Choose '58 Foundations & Waterproofing, the trusted foundation repair company in Atlanta, GA. Our Certified Foundation Specialists fix cracks, settling, and structural issues caused by the area’s shifting red clay soil, helping keep your home strong, stable, and protected for years to come.
Protecting Atlanta Homes from the Ground Up
Atlanta’s foundations face more than just time; they face shifting clay, unpredictable rainfall, and decades of construction on uneven terrain. From Buckhead to East Point, homes across the region are under constant pressure from the soil beneath them. That pressure leads to cracks, sloping floors, sticking doors, and, if left unchecked, major structural damage.
At ’58 Foundations & Waterproofing, we understand what’s moving under your home, and more importantly, how to stop it. Whether you’ve noticed diagonal cracks in your drywall, bowing basement walls, or bricks pulling apart at the corners, our team is here to help. Every house is different, but the goal is always the same: restore strength, prevent future damage, and give you lasting peace of mind, no matter what Atlanta’s red clay decides to do next.
Most foundation issues in Atlanta begin with the soil. Much of the metro area is built on dense, red Georgia clay—highly expansive and reactive to moisture. When it rains, the clay swells, pressing against your foundation walls. When it dries, it shrinks and pulls away, leaving gaps beneath your home. That constant expansion and contraction create cycles of stress that gradually weaken the structural support system.
In neighborhoods like Decatur, Druid Hills, and Kirkwood, many homes were built before today’s grading and drainage standards. Improper runoff management, like downspouts dumping water near the base or yards that slope toward the home, can worsen the effects of seasonal saturation.
Atlanta’s terrain also plays a role. From the rolling hills of Midtown to creekside properties near Peachtree Creek or Nancy Creek, hydrostatic pressure builds quickly in wet seasons. Over time, this leads to bowed basement walls, horizontal cracks, and water intrusion through seams in the foundation.
Even in drier months, the clay’s shrinkage causes differential settlement. One side of the home may drop slightly, leading to interior drywall cracks, tilting floors, or misaligned doors and windows.
Foundation trouble isn’t always sudden; it’s often the result of slow, subtle changes beneath the surface. And once it starts, it rarely resolves on its own.
Foundation damage doesn’t always announce itself with something dramatic. Often, it begins with small shifts, just enough to catch your attention. But in Atlanta’s climate and soil, those early signs usually point to deeper issues below the surface. If you’re noticing any of the following, it may be time to schedule an inspection.
Cracks in the basement or crawl space walls.
Horizontal or stair-step cracks along block or poured concrete walls are strong indicators of soil pressure. In Atlanta, these often show up after heavy rains or long humid stretches, especially in older homes or those with limited drainage.
Drywall cracking or uneven trim gaps.
When your foundation shifts, the stress can ripple up through the framing, leaving hairline cracks near the ceiling, widening trim joints, or causing baseboards to pull away slightly from the wall.
Uneven or sagging floors.
If parts of your floor feel soft, slope noticeably, or seem to dip in corners, the issue may be structural. Damaged support beams or settling piers beneath the home can cause the floor system to weaken or shift.
Doors and windows that stick or no longer close properly.
As the foundation settles unevenly, the home’s frame can twist or warp. This often shows up as sticky doors, crooked window frames, or gaps that weren’t there before.
Cracks in exterior brick or foundation.
Stair-step cracks in brick veneer, gaps between the porch and house, or fractures along the foundation itself are classic signs of soil movement, especially in Atlanta’s hilly neighborhoods or near creekbeds.
Leaning or pulling away chimneys.
A chimney that tilts, separates from the siding, or develops large exterior cracks is often settling independently from the rest of the home, one of the clearest signs of foundation instability.
Bowing basement walls.
Walls that lean inward or bulge in the middle are under serious pressure from outside soil. Left unaddressed, these walls can worsen over time and even collapse under extreme conditions.
At ’58 Foundations & Waterproofing, we don’t just patch surface issues; we design lasting structural solutions tailored to the soil and home styles found throughout Atlanta. Whether your foundation is settling unevenly, bowing inward, or cracking under pressure, our repair systems are built to restore stability from the ground up.
Wall Anchor Systems
For basement walls that are bowing or leaning due to soil pressure, wall anchors are installed deep into the stable ground outside your home. These anchors are connected to steel plates inside the basement, gradually restoring the wall to a straighter position and preventing further movement.
Carbon Fiber Reinforcement Straps
In cases of early-stage wall deflection or cracking, carbon fiber straps provide a low-profile solution that adds strength without excavation. Once bonded to the wall, they help resist future soil pressure and hold the structure in place.
Steel I-Beam Stabilization
When walls show more advanced bowing or inward tilt, steel I-beams can be installed vertically along the interior surface. These beams brace the wall against ongoing movement and are ideal for long-term protection when full correction isn’t possible.
Foundation Leveling Systems
If your home is settling or sinking unevenly, we install structural supports that help restore balance and lift where possible. These systems transfer the weight of your home to more stable soil below, helping to reduce cracks, sloping floors, and frame distortion caused by movement.
Crawl Space Jack Systems and Beam Supports
In homes with sagging floors or soft spots above the crawl space, we use adjustable jack posts and support beams to reinforce or restore the floor system. These steel components provide stable, long-term support beneath aging or damaged framing, especially important in Atlanta’s humid environment.
Crack Repair and Waterproof Sealing
We seal structural cracks with flexible materials that move with your foundation, helping to prevent water intrusion and further damage. This protects the home from both structural and moisture-related issues.
Drainage and Water Management Add-Ons
To reduce pressure around the foundation and prevent water-related damage, we offer sump pump installations, drainage upgrades, and grading solutions. These additions help protect your home from Atlanta’s heavy rains and clay-rich soil conditions.
Every repair system is backed by our Life-of-the-Structure Warranty, and every plan is built around what your home and Atlanta’s soil really need.
Learn more about our Foundation Repair Solutions.»
When your home starts to settle, it’s not just a cosmetic issue; it’s a structural one. In Atlanta, where red clay expands and contracts year-round, foundation movement is one of the most common and persistent threats to home stability. Foundation piers are the most reliable way to stop that movement and restore lasting support.
Unlike patchwork fixes that only mask the symptoms, piers transfer the weight of your home to deeper, stable ground, bypassing the loose or shifting soil near the surface. Once installed, piers help prevent further sinking and, in many cases, lift sunken areas back toward their original position.
At ’58 Foundations & Waterproofing, we install two types of foundation piers, each selected based on the soil, structure, and severity of the problem:
Helical Piers
Helical piers are steel shafts with helical blades that are twisted into the ground like giant screws. They’re ideal for lighter structures or areas with softer surface soil. Because they’re installed with minimal excavation, they’re a great choice for properties with landscaping or tight access.
Push Piers
Push piers are driven deep into the ground using the weight of the structure itself. They reach down to load-bearing strata or bedrock and are especially effective for heavier homes or those with more advanced settlement. Once in place, the home’s weight is transferred onto the piers for permanent stability.
Atlanta’s clay-heavy soil is notorious for shrinking and swelling with every season. Over time, this puts uneven pressure on your foundation, leading to cracks, sagging floors, and frame distortion. Piers bypass those unstable upper layers and give your home a solid footing that won’t shift with the weather.
Foundation piers help:
From East Lake to Alpharetta, foundation piers are one of the most effective ways to reclaim stability beneath your home and keep it strong through every season.
Foundation repair costs in Atlanta can vary depending on the type of damage, the structure of the home, and the solution required to restore stability. Some problems can be resolved with localized crack repairs or wall reinforcement, while others require pier systems or multiple stabilization methods to stop settlement and prevent future damage.
At ’58 Foundations & Waterproofing, we don’t use one-size-fits-all pricing. Every home behaves differently, and our Certified Foundation Specialists build a repair plan based on your specific structure and soil conditions. Our goal is to provide clear, honest answers and a solution that truly fixes the problem for good.
We offer free foundation inspections throughout Atlanta and the surrounding area. After a thorough evaluation, you’ll receive:
There’s no guesswork, no inflated pricing, just straightforward solutions designed to keep your home safe and stable.
When your home’s foundation is at risk, you don’t just need a repair contractor; you need a company that understands Atlanta’s soil, weather, and homes inside and out. At ’58 Foundations & Waterproofing, we bring over 60 years of experience to every project, with a reputation built on integrity, education, and results that last.
Homeowners throughout Fulton, DeKalb, and Cobb counties trust us because we do more than install a system; we take the time to diagnose the cause, explain your options, and deliver a repair plan that truly solves the problem.
Here’s what sets us apart:
When foundation problems surface, waiting only makes them worse. With ’58 Foundations & Waterproofing, you’ll have a trusted partner ready to restore safety and stability beneath your home.
If you’ve noticed cracks in your foundation, uneven floors, or a chimney starting to lean, now is the time to act. Foundation problems only get more costly the longer they’re left unaddressed. The sooner they’re inspected, the easier and more affordable they are to fix.
Let our Certified Foundation Specialists provide a free, no-obligation inspection of your Atlanta home. We’ll explain what’s happening beneath your structure, outline the best solutions, and give you clear pricing up front.
Call ’58 Foundations & Waterproofing today or fill out our online form to schedule your free inspection. We proudly serve Atlanta and the surrounding area, including Decatur, Sandy Springs, Marietta, Roswell, and more.
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