Foundation repair in Novato CA - a fix that matches what's actually moving
Cracks spreading or doors starting to stick? We find out why your house is moving, then fix the cause, not just the crack.
Does my house need foundation repair in Novato?
Foundation repair in Novato fixes a house that has settled, sinking because the soil under it gave way, or heaved, pushed up because the soil swelled, and it starts with finding out which one you have. Sometimes that means underpinning, setting piers down to firmer soil to carry the house, and sometimes a smaller repair does it.
Most calls start with a crack in the foundation wall, a gap over a door or a floor that slopes more than it used to. Not every crack is a foundation problem, and sometimes it's the chimney or worn-out mortar joints, which is chimney repair or tuckpointing work instead. The price depends on what's causing the movement, how much of the house it affects, whether piers are needed and how far down good soil sits, and how easily a crew can get to the spot. The schedule depends on whether an engineer should look first and whether the job needs a permit, and your written estimate lays out the plan and the price for your house.
Why homeowners call us for foundation repair
You get me on site, a straight answer about what's wrong and what isn't, and satisfaction guaranteed on every job.
I see every job myself
I come out to look at every foundation myself, and my crew of masons does the work alongside me.
In business since 2017
I started out as a helper mixing mortar and hauling block, and I've run this business since 2017.
Fully licensed and insured
We carry both on every foundation job, and I'm happy to show you the paperwork before you sign.
Old brick is our specialty
We're best known for mortar work on old brick and chimneys, and a lot of older foundations are built from brick.
No piers you don't need
If a crack is old and holding steady, I'll tell you so instead of selling you a bigger repair.
Kinds of foundation repair we discuss
The right repair depends on what's moving, how heavy the house is and what it sits on, so we settle the cause before choosing one of these.
Let's look at your foundation cracks
Call (628) 209-1088 or ask for an in-person estimate, and I'll come out and see what your house is doing.
How Optimum Novato Concrete and Masonry handles foundation repair
Settling and heaving can look the same from your driveway, but they need opposite fixes, so we work out what's moving and why before we talk about any repair. I look at the cracks, how the doors and windows close and where the water goes around the house, then tell you what I think is going on.
Once we know the cause, the fix follows from it, and we take the most care with the parts you won't see afterward, like the footing, the drainage around it and the mortar mix. That's where foundation work goes wrong, usually years before anyone notices. Bad mortar is patient like that.
Foundation repair questions we hear
How do I know if a foundation crack is serious?
A foundation crack is worth acting on when it keeps growing, when doors and windows get harder to open and close, or when a crack monitor shows the house is still moving. Hairline cracks from concrete curing are normal. Texas engineering guidance adds that signs like cracked exterior walls, racking door frames and separating floors don't always mean a structural problem, because the home's age and past repairs change what they mean.
Should I get a structural engineer before foundation repair?
If the problem looks bigger than masonry, yes, and I'll tell you so and suggest you have an engineer look before we talk about a fix. One homeowner guide goes further and advises documenting your cracks first, then calling a structural engineer rather than a pier company for an unbiased look.
Which is better for my house, push piers or helical piers?
As a rule of thumb, a heavier house, like one with a basement foundation, usually suits push piers, because they need the house's weight to drive them down to good soil. Helical piers work whatever the weight and in most soils, so a lighter house on a shallow footing or a thickened-edge slab may need them instead.
How much does foundation repair cost in Novato?
The cost comes down to what's causing the movement and how big a fix it takes, so I don't put a number on it before I've seen the house. Sealing a stable crack is at the low end, rebuilding a section of block or brick comes next, and underpinning with piers costs the most, more so when good soil is deep or the spot is hard to reach. An engineer's visit or a permit adds to it, and your written estimate gives you the figure for your house.
Who can legally do foundation repair in California?
In California, an unlicensed person can only take on a job up to $1,000, and only with no workers and no building permit. A foundation repair that needs a crew or a permit needs a contractor licensed for that kind of work, even when the job costs less than that.
How do I keep my foundation from moving after it's repaired?
Texas engineering guidance says keeping the soil about equally moist on every side of the foundation may help, and it warns against overwatering. The same guidance says trees and big shrubs close to the house can dry out the soil under it, that removing them may let the soil swell back up, and that pruning may be the safer choice.
What happens when you call about foundation repair in Novato?
Every foundation job is planned around what your house is actually doing, so you hear what I see and what I'd do before anything gets built or dug.
Call or send the form
Call (628) 209-1088 or send the form with a short note on where the cracks are and when you first noticed them.
A look on site
We go over the foundation together, and I tell you what I see, what I'd do and what I wouldn't bother with.
Your written estimate
You get the plan and the price in writing, so you can think it over and ask me questions before you decide.
The work and a walk-through
The crew and I do the repair ourselves, and when we're done I walk it with you so you can see what we did.
Foundation repair in Novato and the cities around it
We're based in Novato and do foundation repair across Marin and the cities around it, from San Rafael up through Petaluma. In Novato, the city's Building Division issues permits, reviews plans and inspects the work, so whether your repair needs a permit is the city's call, and if it does, we apply online and deal with the city for you.
Get a straight answer on your Novato foundation
We answer seven days a week from 8 AM to 9 PM, so call (628) 209-1088 or send the form and I'll come out to look.