Short answer: structural foundation work such as piers, underpinning, or new footings usually needs a building permit, often with a plan sealed by a licensed engineer. Minor crack sealing is often exempt. Thresholds vary: Richardson, Texas, requires a permit at four or more piers, Austin exempts repairs of 128 square feet or less, and Fort Worth permits all foundation repairs.
Stair-step cracks in brick, doors that will not latch, a floor you can roll a marble across: these are the signs that send homeowners to foundation repair companies.
The quotes often mention piers, underpinning, and engineers. They do not always mention permits, but many cities require one.
This guide explains foundation repair permits: which repairs usually need a permit, what the engineering documents look like, how inspections work, and why the paperwork matters when you sell. Rules are local, so confirm with your AHJ (authority having jurisdiction). See our disclaimer.
Quick answer
- Structural repairs such as piers, underpinning, new footings, or wall bracing usually need a building permit.
- Cosmetic or minor repairs such as sealing small cracks are often exempt.
- Engineering: many cities require a repair plan signed and sealed by a licensed engineer.
- Keep the paperwork: permits, engineer letters, and warranties are what buyers and lenders ask for.
Which foundation repairs need a permit?
| Repair | Permit pattern |
|---|---|
| Sealing hairline cracks, epoxy or polyurethane injection | Often exempt as a minor repair |
| Pier or pile underpinning (steel push piers, helical piers, concrete piles) | Usually a building permit, often with engineered plans |
| New or enlarged footings, underpinning with concrete | Building permit |
| Basement wall bracing or wall anchors | Often a building permit |
| Replacing sill plates or rotted framing on the foundation | Usually a building permit (structural repair) |
| Drainage and grading changes around the house | May need a grading or drainage permit |
Richardson, Texas, is a good real-world example. The city requires a permit for foundation repairs involving four or more piers, with an "outline drawing of structure showing the areas of proposed repair and report of items to be corrected and details of how the repair is to be performed" signed and sealed by a Texas-licensed engineer. The permit must be approved and posted before any work begins (City of Richardson).
The engineering package
A typical foundation repair plan includes:
- An evaluation of the cause (soil movement, drainage, plumbing leaks, poor original construction)
- A plan view showing pier locations or repair areas
- Pier type, depth or refusal criteria, and spacing
- Lift or stabilization targets
- Drainage or plumbing corrections if they caused the movement
- A post-repair letter confirming the work was done per plan
An independent engineer (not employed by the repair company) gives buyers and lenders more confidence. Ask whether the repair company's warranty is transferable to a new owner.
Inspections
- Pier or footing inspection: some cities inspect excavations or pier installation logs before backfill.
- Engineer's final letter: many cities accept or require a sealed letter confirming the repair meets the design.
- Plumbing test: if movement came from a leaking drain under a slab, a plumbing permit and test may be part of the fix (see plumbing permits).
For general inspection prep, see our inspection prep checklist.
Why the permit matters at resale
Foundation repair is one of the first things buyers, inspectors, and lenders ask about. A closed permit, an engineer's report, and a transferable warranty turn a scary history into a documented fix. Unpermitted structural work can do the opposite: it may trigger an after-the-fact permit, extra inspections, or a lower offer. See selling a house with unpermitted work and how to check permit history.
Special cases
- Flood zones: foundation work can count toward the 50% substantial improvement threshold (see flood zone remodel permits).
- Additions and ADUs: new foundations are part of the main building permit (see room addition permits).
- Retaining walls near the house have their own rules (see retaining wall permits).
How five Texas cities handle foundation permits
Texas is a good place to compare, because expansive clay soils make pier jobs common and cities have had to decide how to treat them. The rules range from "always, with an engineer" to "over the counter":
| City | What the city says |
|---|---|
| Fort Worth | "All foundation repairs or new foundations for residential structures require building permits and engineered building plans." Applicants must be registered contractors or qualify for a homestead permit (source) |
| Plano | Two copies of construction documents, sealed by a Texas-registered engineer: a foundation plan locating the piers or footings, complete pier details, and an engineer's letter. The plan review fee is non-refundable (source) |
| San Antonio | Foundation repair permits are issued over the counter; homeowners apply with proof of ownership, and registered residential building contractors can pull them too (source) |
| Austin | A foundation repair of 128 sq ft or less is exempt. Larger repairs that don't add impervious cover go through an express permit, most issued in one business day (exemptions, express permits) |
| Richardson | Permit for repairs involving four or more piers, with a sealed engineer's drawing (see above) |
The takeaway isn't that Texas is special. It's that the same pier job can be a formality in one city and a sealed-plan review in the next town over, so the repair company's "we never pull permits for this" may simply mean they mostly work somewhere that doesn't require one.
A step-by-step for a permitted pier job
- Get the cause diagnosed first. Drainage and plumbing leaks are common culprits, and piers won't fix either. If water is pooling against the slab, see our French drain and yard drainage guide.
- Get the engineer's plan before the contract is final. In Plano, drawings labeled "not for construction" or "for pricing only" aren't accepted for the permit (City of Plano handout), so a sales sketch isn't enough.
- Decide who applies. Usually the repair company. If you plan to pull it yourself, check the city's homeowner rules; Fort Worth limits homeowner permits to a homestead you own and live in. Our who pulls the permit guide covers the risks of the owner being on the permit.
- Wait for the permit before excavation. Richardson, for example, requires the permit to be approved and posted before work begins.
- Schedule the inspections the permit lists, and don't backfill pier holes before any required inspection.
- Collect the closing paperwork: the final inspection, the engineer's post-repair letter, and the warranty in writing.
Paperwork to keep after a foundation repair
| Document | Why it matters |
|---|---|
| Permit number and final inspection result | Shows the city reviewed and closed the job |
| Engineer's sealed repair plan | What the permit was approved against (Plano requires sealed construction documents) |
| Engineer's post-repair letter | Many cities accept or require it to confirm the repair met the design |
| Written warranty (ask if transferable) | Buyers and lenders tend to ask for it |
| Plumbing permit and test, if a leak caused movement | Shows the cause was fixed, not just the symptom |
Sources: City of Richardson, City of Plano handout.
Common mistakes
- Paying a big deposit before the permit is issued. If plan review asks for changes, you want leverage.
- Using the repair company's in-house engineer as your only opinion on a large job you'll have to explain to a buyer.
- Fixing the foundation and ignoring the leak under the slab that caused it.
- Losing the engineer's final letter. It's one of the documents buyers and lenders tend to ask for.
- Assuming a small slab patch is exempt everywhere. Austin's 128-square-foot exemption is a local rule; Fort Worth requires a permit for all foundation repairs.
FAQ
Do I need a permit for foundation repair?
For structural repairs such as piers or underpinning, usually yes. Some cities set a threshold; Richardson, Texas, requires a permit at four or more piers.
Does the foundation company pull the permit?
Usually. Ask to see the permit number and the engineer's plan before work starts, and keep the final letter.
Is crack sealing considered foundation repair?
Minor crack sealing is often treated as maintenance and does not need a permit, but it also does not fix structural movement.
Can a homeowner pull a foundation repair permit?
In some cities, yes. San Antonio lists foundation repair among permits a homeowner can get over the counter with proof of ownership (San Antonio DSD), while Fort Worth requires a registered contractor unless you qualify for a homestead permit (Fort Worth).
Is a small foundation repair exempt?
Sometimes. Austin exempts foundation repairs of 128 square feet or less (Austin exemptions), but Fort Worth requires a permit for all foundation repairs.
Does the engineer have to be licensed in my state?
Where a city requires sealed plans, expect it to want an engineer licensed in that state. Plano's handout requires every drawing and report to be sealed, signed and dated by a Texas-licensed engineer (City of Plano).
Do I need the permit before the crew starts digging?
Yes, where one is required. Richardson requires the permit to be approved and posted before any work begins (City of Richardson).
Bottom line
Structural foundation work usually needs a permit, often with a sealed engineering plan and a final engineer's letter. Fix the cause (drainage, plumbing, soils), not just the symptom, and keep every document for resale. Start with our 10-minute AHJ permit checklist.
Last checked: October 2026.
Official sources
- City of Richardson, TX: Foundation repair permits
- ICC: International Residential Code (Chapter 4, foundations)
- City of Fort Worth: Residential permitting
- City of Plano: Foundation repair permit requirements (PDF)
- City of San Antonio: Residential permits
- City of Austin: Work exempt from building permits
- City of Austin: Express permits
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