Concrete fails in two different ways and they need two different answers. A slab that has cracked, spalled, pitted, or flaked has a surface and material problem: water found a way in, a joint stopped absorbing movement, road salt or pool chemistry attacked the top layer, or the slab shrank as it cured and opened a line. Serving Irvine and the surrounding Orange County.
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
Concrete Repair in Irvine
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
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 likeOf 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 likeThe 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
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.
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.
"Under Irvine the mapped soil is sand, rated low for shrink swell. Concrete repair here is not generic. It has to match what the ground is doing."
Our approach
A slab that has dropped out of level has a soil problem, which is a concrete leveling question rather than a concrete repair one. This silo is the first kind, and the free evaluation sorts your concrete into one bin or the other before anyone quotes anything. Most concrete repair work starts with water, because water is what turns a cosmetic line into a structural one.
A hairline crack that stays dry can sit there for years. The same crack fed by a downspout or a sprinkler carries water to the soil below, and the freeze, the swell, and the washout that follow widen it every season. That is why routing and sealing a crack properly is worth more than it looks, why a sealed joint is the cheapest repair on this site, and why we look at drainage on every visit rather than only at the concrete.
We repair driveways, walkways, patios, pool decks, garage floors, steps, and commercial flatwork across California, Arizona, and Nevada. Surface damage comes with its own vocabulary, and the concrete repair warning signs page walks through the patterns we see most: cracks that widen, expansion joints that have given up, pitting and flaking where the top layer scaled away, and the gaps that open where a slab meets a wall. Each of them points at one of the concrete repair methods we actually use, and none of them points at demolition by default.
Dalinghaus Foundation Repair has completed more than 2,000 projects across the three states since brothers Brian and Brad Dalinghaus founded the company in 2011. Every concrete project starts with a free evaluation: we measure how far the slab has moved, read what the damage pattern is telling us, and put the findings and the options in writing whether or not you hire us, including the option to seal it and watch it for a season.
What we install
Where we work
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.
Problem signs
The crew
The same company schedules the evaluation, runs the install, and answers a warranty call later.
Google reviews
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.
Don't see your question here? Our team is happy to help. Reach out anytime.
The office is in town. The office is at 9891 Irvine Center Dr, Irvine, CA 92618. The crew starts the day from there, so there is no drive in from another market.
Also served from Irvine
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.
A straightforward path from free evaluation to completed repairs.
A specialist walks the structure, takes floor elevation measurements, and explains the failure mode.
Method, scope, and pricing, in writing. Warranty terms for your specific repair are spelled out in the estimate.
A Dalinghaus crew completes the installation with the site left cleaner than we found it.
Every home is different, so every estimate is written for the home in front of us. A free on site evaluation gives you a written estimate that reflects your specific scope, access, and conditions.
Concrete Repair pricing varies with depth, load, access, and soil. Typical residential jobs are estimated during the free on-site evaluation, and the written estimate spells out the method, scope and price. If site conditions change the work, the change is written and signed before it goes ahead.
If a home has purely cosmetic cracks with no structural movement, no door or window racking, and no floor slope, we will say so during the evaluation and recommend you wait or address the underlying cause first. If we cannot fix it right, we will not sell you a fix.
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.
A 4.9-star average across Google, with verified reviews from the homeowners we work for.
Share a few details and a local specialist will follow up as soon as possible to set your evaluation.
