company in Lubbock

Hiring the wrong company can cost you twice: once for the work, and again to fix it. This guide covers how to choose a foundation repair company in Lubbock, TX: what to ask, what to put in writing, and what should make you walk away. We do not recommend or endorse any particular company. Our job is to connect you with independent providers; vetting them is yours, so use this checklist.

Start with more than one inspection

Many companies offer a free inspection and estimate, which is a fair way to get started. Keep in mind that the company is also trying to sell you a repair. Companies can disagree on whether repair is needed, on the method, and on the number of piers. Get two or three inspections and compare:

• The diagnosis: what moved, by how much, and why
• The method and the number, depth, and location of piers or supports
• What is and is not included (drainage, plumbing tests, permits, cosmetic repair)
• The warranty
• The price and payment schedule

If the diagnoses are very different, that is a good moment to pay for an independent engineer's report.

Engineer reports

A licensed structural engineer who does not sell repairs can inspect the house, measure floor elevations, and write a report with findings and a recommended repair. The cost is typically a few hundred dollars to about a thousand for a house (see the cost guide, which is an estimate), but this varies. Benefits include an unbiased opinion, a plan that several companies can bid on equally, and a document for buyers, lenders, or insurers. Some companies also work with engineers who review their designs or sign off on completed work. Ask whether that is included and whether the engineer is independent of the company. Check an engineer's license with the Texas Board of Professional Engineers and Land Surveyors.

Licensing, registration, and insurance

As far as we know, Texas does not have a statewide license for foundation repair contractors, so there may be no state license to verify. That also means anyone can claim to be an expert. Rules can change and some cities and counties set their own requirements, so check with the City of Lubbock or your county about any registration, permit, or inspection that applies to your address, and verify any license or credential a company claims with the agency that issued it. Regardless of licensing:

• Ask for a certificate of insurance showing general liability and workers' compensation coverage, and confirm it with the insurer or agent. Without coverage, you can be responsible for injuries or damage on your property.
• Ask how long the company has operated under its current name and address in the area, and ask for references from recent jobs similar to yours. Call them.
• Look for the company's reviews on several sites, but treat reviews as one input among others. They can be gamed.
• Search the company's name with your state attorney general's consumer complaint information and the Better Business Bureau.

Permits

Whether a permit is required for foundation work depends on the jurisdiction and the type of work. Do not assume. Ask the company whether a permit is needed for your address, who will pull it, and who pays, and put the answer in the contract. You can also ask the building department of the City of Lubbock, or the relevant city or county office for homes outside Lubbock, what applies. If you are in an area with a homeowners association or deed restrictions, check those too.

Warranties and transferability

A warranty is only as good as its terms and the company behind it. Get the full text before you sign and look for:

• What is covered. The piers or supports only, or also settlement of the foundation? Does it cover labor to re-adjust, or only materials?
• How long. Some are for a set number of years, and some are described as lifetime. Ask what lifetime means and for whose lifetime.
• Transferability. If you sell, can a new owner use it? Is there a fee, a deadline, or paperwork to transfer it?
• Conditions. Many warranties require you to keep drainage in good condition or to have periodic inspections. Missing a condition can void the coverage.
• Exclusions. Plumbing leaks, drainage problems, and cosmetic cracks are commonly excluded.
• Who stands behind it. A warranty from a company that has closed is worth little. Ask whether it is backed by insurance or a third party.

Red flags

• High pressure. "Today-only" prices, or insistence that you sign at the first visit.
• No written scope. No diagram of pier locations, no stated depth or number, no written warranty.
• A diagnosis that never changes. If every problem needs a full perimeter of piers and the company does not discuss drainage or plumbing, ask why.
• Large deposits or cash-only offers. Payments should follow a written schedule tied to work completed.
• Prices far above or below the others. A very low bid can mean fewer piers, a different scope, or corners cut. A very high one can mean padding.
• Out-of-area operators with no local presence who cannot explain local soils, and storm-chasers who show up after a weather event.
• Reluctance to share insurance or references.
• Telling you not to talk to other companies or an engineer.

Questions to ask every company

1. What caused the movement, and how will the plan address the cause?
2. What method are you proposing, and why not the alternatives?
3. How many piers or supports, how deep, and where? Can you mark them on a sketch?
4. Will an engineer review the design or inspect the finished work?
5. Do I need a permit? Who handles it?
6. How much leveling do you expect, and what happens to doors, walls, tile, and plumbing?
7. What does the warranty cover, for how long, and does it transfer to a buyer?
8. What is the payment schedule, and what happens if more work is needed?
9. Can I see your insurance certificate and talk to recent customers?
10. How long will the job take, and how will you protect landscaping and the interior?

The contract

Get everything in a written contract: scope, price, payment schedule, start and finish dates, materials, who handles permits and cleanup, warranty text, and what happens with change orders. If anything is unclear, ask a lawyer to read it before signing. Texas law has rules about residential construction disputes, including notice requirements before certain claims, so if something goes wrong, speak to an attorney promptly rather than waiting.

When you are ready, request quotes and compare using this checklist. Not sure whether you need repair yet? Start with the signs of foundation problems.