Foundation Settling Repair in Alexandria, Kentucky
Challenge
This homeowner was already familiar with us - they first called in January when the backside of their garage began sinking and causing cracks around the structure. As is often the case with settling foundations, the problem likely came from footings that weren’t set deep enough below the frost line. In winter climates, shallow footings are vulnerable because the soil beneath them repeatedly expands and contracts as it freezes and thaws.
When the homeowner reached out, we sent one of our Inspectors to explain what was happening and how our steel pier underpinning system could permanently stabilize the garage. The homeowner agreed it was time to address the problem before it worsened, so we installed piers along the backside of the garage to stop further movement.
During that January inspection, we also noted some minor signs of settlement on the front side of the garage. At the time, it wasn’t severe enough to require immediate repair, but we advised the homeowner to keep an eye on it and call us back if it got worse.
Unfortunately, this past summer brought drought-like conditions that sped up the settlement process much faster than expected. Droughts can be just as damaging as freezing conditions, since shrinking, dry soil leaves extra voids beneath the foundation for it to sink into.
The homeowner wasn’t discouraged, though - they had confidence in our work after seeing how well we stabilized the backside of the garage earlier in the year. This time, however, when we came to address the front side, we ran into an unexpected complication: a fake load-bearing wall.
Solution
Our Inspector suspected that the brick wall tied into the block foundation might not have been providing any real structural support. Still, we couldn’t be certain until we chipped away a small section of the driveway connected to the foundation wall. We explained to the homeowner that if the wall turned out to be “fake” (non-load-bearing), it would likely need to be demolished. A non-structural wall hanging over our crew while they worked in the trenches would be a serious safety hazard.
You see, to underpin a foundation with steel piers, our process requires digging a trench along the outside of the foundation and working directly beneath the footing. If a heavy, unsupported wall were looming over that trench, it could collapse onto the crew - a risk we simply would not take. Thankfully, the homeowner understood the concern and wasn’t attached to the brick wall, so they gave us the go-ahead to proceed with the pier installation regardless of what we discovered.
Within minutes of chipping and clearing debris at the base of the wall, our crew confirmed that it was indeed not connected to the footer. In other words, it had no structural purpose. Over the next several minutes, they carefully broke down the wall. It came apart quickly and forcefully - providing a clear reminder of what could have happened had we worked underneath it without first addressing the danger.
From there, the project followed our standard process. We drilled helical piers deep into load-bearing soil, verifying depth with pressure gauges that measure resistance as the piers advance. Once proper strata was reached, we attached L-shaped steel brackets to the footings. These brackets lock securely underneath the foundation and maximize the contact area for a strong, permanent connection.
With the brackets in place, we attempted a controlled lift using handheld hydraulics. Lifting requires great care - too much movement can cause structural damage. In this case, the home’s thick mortar joints left large gaps in the block wall that tied into the floor joists above, limiting how much we could lift. Even so, we achieved a solid, safe lift that corrected the garage overhang without causing any damage.
The result was a fully stabilized foundation that will no longer sink, giving the homeowner peace of mind and the freedom to make cosmetic upgrades to their garage without fear of future damage.
This project also highlights an important truth about foundation repair: it’s rarely straightforward. With so many variables - soil conditions, structural quirks, hidden hazards, safety requirements, heavy equipment, and more - it’s critical to trust a contractor with the experience and judgment to handle the unexpected. After more than 37 years in this business, we know that every project teaches us something new. One thing never changes, though: our commitment to keeping homes safe, stable, and secure.
