Cracks in the foundation wall, a door that sticks or a floor that slopes? We'll tell you if it's movement and what fixes it.
Foundation repair in Yakima, WA steadies a house that's still moving, or one where part of the foundation can't do its job anymore, and a common way to do it is driving piers down to dense soil the house can rest on.
A lot of cracked foundations don't need that. Settlement that has stopped often needs no structural repair at all, so the first step is finding out which one you've got before you pay for anything. At Premier Yakima Concrete and Masonry, I'd rather tell you a job can wait than sell you one you don't need. We work out of Yakima and take jobs in the cities around it.
When a repair is needed, the price moves with how many piers the house needs, which kind of pier the weight of your house calls for, how easy it is to dig along the footing and whether an engineer has to plan the fix. The schedule mostly turns on the engineer's visit and on what the city or county office wants before work starts. Your estimate gives you the figure for your own house.
You deal with the same person from the first look to the final walk-through. Here's how it goes.
I come out to every job, look at the cracks with you and tell you what I see and what I'd do. We've been in business since 2023, and before that I spent years laying brick and block for a big commercial outfit where somebody was always checking the work.
You get an estimate for the work I'd recommend. If the house isn't moving and nothing needs doing yet, that's what I'll tell you.
We're fully licensed and insured. If you go ahead, we check what the local office needs, our crew does the work while I stay involved, and I walk the finished job with you.
Not every crack means the house is moving, so I look at the cracks, then the floors and the doors, before anyone talks about piers. Flat floors and doors that close fine tell me a lot about a crack in the wall. If it looks like more than shrinkage, I'll tell you to get an engineer out before you spend money on a fix, because the repair should be built to the engineer's read and not to my guess. Once there's a plan, we build to it the way I learned on commercial jobs, with no shortcuts that show up later.
Foundation trouble often shows up in the masonry above it. A chimney that's pulling away from the house may need chimney repair once the base under it is steady, and cracked mortar joints in a brick wall can be cleaned out and refilled with tuckpointing so the brick stays in one piece.
Here's the order the work usually runs in, from the first notes to the cleanup.
Before I come out, note any sloping floors, sticking doors or gaps at the ceiling and take photos of the cracks, because a crack that comes with those signs deserves an engineer's look. It also tells me where to start.
If the signs point to movement, an engineer looks at the house and says what the repair should be. We plan and price the work from that, not from a hunch.
Our crew digs along the footing where the repair goes and sets the piers the plan calls for. Then we backfill the digging and pack it back down.
Once the house is steady, we fill the cracks and fix any masonry the movement damaged. We haul off the dirt and debris and clean up the site before we leave.
Send the form with your address and a few photos of the cracks, and if you're outside city limits in the county, your tax parcel number too. We respond within 1 business day to set a time, then I come out, look at the cracks with you and give you a free estimate at your property, with no pressure and no obligation. You can also call (509) 452-1015.
(509) 452-1015Thin vertical cracks from concrete shrinkage are common and usually not structural. An engineering firm's guidance says the ones that deserve an engineer's look are wide, growing, horizontal, stair-stepped or offset, where one side sits out past the other. If yours looks like any of those, call and I'll come take a look.
It usually comes down to how heavy the house is. One pier maker's guide says push piers suit heavy structures over dense soil you can reach, while helical piers suit lighter structures and soils that change from spot to spot. Push piers need the structure's weight to drive them, and single-story homes, slab homes, porches, chimneys and crawl space foundations often don't have it, so the same guide calls helical piers standard on those, and on jobs where each pier's load is checked as it goes in.
Foundation pier installation in Yakima usually costs about $15,000 to $43,000 for a 12-pier job. That's the going range around here, not our price, and your number moves with how many piers the house needs, the pier type and how easy the footing is to reach. If the settling has stopped, you may not need piers at all, so start with the evaluation.
Inside Yakima city limits, applications and plans go to City of Yakima Codes, which handles every permit that isn't on its online list. That list names jobs like reroofs and re-siding, not foundation repair, so ask the city what your job needs. Before we start, we check with the office that covers your address, and if the job needs a permit we take care of the paperwork with you.
Every construction contractor in Washington has to register with Washington L&I, and state law also requires them to be bonded and insured. The law also requires the registration number on estimates and bids, so look for it on every one you get. If a contractor's work costs you money, eligible homeowners can apply to L&I's Homeowner Recovery Program.
Inside the city, Yakima sets frost depth, how deep the ground is expected to freeze, at 24 inches below grade, and permitted foundation work is designed around that. Outside city limits, Yakima County says its design specifications go parcel by parcel, so have your tax parcel number ready when you call the county's Plans Examiner at 509-574-2300.
We work out of Yakima and take jobs in the cities around it, including Selah, Union Gap, Terrace Heights, Toppenish, Sunnyside, Ellensburg and Grandview. We see a mix of older brick homes on crawl spaces and newer single-story homes on slabs, and a lot of the foundation calls we get start with a crack someone spotted in the brick. If you don't see your city listed, call and ask.
We answer the phone seven days a week and into the evening, so call (509) 452-1015 or use the contact form as soon as you spot a new crack.
If you've got a crack you're not sure about, send us a photo and I'll tell you what I think.
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