--- title: "Foundation Repair Los Angeles | Cracks, Drainage, New Builds" description: "Foundation repair in Los Angeles: cracked foundations, reinforcement, drainage and new foundations. CSLB-licensed; LA, Orange and Riverside counties." url: "https://alphadreamconstructionca.com/foundation/" --- # Foundation Repair in Los Angeles Alpha Dream Construction does foundation repair in Los Angeles: cracked and settling foundations, reinforcement and structural stabilization, drainage and waterproofing, concrete resurfacing and sealing, and new foundations, for homes and commercial properties across LA County, Orange County and Riverside County. CSLB license #1145233, class B General Building. Use the form or call us to book an appointment. Building Legacies with Precision, Passion, and Purpose. - [Home](https://alphadreamconstructionca.com/) - Foundation [Foundation Repair & Reinforcement](https://alphadreamconstructionca.com/contact-us/) [Waterproofing & Drainage Solutions](https://alphadreamconstructionca.com/contact-us/) [Structural Stabilization](https://alphadreamconstructionca.com/contact-us/) [Concrete Resurfacing & Sealing](https://alphadreamconstructionca.com/contact-us/) ## Your Trusted Partner in Foundation Work A strong foundation is the backbone of every structure. At Alpha Dream Construction, we specialize in reliable foundation installation and repair, ensuring durability, stability, and safety for your home or commercial property. Our expert team uses advanced techniques and top-grade materials to prevent cracks, settling, and water damage. Whether you’re building new or reinforcing existing structures, we deliver dependable results tailored to your site conditions. Trust us to provide a solid base that supports your investment for years to come. ### Why Choose Alpha Dream Construction for Foundation? - Expertise in complex soil conditions - High-quality concrete and reinforcement - Precision leveling and structural accuracy - Proven solutions for long-term stability - Local specialists with trusted reputation [Book An Appointment](https://alphadreamconstructionca.com/contact-us/) ## How to Tell if a Foundation Crack Is Structural The American Concrete Institute notes that a crack may affect appearance only or may point to significant structural distress, so a crack is assessed before it is repaired. These are the signs that separate the two. ### Often shrinkage Thin hairline cracks that stay the same size over months are often from drying shrinkage, one of the time-dependent effects ACI lists behind cracking. Sealing them keeps water out; keep an eye on them. ### Cracks that move A crack that widens over time, or where one side sits higher than the other, is the sign to have the foundation inspected. ### Horizontal and stair-step cracks A horizontal crack along a wall, or a stair-step crack through block joints, can point to soil pressure or settling rather than shrinkage. ### Signs inside the house Doors and windows that start to stick, floors that slope and drywall cracks running from the corners of doors can show foundation movement before the outside crack does. ### Water at the foundation Puddles against the wall, downspouts emptying at the house or damp crawl space soil are worth fixing early, because the 2025 California Residential Code requires lots to drain water away from foundation walls (section R401.3, which cities can amend). ## Slab or Raised Foundation: Why the Type Changes the Repair Many Los Angeles houses sit either on a concrete slab or on a raised foundation with a crawl space, and the repair is reached and done differently on each. ### Slab on grade The floor is the foundation. Problems show as cracks, heaving or settling, and repairs are made from the edge of the slab or by opening the floor. ### Raised foundation A perimeter footing and stem wall with posts and piers inside, under a wood floor. Repairs are reached from the crawl space, through an access opening the code sets at no less than 18 by 24 inches in the floor or 16 by 24 inches in the perimeter wall (section R408.4): posts, beams, the sill plate and the bolts that hold the house down. ### Cripple walls Short wood walls between the foundation and the first floor of some raised houses. Unbraced, they are the part the Earthquake Brace + Bolt program targets (see below). ### New foundations Additions, ADUs and rebuilds start with new footings. The 2025 California Residential Code requires the footing inspection after the trench is dug and the forms and steel are in place, before concrete is placed (section R109.1.1). For a whole-house project, see our [home remodeling](https://alphadreamconstructionca.com/full-home-remodel/) page. ## Foundation Repair Methods, and When Each Is Used ### Crack repair Sealing or injecting a crack closes it to water. ACI's guidance starts with the cause, because a crack that keeps moving will reopen next to the repair. ### Drainage correction The 2025 California Residential Code asks for 6 inches of fall in the first 10 feet from the foundation, or drains and swales where walls or lot lines leave no room (section R401.3); cities can amend it. Grading and paving that slope away are part of our [hardscape work](https://alphadreamconstructionca.com/hardscape/). ### Footings, posts and piers Where a footing section has crumbled or is too small, the fix is new footing: under the 2025 California Residential Code it sits at least 12 inches below undisturbed ground (section R403.1.4), and its concrete is placed only after the footing inspection (section R109.1.1). Under a raised floor, sunken posts and piers go back onto sound footings. Which repair a crack gets follows its cause, and the American Concrete Institute's FAQ lists what an engineer investigates before a cause is determined: the age of the structure, the code it was built to, the original drawings and the loads it has carried. ## Earthquake Retrofits for Raised Houses If your house is wood-framed, built before 1980 and sits on a raised foundation, California's Earthquake Brace + Bolt program describes the retrofit and, in its listed ZIP codes and when registration is open, offers grants for it. ### Bolting Anchor bolts or foundation plates tie the wood frame to the concrete, which helps prevent the house from sliding off its foundation in an earthquake. On a new foundation, the code calls for anchor bolts at least 1/2 inch in diameter, no more than 6 feet apart and at least 7 inches into the concrete (section R403.1.6). ### Bracing Where the house has cripple walls of 4 feet or less, they are braced with plywood or OSB sheathing: the brace in a brace-and-bolt retrofit. ### Bolt-only A house with no cripple walls, its floor framing sitting right on the foundation, needs only the bolting part. ### Program rules The program has its own registration, eligibility and contractor rules, published on earthquakebracebolt.com; read them before work starts if you plan to apply. ## The Order of a Permitted Foundation Repair 1. Find the causeWater, soil movement and old or undersized footings call for different repairs, so the cause is settled before the repair is chosen. 2. PermitUnder the 2025 California Residential Code, repairing or altering a structure needs a permit (section R105.1); the ordinary-repair exception never covers cutting or removing a beam or load-bearing support (section R105.2.2). The permit comes from the city or county building department for your address. 3. Repair, inspect, fix the waterNew footings are inspected before concrete is placed (section R109.1.1), and the drainage that caused the problem is corrected so it does not return. ## What Drives the Cost of Foundation Repair? There is no price per crack. These are the lines to compare between quotes: ### Extent How many linear feet of footing, how many posts or piers, or how much slab is involved. ### Access A low crawl space, a slab under finished floors or footings under a patio take more work to reach. ### Design and permit Whether an engineer's plans, the permit and the inspections are included. ### Drainage work Regrading, drains and downspout lines that stop the water can be a separate item. ## How we work ## Our Seamless Process for Exceptional Remodeling Results From the first conversation to the final walkthrough, our process is built to make your remodeling experience smooth, stress-free, and personalized to your vision. With expert guidance, thoughtful planning, and precise execution, we ensure every step brings you closer to your dream home. 01 ### Consultation: Understanding Your Vision We start with a conversation to understand your goals, design preferences, and budget. This helps us capture your vision clearly from day one. 02 ### Plan & Design: Crafting Your Dream Our design team creates a customized plan, selecting layouts, materials, and finishes that perfectly fit your lifestyle and taste. 03 ### Build: Precision in Every Detail Our craftsmen bring the plan to life, focusing on quality, safety, and attention to detail, so your remodel stands the test of time. 04 ### Final Walkthrough: Ensuring Perfection We review the finished project together, making sure every detail is flawless and that you’re thrilled with the results. ## What People Think About Us Based on **Reviews** The team at Alpha Dream Construction is absolutely amazing! We hired them for a full kitchen remodel and they went above and beyond. Very responsive, professional, and truly care about making the client happy. Mark Ellison Mark Ellison From start to finish, Alpha Dream delivered exactly what we wanted. Great communication, quality work, and they actually finished ahead of schedule. That’s rare in construction! Andrew Miller Andrew Miller Alpha Dream Construction completely transformed our backyard into a luxury outdoor living space. The craftsmanship is top-notch and the whole process was stress-free. Highly recommend this team. Sandra Wu Sandra Wu Excellent work on our bathroom remodel! The finishes look amazing and the team was always on time. Will definitely use them again for future projects. Sarah Johnson Sarah Johnson Alpha Dream Construction did an amazing job on our siding! The team was professional, quick, and the results transformed our home. Excellent quality and great service, highly recommend them for any siding project! Liam Smith Liam Smith Alpha Dream Construction is the real deal. Honest pricing, skilled team, and they treated our home with respect. Couldn’t be happier with the results. Jessica Carter Jessica Carter ## Foundation Repair Questions ### Is it worth fixing the foundation of a house? When the foundation is moving, yes: the movement keeps cracking walls and sticking doors until its cause is fixed. A stable hairline crack may only need sealing. ### What time of year is best for foundation repair? Dry weather makes digging, pouring and drainage work easier to schedule. A foundation that is actively moving should not wait for a season, though. ### Do you also do framing? Yes, as part of ground-up work: the framing and foundation trench in our projects above is one of our builds. ### Can water from a deck cause foundation problems? It can, when a leaking balcony or deck sends water down the wall to the foundation. See our [deck waterproofing](https://alphadreamconstructionca.com/waterproof-deck/) page for where those leaks start. Around the house, much of the fix is in the grading and the [landscape](https://alphadreamconstructionca.com/landscape/). To have your foundation looked at, [tell us what you are seeing](https://alphadreamconstructionca.com/contact-us/) and book an appointment.