Foundation repair, concrete repair and crawl space repair in Irvine, CA
A master planned city on soil that had plans of its own.
Irvine was planned down to the street tree, but USDA data shows the sandy soil underneath was not consulted: it settles when first saturated and can wash out where drainage concentrates, even with a low expansion risk. Bedrock sits well below the surface here, which is exactly where our piers go. Dalinghaus has completed more than 2,000 foundation projects since 2011.
Let's take the first step toward solid ground.
A local specialist will evaluate your foundation, walk you through the findings, and send a clear estimate. No cost, no pressure.
Irvine office
9891 Irvine Center Dr
Irvine, CA 92618
Phone
(877) 360-9227Hours
Monday to Friday, 7:00 AM to 6:30 PM
About Irvine
How Irvine is built
Orange County holds Irvine, in California. About 304,527 people live here, across roughly 110,465 households. 44 percent of occupied homes are owner occupied, and 43,851 of them are detached single family houses.
The office is here rather than an hour away, which is why this is one of our busiest markets. Countywide, Orange County holds 563,953 detached single family homes and runs 56 percent owner occupied. That is about 10 percent of every housing unit in Orange County. Orange County as a whole is about 3,164,063 people and 1,138,473 housing units. The median home was finished in 2000, with more of the stock built in the 2010s than in any other decade, 32,454 homes. Survey figures show a median home value of $1,025,700 and a median household income of $122,948. 48,451 of those homes are lived in by their owners and 62,014 are rented. About 26,187 homes, 24 percent of the stock, predate 1980 and the drainage standards that came with it.
Population and housing figures: American Community Survey, by way of the Signature Media market data set.
What we fix
Foundation problems we see in Irvine
Stair Step Cracks
A low shrink swell rating on sand under Irvine means seasonal swelling is not the story. What moves a foundation on ground like this is loading, drainage and the first time a dry layer gets properly wet.
What this looks likeStucco Cracking
Of the housing here, 26,187 homes predate 1980, with the biggest block of it going up in the 2010s. Original drainage is usually the story on those.
What this looks likeUneven Floors
The typical Irvine house dates to 2000, old enough that the ground under it has been through every wet spring and dry summer since.
What this looks likeLocal conditions
Why foundations move in Irvine
What is under the ground here
Sampled inside the Irvine city limits, the USDA survey reads San Emigdio at about 60 percent of the survey, with Sorrento alongside it. Broken down by texture it is 40 percent clay and 60 percent sand. Weighted linear extensibility runs 2.58 percent, which is the figure USDA turns into a low shrink swell rating.
The housing stock
Most of what we walk into here was built in the 2010s, 32,454 homes, around a median build year of 2000. The 26,187 homes finished before 1980 are the ones where drainage was rarely engineered and backfill was rarely compacted. 41 percent of the housing here, 45,360 units, sits in buildings of five or more, so a fair share of local work is on shared structures rather than single family homes. 66 percent of owner occupied homes here carry a mortgage, which is usually why a lender or an appraiser is the first to ask about a crack.
Soil survey: USDA NRCS Soil Data Access (SSURGO), sdmdataaccess.nrcs.usda.gov.
Where we work
Neighborhoods we serve in Irvine
Turtle Rock, Northwood, Woodbridge, Quail Hill and Myford are all city addresses, which means the same crew, the same schedule and the same free evaluation as anywhere else in town.
Around Irvine: Inside the city limits you will find Concordia University Irvine, Great Park, Irvine Valley College, Pretend City Children's Museum and Tanaka Farms. They sit between 1 and 5 miles from our Irvine office.
We work addresses in ZIP codes 92602, 92603, 92606, 92612, 92614, 92617, 92618, 92630 and 8 more.
Services available
Foundation repair near you in Irvine
Foundation Repair in Irvine
Irvine sand settles rather than swells. Push piers and helical piers driven to the deep bedrock under the city stop that settlement, and every pier is logged as it is driven.
Concrete Repair in Irvine
Sandy soil washes out from under slabs where irrigation and drainage concentrate. We lift, level, and seal Irvine concrete before trip hazards grow.
Crawl Space Repair in Irvine
Raised foundation homes in Irvine get squeaky, springy floors as supports wear. Jacks and new posts and pads restore a solid feel.
One visit covers all of it: floor elevation measurements, clear findings, a written estimate.
Google reviews
What California customers say
Brian came out for a free consultation to see if our house had foundation issues. We were getting some cracking in our drywall and wanted to know if it was a settlement issue. Brian measured the various elevations in our house, both inside and outside. He also went down in the crawlspace to observe the foundation. He determined our house did not have a major settling issue. He was knowledgeable about expansive soil and we were able to pick his brain about the kind of soil our house was built on. He talked through potential soil strengthening solutions with us, but didn’t recommend any major work be done at the moment. This company has serious integrity- they come out for free, and then determine they are not needed for further work. I will be recommending them to friends who may have foundation issues!!
Received a estimate for foundation repair Mark was very informative and did a great thorough job! Would definitely hire him when we are ready to do the work.
Dillion and Julian did an amazing job on my foundation. They are very professional and answered all my questions and made adjustments as requested.
Irvine Home Lifted 3 Inches - Foundation Repair with Helical Piles
A video from our channel that names Irvine, California.
The crew
Some of the crew members who work on jobs like yours
The same company schedules the evaluation, runs the install, and answers a warranty call later.
Irvine office
Where the crew comes from
We are your neighbors here: our Irvine office at 9891 Irvine Center Dr, Irvine, CA 92618 puts crews minutes from every village in the city. Schedule your free evaluation online or by phone and we will take it from there.
- 9891 Irvine Center Dr, Irvine, CA 92618
- (877) 360-9227
- Monday to Friday, 7:00 AM to 6:30 PM
What Irvine homeowners ask
Don't see your question here? Our team is happy to help. Reach out anytime.
Age is only one factor. The sandy soils under Irvine settle when they first get saturated, so even newer homes can sink unevenly as landscaping irrigation and drainage patterns load the ground. We have completed more than 2,000 foundation projects since 2011, and settlement is the most common reason a newer Irvine home needs one.
Also served from Irvine
The nearest towns to Irvine we also cover
Get a free evaluation. We will come and look.
A Dalinghaus specialist evaluates your foundation in Irvine, takes floor elevation measurements, walks you through what they found, and sends a clear itemized repair estimate. No pressure.
Care and expertise from a team that's been doing this since 2011.
Dalinghaus Foundation Repair is locally owned and operated, with crews dedicated exclusively to foundation, concrete, and crawl space work across California, Arizona, and Nevada.
Foundation repair, concrete leveling, and crawl space repair are our entire focus. Not a sideline.
More than 2,000 projects on the clay and desert soils of California, Arizona, and Nevada since 2011.
CSLB License #983851 in California, ROC #330307 in Arizona, and License #0089738 in Nevada. Look us up with the state before we ever set foot on your property.
Warranty terms come in writing with every proposal, and the terms that apply to your job are stated in that job's paperwork. Ask your project specialist during the free evaluation.
Take the first step toward a healthy home.
A straightforward path from free evaluation to completed repairs.
Schedule your free evaluation.
A local specialist visits your home, evaluates the foundation, and answers your questions on site. No cost, no obligation.
Receive an estimate based on your needs.
We provide a clear, written estimate with a scope of work tailored to your home's specific issues.
Get your repairs.
Our crews complete the work on schedule, with the findings and scope in writing from the first visit.
More than 1,000 Google reviews across our offices, averaging 4.9 stars.
A 4.9-star average across Google, with verified reviews from the homeowners we work for.
Start with a free evaluation.
Share a few details and a local specialist will follow up as soon as possible to set your evaluation.
- A local foundation specialist on site
- A complete walk-through of the findings
- A clear written estimate at no cost
- No obligation, no pressure
Let's take the first step toward solid ground.
A local specialist will evaluate your foundation, walk you through the findings, and send a clear estimate. No cost, no pressure.