If your home sits on a raised foundation, there is a crawl space under your floors, a low area between the ground and the framing where wood posts, concrete piers, and girder beams carry the weight of the house. Serving Los Angeles and the surrounding Los Angeles County.
A local specialist will evaluate your foundation, walk you through the findings, and send a clear estimate. No cost, no pressure.
Westlake Village office
2945 Townsgate Rd STE 200
Westlake Village, CA 91361
Phone
(877) 360-9227Hours
Monday to Friday, 7:00 AM to 6:30 PM
Crawl Space Repair in Los Angeles
Los Angeles sits in Los Angeles County, California. Census figures put the town at about 3,881,041 residents and 1,399,442 households. Detached single family houses number 558,974, and 37 percent of occupied homes are owner occupied.
The crew that covers Los Angeles works out of our Westlake Village office, 24 miles away, about 40 minutes on the road. Across Los Angeles County as a whole there are 1,726,365 detached single family homes, and 46 percent of occupied housing is owner occupied. This town accounts for about 39 percent of the county's housing. Los Angeles County holds about 9,848,406 people and 3,624,084 housing units in total. Building peaked before 1940 at 294,420 homes, which is why the median year built sits at 1964. The survey reports a median home value of $822,600 and a median household income of $76,244. Owners hold 512,444 of the occupied homes, renters the other 886,998. 1,093,572 of those homes were finished before 1980, 78 percent of everything standing.
Population and housing figures: American Community Survey, by way of the Signature Media market data set.
What we fix
The USDA survey under Los Angeles reads clay and rates its shrink swell potential moderate. Soil that changes volume against a wall through the year is the driver behind most of what we are called out to look at.
What this looks likeThe pre 1980 stock in Los Angeles runs to 1,093,572 homes, which is where we most often find drainage that was never engineered.
What this looks likeThe typical Los Angeles house dates to 1964, old enough that the ground under it has been through every wet spring and dry summer since.
What this looks likeLocal conditions
The USDA soil survey inside Los Angeles comes back Topanga across about 60 percent of the survey. Broken down by texture it is 60 percent clay. The weighted linear extensibility figure, which is how much the soil changes volume between wet and dry, sits at 3.4 percent, a moderate shrink swell rating. The sample inside the city runs 60 percent clay against 14 percent across Los Angeles County, so the ground here is heavier than the county average.
The typical house dates to 1964, and the single biggest block of the stock, 294,420 homes, went up before 1940. Pre 1980 construction accounts for 1,093,572 homes here, and that is the group where original drainage is usually the story. 52 percent of the housing here, 724,844 units, sits in buildings of five or more, so a fair share of local work is on shared structures rather than single family homes. 71 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 Los Angeles the mapped soil is clay, rated moderate for shrink swell. Crawl space repair here is not generic. It has to match what the ground is doing."
Our approach
When that system weakens, you feel it upstairs: floors that sag or bounce, doors that stop latching, a musty smell that never quite airs out. The cause is almost always one of two things. Moisture gets in through poor drainage or grading and rots the wood supports, or the clay soil under the piers moves, because clay acts like a sponge, swelling when wet and shrinking when dry, and the supports ride that movement until they lean or sink.
Dalinghaus Foundation Repair's crawl space repair solutions address the whole system, not just the symptom. Depending on what the evaluation finds, that can mean replacing rotted posts and pads, installing steel crawl space jacks to lift and level sagging girders, repairing stem walls, correcting the drainage that let water in, improving ventilation, adding root barriers, or seismic retrofitting that ties the structure to its foundation. The work happens inside the crawl space, so most repairs cause little disruption to your household, and many are finished quickly once the plan is set.
It starts with a free evaluation: a specialist enters the crawl space, documents the supports and moisture conditions, measures your floor elevations, and gives you the findings in writing whether or not you hire us. Since brothers Brian and Brad Dalinghaus founded the company in 2011, we have completed more than 2,000 projects across California, Arizona, and Nevada, and crawl space repair has been core work the entire time. If your crawl space shows these warning signs, schedule your free evaluation.
What we install
Where we work
Pacific Palisades, Chatsworth, Encino, Westchester and Granada Hills North all sit inside the Los Angeles city limits, so a job in any of them is scheduled out of the Westlake Village office the same way as one downtown.
Problem signs
The crew
The same company schedules the evaluation, runs the install, and answers a warranty call later.
Google reviews
No complaints. Jason was very thorough in his assessment of my foundation dilemma and shared with me different solutions. He has been very patient as I weigh my decisions.
Making an appointment to have someone come out was super easy and took virtually no time at all. Two weeks later, Brian came out and took measurements and walked me through their process. He explained everything and was done in less than half an hour. He also had a proposal done and sent to me before the end of the day. If you need this type of work done, definitely give them a call.
After anxiously awaiting this foundation stabilization job to get started I was so happy to have Joe and his 2 comrades show up, the day they said they would and on time! They were all professional and polite and respectful. They worked fast and efficient and didn't mind showing me what they were doing. The equipment and process was fascinating to me. They were in and out of here in 3 days, 8 supports put in. Overall it was a good experience for a job that was kind of stressful to plan and pay for. If I know of anyone needing foundation work I will highly recommend Dalinghaus.
Don't see your question here? Our team is happy to help. Reach out anytime.
Los Angeles is worked out of our Westlake Village, CA office. It is 24 miles from the middle of town, about 40 minutes on the road. The office is at 2945 Townsgate Rd STE 200, Westlake Village, CA 91361.
Also served from Westlake Village
A Dalinghaus specialist evaluates your foundation in Los Angeles, 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.
Crawl Space 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.
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