Trust '58 Foundations & Waterproofing for foundation repair in Alexandria. Our team fixes cracks, settling, and structural issues to help keep your home stable, secure, and protected for the long term.
In a city as historically rich and architecturally diverse as Alexandria, foundation problems can be more than just structural, they can threaten the legacy and livability of your home. Whether you live in a classic Old Town rowhouse or a newer build in Potomac Yard, your home faces the same regional stressors: variable soils, shifting groundwater, and the freeze–thaw cycles that challenge foundations across Northern Virginia. At ’58 Foundations & Waterproofing, we specialize in diagnosing these issues at their source and delivering foundation repair solutions that restore strength, stability, and peace of mind.
In Alexandria, foundation problems are often rooted in the region’s dense, moisture-sensitive marine clay, commonly known as "Alexandria clay." This soil expands significantly when wet and contracts as it dries out, placing stress on foundation walls over time. The city’s proximity to the Potomac River also means many neighborhoods have high water tables and poor natural drainage, especially in lower-lying or historic areas.
Seasonal freeze-thaw cycles contribute as well: in colder months, moisture in the soil freezes and expands, disrupting soil structure and pushing against footings and walls. During hot, dry summers, that same soil shrinks, leading to settlement. Older homes in Alexandria, especially those built before modern code enforcement, may lack proper footing depth or waterproofing, making them more vulnerable to shifting or cracking as the ground moves. Tree roots near the foundation can further destabilize soil, especially when competing for moisture during drought conditions.
Interior cracks around doors and windows are often the first warning sign. In Alexandria’s older homes, especially those in historic districts like Old Town, shifting soils can cause the framing to warp, leading to diagonal cracks in the drywall and gaps in trim or molding.
Floors that slope or feel uneven may indicate that part of the foundation has settled or dropped. This is common in homes built on expansive Alexandria clay, which can shrink and swell dramatically depending on rainfall and humidity levels.
Doors and windows that stick or won’t latch often reflect deeper structural issues. As the foundation shifts, it throws off the alignment of door frames and window sashes, especially in multi-story homes where upper levels are more vulnerable to tilt.
Exterior foundation cracks or crumbling mortar are visible signs that the structure may be under pressure. Look along basement walls, brick veneers, and concrete slabs; freeze-thaw stress and hydrostatic pressure from the region’s high water table can force these materials to fail.
Gaps between walls and ceilings can suggest that your home is slowly pulling apart. In areas like Rosemont or Del Ray, where many homes sit on aging crawl spaces or shallow foundations, this kind of separation may point to long-term settlement from decades of moisture fluctuation.
At ’58 Foundations & Waterproofing, we build every foundation solution around the home’s age, structure, and soil conditions. In Alexandria, expansive clay soils, high water tables, and seasonal saturation all contribute to shifting, cracking, or settling foundations. Our repairs are built to match those realities and to last through the region’s humid summers and heavy spring rains.
Here’s what we offer:
Helical Pier Installation
When part of your foundation begins to sink, we use helical piers to anchor it deep below the active soil layer. These steel piers transfer the weight of your home to stable ground and prevent further settlement.
Carbon Fiber Wall Reinforcement
For bowing or cracking basement walls, we apply high-strength carbon fiber straps directly to the interior. These hold walls in place permanently and are ideal for Alexandria’s older homes with aging block foundations.
Steel I-Beam Wall Bracing
If inward wall movement is too advanced for carbon fiber alone, we install steel I-beams to stabilize the structure. This provides immediate support against soil pressure from the outside.
Crawl Space Support Jacks
When floor joists weaken or settle, our adjustable jacks help lift and re-level sagging floors. This is especially useful in Alexandria homes with partial crawl space construction or long-standing humidity issues.
Crack and Leak Sealing
Foundation cracks aren’t just cosmetic; they’re water entry points. We seal and reinforce these areas to stop active leaks, prevent mold, and protect structural integrity.
Every foundation repair we provide in Alexandria is backed by our Life-of-the-Structure Warranty, ensuring long-term protection for your home.
Learn more about our Foundation Repair Solutions.»
Foundation piers are one of the most reliable solutions for stabilizing and lifting a sinking foundation. In Alexandria, where older homes, variable soil types, and water intrusion are common, piers can restore long-term strength to structures that are settling, cracking, or pulling away from the rest of the home.
Unlike surface-level patching or cosmetic repairs, piers are installed deep below the active soil layer, anchoring the foundation to stable ground or bedrock. This process not only stops settlement in its tracks but also gives the foundation the support it needs to carry the weight of your home without shifting.
Foundation piers are deep structural supports installed beneath the footings of your home. There are two main types we use, depending on your foundation and soil conditions:
Push Piers: These steel piers are hydraulically driven into the soil until they reach load-bearing strata. They’re ideal for homes with heavy structures or severe settlement.
Helical Piers: These screw-shaped piers are mechanically twisted into the ground and are well-suited for lighter homes or areas where deep driving isn’t possible. They also allow for precise depth control during installation.
Once installed, these piers are attached to the foundation and, in many cases, used to lift it back toward its original position.
Alexandria’s combination of aging construction and fluctuating moisture levels makes foundation damage especially common. Clay-heavy soil can expand during wet months and shrink during dry spells, putting constant pressure on your foundation. Over time, this movement causes cracking, shifting, and settlement that won’t correct itself on its own.
Foundation piers offer a permanent solution by bypassing unstable surface soils and creating a new support system deep underground. The benefits include:
From Old Town to Del Ray, homeowners across Alexandria rely on pier systems to preserve the structural integrity of their homes for years to come.
The cost of repairing a foundation in Alexandria varies depending on the type of damage, the underlying cause, and the repair method needed. On average, homeowners can expect to invest anywhere from a few thousand dollars for minor crack repair to significantly more for structural stabilization with piers or wall reinforcements.
We understand that foundation issues can come as an unwelcome surprise, which is why we offer free inspections and clear estimates before any work begins. Our Certified Foundation Specialists will assess your home, explain the problem, and walk you through all available solutions, including cost ranges and financing options.
Several factors affect the total cost of a foundation repair in Alexandria:
We also consider access issues, local permitting requirements, and any additional work needed to protect your home from future movement.
Every quote from '58 Foundations includes:
Foundation repair is not just about fixing cracks; it’s about restoring the structural integrity of your home. By investing in the right solution today, you protect your home’s safety, value, and future resale potential.
Whether you’re dealing with stair-step cracks, settling floors, or shifting walls, our team is here to deliver real results, backed by decades of experience and a commitment to doing things right the first time. ’58 Foundations & Waterproofing has been helping Northern Virginia homeowners protect their homes for more than 60 years. When it comes to your foundation, we understand what’s at stake.
Here’s why Alexandria homeowners trust us:
When your home’s foundation is at risk, you don’t want shortcuts or uncertainty. You want a team that shows up, stands by its work, and understands your home’s value, inside and out.
If you’ve noticed cracks, sticking doors, or sinking floors in your Alexandria home, don’t wait for the damage to get worse. Our Certified Foundation Specialists are ready to inspect your property, explain what’s happening, and recommend the right fix, with no pressure and no obligation. At ’58 Foundations & Waterproofing, we’ve been stabilizing homes across Northern Virginia for more than 60 years, and we’re ready to help protect yours.
Call us today or fill out our quick online form to schedule your free inspection. Let’s restore your home’s stability from the ground up.
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