Keystone Santa Maria Concrete & Masonry
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Foundation repair in Santa Maria CA - fixed at the cause, not just the crack

Cracks in the foundation, doors that stick or a floor that slopes? We find what's moving underneath and fix that, not just the crack you can see.

Request an estimate(805) 268-7499
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  • Licensed and insured.
  • Free estimates at your property.
  • We respond within 1 business day.

Foundation repair and retrofit work we do

  • Crack and settling repair

    We repair a cracked or settled foundation once we know what moved it, from sealing minor cracks to supporting a section that's sinking.

  • Earthquake retrofit for raised houses

    For houses that sit over a crawl space, we add the anchoring and bracing that help keep the house on its foundation when the ground shakes.

When do foundation cracks need a repair?

Foundation repair in Santa Maria fixes a foundation that has settled unevenly, cracked, heaved or started to fail, and it goes after the movement behind the cracks, sloping floors and sticking doors you're seeing.

A thin crack in an older foundation is often just old, but a crack that keeps widening, a door that stops latching or a floor that's started to tilt usually means something underneath is still moving. What you pay turns on how much is moving and how we have to get at it, from sealing a few cracks to supporting a whole wall, and on whether you add an earthquake retrofit while the crawl space is open. The schedule turns on whether the job needs a permit and on what we find once we dig, so the written estimate after my visit lays out the work before you decide anything.

What a foundation and crawl space job covers

Cracks and settling start with something under the house, so I look over the whole foundation and the crawl space before I recommend anything. If an earthquake retrofit makes sense too, I'll say so and why.

  • The whole foundation, not one crack

    We check the full perimeter and the crawl space, because a crack in one corner often comes from movement somewhere else.

  • A clear call on what can wait

    I tell you what's causing the damage and what I'd fix now, and I'll say plainly when something can wait.

  • Repairing at the cause

    Our crew digs out, supports or repairs the damaged section, and where old brick joints have crumbled we follow with tuckpointing.

  • Retrofit and chimney work

    If we agreed a retrofit makes sense, it goes in now, and we handle any chimney repair the same settling caused.

Why Santa Maria homeowners call Keystone

I grew up on a farm where a leaning wall got fixed that week, and I learned a quick patch rarely holds. I started this business in Santa Maria in 2023, and I run it the same way. Call (805) 268-7499 and I'll come look.

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  • The owner looks at every job

    I come out to look at your foundation myself, and I'm on site with our crew while the work gets done, so the person who made the call sees it through.

  • A straight answer on what can wait

    If a crack is old and stable, I'll tell you so. I'd rather make a clear call early than sell you a repair you don't need yet.

  • Licensed and insured on your job

    We're licensed and insured for the work we do around your house, so you're not carrying that risk yourself. Satisfaction guaranteed.

What happens when you call us about your foundation?

We plan the job around what's under your house and what you want done now, so nothing gets started until you've seen the work laid out in writing.

Request an estimate

or call (805) 268-7499

  1. You call or send a message

    Call (805) 268-7499 or use the form, and tell us what you're seeing, like cracks, sticking doors or a floor that slopes.

  2. I come out and look

    I look at the job myself and tell you plainly what I see, what's causing it and what I'd do about it.

  3. Written estimate, then the work

    You get a written outline of the work we'd do. Once you say go, we handle any permit the job needs, and I walk the finished job with you.

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Get a written plan for your foundation and crawl space

Tell us your address and what you're seeing, and have photos of the cracks and notes on any sticking doors ready. We reply within one business day to set up a free estimate at your property, with no obligation.

(805) 268-7499

Foundation repair questions we hear

What is the best way to fix a sinking foundation?

The best fix is the one that deals with whatever is moving the house, and helical piles, steel posts screwed deep into the ground under the foundation, are one common answer because they can support or fully replace the damaged section. One maker says its piles go in without vibration and the building can stay in use with little inconvenience, so families can often keep living at home during the work. That kind of job usually starts with digging outside the foundation, either a trench along the wall or a hole at each pier spot, so ask which one your job will use.

What causes a house to slide off its foundation in an earthquake?

A poorly anchored cripple wall, the short wood wall between the foundation and the first floor in a crawl space, can let the house slide off, and a poorly braced one can collapse. A seismic retrofit bolts the house to its foundation and braces those crawl space walls. If your house sits over a crawl space, it's worth asking about both.

Will an earthquake retrofit stop all damage to my house?

No, a retrofit cuts down damage, but some can still happen. Its main goal is lower risk to the people living in the home. Think of it as added protection, not a guarantee.

Is there help paying for an earthquake retrofit in California?

There can be. California's Earthquake Brace + Bolt program has offered up to $3,000 toward a home seismic retrofit, according to a program release. Check with the program for its current terms and whether your house qualifies before you plan around it.

How much does foundation repair cost in Santa Maria, California?

Foundation repair across California usually costs about $500 to $25,000 per job, and that's the market's range, not our price. Repairing minor cracks sits at the low end, while major structural work that needs extensive piering sits at the high end. After I look at your house, the written estimate lays out the work your foundation actually needs.

Where do I ask about a permit for foundation repair in Santa Maria?

Ask the city's Building and Safety permit staff at 110 S. Pine St., Room 101, open 8:00 a.m. to 4:00 p.m., who give permit fee estimates and general timeline rules. They can also share your property's permit history, which shows earlier work on the house before repairs begin. When your job needs a permit, we handle it with the building office for your address and build to the approved plans, and if it's unclear, we check with that office before we start.

Foundation repair in Santa Maria and the cities around it

The state says a property in a mapped Seismic Hazard Zone likely has weak soil or rock beneath it, ground that can fail in an earthquake and damage buildings unless the right precautions are taken during grading and construction. If you're not sure whether your house is in one, the state's advice is to ask your city or county. When a house is in one of those zones, that's part of why I bring up a retrofit alongside the repair.

We're based in Santa Maria and work in the cities around it, and we see the same mix of slab houses and older raised houses over crawl spaces on jobs in Orcutt and Nipomo, so we check them the same way.