Engineering and shoring plan
Replacement drawings, the temporary support system and the removal sequence, designed by the engineer of record.
Foundation Repair / Replacement
Foundation replacement: partial and full
Replacing a foundation under a standing house is one of the most involved projects in residential construction. It is the right answer only when an engineer concludes repair is not — and most cracks never lead there.
Discuss foundation replacementOverview
Replacement means removing sections of the existing foundation and building new ones while the house is temporarily supported. It may be partial — one wall line, one corner, the area under an addition — or full, around the entire perimeter and interior supports.
Because the house stays in place, the work is planned around support: how loads are carried while the old foundation is gone, in what order sections are removed and rebuilt, and how the building is set back down and reconnected.
Who this helps
- Owners whose engineer has recommended removing and rebuilding foundation sections
- Owners of older houses with deteriorated, unreinforced or very shallow foundations identified in an engineering evaluation
- Owners combining a major remodel with foundation work while floors and walls are already open
01
What the work can include
Actual scope and methods depend on the site evaluation and the approved design.
Temporary support
Beams, cribbing and jacks carrying the house while sections of foundation are out. Movement is monitored during the work.
Excavation and removal
Breaking out old concrete in planned segments, excavating to the design depth and hauling material away.
Utility protection
Locating, protecting or temporarily rerouting gas, water, sewer and electrical lines that run through or near the foundation.
New foundation and reconnection
New footings and stem walls with anchorage, followed by setting the house back onto the new foundation.
Finish restoration
Repairing affected landscaping, hardscape, siding, plaster, drywall and floors. Some interior cracking can appear as the house is reset.
Common triggers
- An engineer's report recommends replacement rather than repair
- Foundation concrete that is crumbling, unreinforced or too shallow, as identified by an engineer
- A remodel or addition whose design requires a new foundation under part of the existing house
Options
- Partial replacement
- Replace only the sections that are failing or that the new design requires. Interfaces between old and new are detailed by the engineer.
- Full replacement
- Replace the whole foundation in sequenced sections. More disruptive and usually combined with other structural or utility work.
- Repair instead
- Many cracks and settlement conditions are repairable. If the engineer's evaluation supports repair, replacement should not be the default.
Limits and what this is not
- We do not decide that replacement is necessary; an engineer does.
- Not every crack, or even every settled corner, requires replacement.
- Hidden conditions — old utilities, buried debris, unexpected soil — are common and can change scope; we raise them as soon as they are found.
- Some interior finishes may crack or need adjustment after the house is reset.
02
Contractor, engineer and city inspector
| Aspect | Contractor evaluation (KB) | Licensed engineer | City or county inspection |
|---|---|---|---|
| Question answered | What is visible and what practical next step fits | What is causing it and what the design should be | Does permitted work match the approved plans |
| When | Before anything is decided | When movement, capacity, soil or design is in question | At permit stages during construction |
| Relied on for | Planning and pricing a defined scope | Professional engineering judgment and drawings | Code compliance of the inspected work |
On this project
The structural engineer designs the replacement and shoring and may observe key stages; a geotechnical engineer may be involved when soil drives the design. The building authority reviews the plans and inspects excavations and reinforcement before concrete, and other stages as the permit requires. Utility providers may need to be contacted before excavation. KB coordinates the sequence and reports field conditions to the engineer.
Permits →03
Typical sequence
- 01
Engineering review
We read the engineer's report and replacement design and identify access, utilities and sequence questions.
- 02
Permit and preparation
Permit, utility locating, access paths and protection of what stays.
- 03
Support and segments
The house is supported; sections are removed, excavated, inspected and rebuilt in the planned order.
- 04
Reconnection and restoration
The house is set back down and anchored; finishes and site are restored and remaining inspections completed.
Access and disruption questions
- Can the household stay in the house during the work, or is temporary relocation safer for some phases?
- Which utilities may be interrupted, and for how long in each phase?
- How will equipment reach each side of the house, and what landscaping or hardscape will be removed?
- Which interior finishes are most likely to need repair afterward?
Questions homeowners ask
Does a cracked foundation always need replacement?
No. Concrete cracks for many reasons; most cracks are monitored or repaired. Replacement is an engineering conclusion, not a starting assumption.
Can we live in the house during replacement?
Sometimes for parts of the work, but utility interruptions, noise and access limits can make temporary relocation sensible for certain phases. We plan this with you before work starts.
Why not replace everything at once?
A house cannot be unsupported everywhere. Work proceeds in sections so loads always have a path to the ground.
Will finishes be damaged?
Exterior areas near the work are disturbed, and some interior cracking can appear when the house is reset. Restoration is part of the scope we define with you.
KB Remodeling · CSLB #1066105
Discuss foundation replacement
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