Foundation piers and underpinning
When part of a house is sinking, piers carry that section down through soft or shifting soil to ground that can support it.
Foundation piering and underpinning support a settling foundation on steel piers or new footings that reach firmer soil or rock, then lift the house back toward level where it's safe. It's for Lawrence and Douglas County homeowners with a corner, wall or addition that's dropped. We connect you with a foundation contractor who confirms settlement before recommending piers.
What does settlement look like?
- Diagonal or stair-step cracks wider at the top than the bottom
- Floors sloping toward one outside wall
- A porch, chimney or addition pulling away from the house
- Doors and windows near one corner sticking or out of square
- Gaps between baseboards and floors along an outside wall
Why do houses settle here?
Douglas County has very different ground in different places. The Kansas Geological Survey's report on the county describes alluvial deposits 45 to 90 feet thick in the Kansas River valley, while the uplands are clay soils over shale and limestone bedrock. In the valley, soft or water-softened sediment can compress under footings. In the uplands, clay shrinks away from footings during droughts and is softened by roof water during wet seasons. Additions and porches built on shallow footings, and houses on fill, are the usual suspects.
Push piers or helical piers?
- Steel push piers are driven in sections using the house's weight until they hit firm bearing, often limestone or dense material under the clay. They're common under heavier walls.
- Helical piers are screwed into the ground to a measured torque. They work well for lighter loads like porches and additions, and for new construction.
Ask for a pier log showing each pier's depth and final pressure or torque.
What Lawrence requires
The City of Lawrence requires a building permit for adding piers, steel posts, helical piers, I-beams or tie-back anchors. Piers are a required inspection item, and the city wants either a pre-engineered system with an ICC-ES report or a stamped report from a Kansas professional engineer. A completed engineer's inspection report can be submitted in place of the city's inspections. The Kansas State Board of Technical Professions issues engineer licenses.
What affects the cost?
Number of piers, depth to firm bearing, pier type, access, inside versus outside work, how much lift is attempted, engineering, and the permit fee. We don't quote prices; the contractor sets them after measuring.
Where we connect you with help
Common questions
How deep do piers go in Lawrence?
Until they reach firm bearing, which varies across the county. In the uplands that's often dense material or rock below the clay; in the Kansas River valley it can be much deeper. Depth is recorded on the pier log.
Does Lawrence inspect pier installations?
Yes. Piers are a required inspection item on a foundation repair permit, though the city can accept an engineer's inspection report in place of its own inspections.
Will the house be lifted perfectly level?
Usually not. Contractors lift to a practical target and stop if lifting would crack finishes or strain the structure. Ask what target they plan to reach.
Related services
- Bowing basement wall repair
- Limestone and brick foundation repair
- Sagging floor and crawl space support
- Basement crack repair and drainage
More background: Douglas County foundation repair guide.
Wall bowing in, mortar crumbling, or floors starting to sag?
Call and a foundation contractor who works in Douglas County will take a look and explain your options.