Foundation Repair in Shawnee, KS
Shawnee mixes older established neighborhoods with a lot of newer building further west, and the ground under all of it moves the same way. We are in Shawnee regularly for both the water problems and the structural ones.
Foundation & Waterproofing Services
Crack Foundation Repair
When your foundation settles, it can cause cracks that let water leak straight into your home. Our team determines the best process to seal…
Learn more →Sump Pump & Interior Drainage
If you have hydrostatic water pressure, water pushing through where the wall and floor meet, a sump pump or below-floor drainage system may be…
Learn more →French Drain & Track Drain Systems
When water is pooling against your foundation, or yards are sloping towards your foundation, a French drain system will help divert that water away…
Learn more →Backfilling & Grading
Water that runs toward your house instead of away from it puts constant pressure on your foundation. We backfill and regrade the soil around…
Learn more →Foundation Wall Supports
Walls bowing inward or horizontal cracks running across them mean soil pressure is winning. Our team, and a structural engineer when needed, determines which…
Learn more →Piering & Underpinning
Cracks in upper-level sheetrock or significant settling that makes floors unlevel often calls for piering beneath your foundation footing. Working with a structural engineer,…
Learn more →What The Ground Does Under Shawnee
The clay under Shawnee behaves like the rest of Johnson County: it swells with moisture and shrinks back as it dries, working on foundation walls from the outside year after year. Shawnee also has real terrain in places, and slope matters more than people expect. A house sitting below the grade of the property behind it is receiving that property's water as well as its own, and clay soil moves that water slowly and close to the surface until it finds something to run along, which is often your foundation wall. Where we see repeated water intrusion on a sloped lot, the source is frequently uphill rather than anything wrong with the wall itself.
What Shawnee Calls Us For
Water is the leading call in Shawnee, particularly on lots with any fall toward the house. That means interior drainage and sump work where the water cannot be stopped outside, and grading, drainage line, and window well work where it can. On the structural side we see block wall movement in the older neighborhoods and horizontal cracking in poured walls in the newer ones. Settlement calls come in as upstairs symptoms most of the time, doors that stick and drywall that keeps cracking in the same corner after repeated patching, and that is when we start looking at the footing rather than the wall.
Homes and Neighborhoods We Know in Shawnee
We serve Shawnee across the city, including the older neighborhoods on the east side, the areas around Shawnee Mission Park, and the newer subdivisions west toward K-7. Lenexa and Overland Park are the same run for us so this is normal territory. On sloped lots we spend more of the inspection outside than in, because on that kind of property the cause is usually upstream of the basement wall.
Shawnee Foundation Questions
Because something is delivering water there specifically. Usually it is a downspout discharging too close, a grade that falls toward the house on that side, a window well without drainage, or runoff from a neighboring property. One wall is good news, because it means there is a specific cause to find rather than a general condition to manage.
Look at drainage first every time. If exterior water management solves it, you have avoided the bigger job entirely. We would rather come out, tell you to extend two downspouts and regrade one side, and have you not need us again than sell you interior drainage you did not require.
No. The inspection and the written estimate are free with no obligation. We come out, look at the actual problem, and put the scope and the number in writing so you can compare it against anyone else honestly.
Yes, and plenty of people start there. The inspection is free, so it costs you nothing to get a straight read on whether you have a structural issue, a water issue, or a drainage issue. If it turns out you need an engineer or another trade, we will say so rather than taking the job regardless.
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