The honest answer is: it depends on what’s causing the problem.
No two settlement issues are exactly alike. The cost of repair is influenced by several factors, including the size of the affected area, the amount of settlement that has occurred, the condition of the underlying soil, site accessibility, and the type of repair required.
For example, a small section of settled sidewalk may require a relatively straightforward concrete lifting repair, while a sinking foundation may require specialized stabilization systems such as helical piers or push piers. Even two driveways with similar cracks can have very different repair requirements depending on what is happening beneath the surface.
Because of these variables, it’s difficult—and often misleading—to provide accurate pricing over the phone or from photographs alone.
That’s why we offer a free on-site assessment. One of our specialists will inspect the affected area, identify the cause of the settlement, take measurements where necessary, and explain the available repair options. You’ll then receive a detailed proposal outlining the recommended solution, scope of work, and associated costs.
Our goal is to provide the right repair—not just the lowest price—so you can make an informed decision with confidence.
Our approach is often different from many concrete repair or replacement contractors. At True Level Concrete, we evaluate settlement issues from a geotechnical perspective, focusing not only on the concrete itself but also on the underlying soil conditions that caused the settlement in the first place.
As a result, our solutions often include soil stabilization and void filling in addition to lifting and levelling the concrete.
It’s also important to note that replacing a driveway doesn’t necessarily address the cause of the settlement. If the underlying soils remain loose, eroded, or poorly compacted, the new driveway can experience the same settlement issues over time.
When a property is being bought, sold, or evaluated for potential settlement issues, a standard estimate is often not enough. Our Real Estate Assessment is designed to provide a comprehensive understanding of the property’s condition, the cause of any movement, and the available repair options.
For a fee of $525, our Foundation Specialist will perform a detailed on-site evaluation that includes:
Visual Inspection & Elevation Measurements
Settlement & Stabilization Analysis
Load Path & Structural Integrity Review
Root Cause Investigation
Repair Recommendations
Detailed Proposal & Scope of Work
The $525 assessment fee is fully refundable if you choose to proceed with the recommended repairs through True Level Concrete.
Because every property is unique, it is difficult to determine the required scope of work without an on-site assessment. Our goal is to provide clear, objective information so buyers, sellers, and homeowners can make informed decisions with confidence.
We work year-round throughout Metro Vancouver and Vancouver Island and perform repairs in a wide range of weather conditions. Unlike some construction activities that are heavily dependent on seasonal conditions, many of our concrete lifting, stabilization, foundation repair, and structural support projects can be completed successfully in both wet and cool weather.
In fact, much of our work continues uninterrupted through the fall and winter months. Our crews are equipped to work safely in rain, cold temperatures, and typical West Coast weather conditions.
That said, certain repair processes are weather-sensitive and may require adjustments to ensure the highest quality results. For example:
When weather conditions have the potential to impact the quality of the repair, we may reschedule a specific phase of the project rather than compromise the long-term performance of the solution. In these cases, we communicate with homeowners as early as possible and work to minimize delays.
Fortunately, the Lower Mainland and Vancouver Island experience relatively mild winters compared to much of Canada, allowing us to continue working throughout the year.
If you’re unsure whether your project can be completed during a particular season, our team can review your specific situation and provide guidance during your assessment.
We offer crack repair in conjunction with our concrete lifting or sealant services, but we do not offer crack repairs as a standalone service.
Yes — in many cases, this is exactly what we specialize in.
If your concrete is:
There’s a strong chance we can repair and restore it — without replacing it.
In most cases, the concrete isn’t actually the problem—the soil beneath it is.
Concrete slabs rely on properly compacted, stable soil for support. When that support is lost, the concrete can settle, crack, become uneven, or create trip hazards. Because concrete is extremely strong in compression but relatively weak in tension, it often cracks when the ground beneath it moves or settles unevenly.
Some of the most common causes of sinking and cracking concrete include:
Water Erosion
Water is one of the leading causes of concrete settlement. Poor drainage, leaking pipes, downspouts, heavy rainfall, or groundwater movement can wash away fine soil particles beneath a slab, creating voids that eventually cause the concrete to sink.
Poorly Compacted Fill Soil
Many homes are built on fill that was placed during construction. If that material was not properly compacted, it can continue to consolidate over time, leading to settlement years after the home was built.
Soil Shrinkage and Expansion
Certain soil types expand when wet and shrink when dry. Repeated moisture fluctuations can cause the ground beneath concrete to move, resulting in cracking, settlement, and uneven surfaces.
Organic Material Decomposition
If roots, stumps, buried vegetation, or other organic materials were left beneath the slab during construction, they can decompose over time, leaving behind voids and weakened soil.
Utility Trenching
Areas where utilities have been installed or repaired are often more susceptible to settlement because the disturbed soil may not have been compacted to the same density as the surrounding ground.
Tree Roots and Vegetation
Large trees can remove significant amounts of moisture from the soil, causing shrinkage and settlement in some soil types. Roots can also physically displace concrete in certain situations.
Freeze-Thaw Cycles
Although less common on the West Coast than in other parts of Canada, water entering cracks or voids can freeze, expand, and contribute to concrete movement over time.
The key point is that most sinking concrete problems originate below the slab. That’s why simply patching cracks or replacing the concrete often fails to address the real issue. A proper repair identifies the cause of the settlement, restores support beneath the slab, and stabilizes the underlying soil to help prevent future movement.
The answer depends on why the crack formed in the first place.
A leaking foundation crack is often treated as a waterproofing problem, but in many cases, water intrusion is simply a symptom of an underlying structural issue. Before any repair is recommended, it’s important to determine whether the crack was caused by foundation movement or whether it is simply allowing water to enter the home.
We specialize in foundation stabilization and structural settlement repair. If the crack was caused by movement in the foundation, simply sealing the crack may not solve the problem long-term because the structure may continue to move.
Common causes of structural foundation cracks include:
Signs that a crack may be related to settlement or structural movement include:
In these situations, the priority is to stabilize the foundation and address the cause of the movement before performing cosmetic repairs.
Not every leaking crack indicates a structural problem. Some cracks are the result of normal concrete shrinkage, aging, hydrostatic pressure, or localized water infiltration issues.
If the foundation is stable and there are no signs of ongoing movement, the appropriate solution may involve:
During a foundation assessment, our specialists evaluate both the structural condition of the foundation and the surrounding site conditions. We look for evidence of settlement, measure elevation changes where necessary, assess load paths, and identify factors that may be contributing to the cracking.
If the crack is being caused by foundation movement, we’ll recommend a stabilization strategy. If the issue appears to be strictly waterproofing-related, we’ll let you know and help point you in the right direction.
The most important thing to remember is that a leaking crack does not automatically mean you need foundation repair—but if the crack was caused by settlement, stopping the movement is often the first step toward a lasting solution.
Water entering your basement is often caused by:
These issues require waterproofing solutions, such as:
This type of work is outside our scope.
What if I have both?
In many homes, both issues exist at the same time.
Why this distinction matters
Fixing the wrong problem first can lead to:
Structural stability should always come first before waterproofing.
That’s exactly where most homeowners start.
We’ll help you determine:
Our goal is to give you clarity — not sell you the wrong solution.
We service the Lower Mainland, the Fraser Valley, parts of the Okanagan and Vancouver Island. To check if we service your area please refer to our service map here.
When is payment required for my project?
To secure your project date and schedule your work, we require a signed contract and a 20% deposit. Once both have been received, your project is added to our production schedule and materials, equipment, and crew resources are allocated to your job.
The remaining balance is due upon completion of the project.
Before final payment is collected, your Crew Leader will walk you through the completed work, answer any questions you may have, and ensure you understand what was completed as part of the scope of work.
For your convenience, we accept several payment methods, including:
Payment can be made directly to your Crew Leader on-site at the completion of the project. If you prefer to pay by e-transfer, payment instructions can be provided prior to or during the project.
For larger projects or specialized foundation repair work, payment schedules may vary depending on the scope and duration of the work. Any alternative payment arrangements will be clearly outlined in your contract before work begins.
If you have questions about deposits, payment methods, financing options, or project scheduling, our team will be happy to review them with you before you move forward.
Yes, we accept up to $7000 on credit card per project (including the deposit). So if your project total is over that amount, please be prepared to write a cheque for the remaining balan
For concrete repair we offer a 5 year warranty on concrete slabs over 10 years old.
Foundation repairs are warranted against future movement for 10 years, and the products are warranted against failure for 25 years.
We have been in business for over 25 years. Since 1998 our focus has been dedicated to excellence in concrete restoration and structural repairs.
Refer to our Covid-19 policy here.
Yes. We require that a homeowner or decision-maker be present during the estimate appointment.
Unlike companies that provide quotes based solely on photos or measurements, our assessments are designed to identify the cause of the problem—not just the visible symptoms. Meeting with you on-site allows our specialist to understand your concerns, inspect the affected areas together, and gather important information about the property’s history, drainage conditions, previous repairs, and when the issue first appeared.
At the end of the assessment, we’ll sit down with you to review our findings, explain what is causing the problem, discuss any recommended repairs, and answer your questions. This ensures you have a clear understanding of the issue, the available solutions, and the associated costs before making any decisions.
We have found that the most successful projects begin with a collaborative conversation between the homeowner and our specialist. It allows us to provide more accurate recommendations and helps homeowners make informed decisions based on the specific conditions of their property.
If multiple owners are involved in the decision-making process, we encourage everyone to attend whenever possible so that all questions can be addressed during the appointment.
Our goal is not simply to provide a quote—it’s to provide a thorough assessment and expert guidance on the best path forward.
Due to privacy, we cannot disclose names or addresses of previous customers. However, we have a number of case studies on our website you can review, and a large number of Google reviews you can look at.
The length of a project depends on the type of repair, the size of the affected area, site conditions, and weather. During your assessment, your specialist will provide a more accurate timeline based on your specific project.
Concrete Lifting & Repair
Most concrete lifting, leveling, and crack repair projects can be completed in one day or less. Because polyurethane concrete lifting cures quickly, repaired areas are often ready for foot traffic and normal use shortly after the work is completed.
Larger projects involving multiple slabs, extensive crack repairs, or difficult site access may require additional time. Weather can also affect certain portions of the work, particularly crack repair, sealing, and surface treatments that require dry conditions.
Foundation Stabilization & Repair
Foundation repair projects are generally more involved and typically take 3 to 5 days to complete, depending on the scope of work. Factors that can influence the timeline include:
Some larger or more complex foundation projects may take longer, while smaller stabilization projects can sometimes be completed more quickly.
Before work begins, our team will review the anticipated schedule with you and keep you informed throughout the project. Our goal is to complete the work as efficiently as possible while ensuring the repair is performed correctly and safely.
As a general guideline, most concrete repair projects are completed within a day, while most foundation stabilization projects are completed within a week.
In most cases, yes. The vast majority of homeowners remain in their homes throughout the foundation repair process.
Most foundation stabilization projects involve work being performed from the exterior of the home, where specialized equipment is used to install foundation support systems such as helical piers or push piers. While there may be some noise, vibration, and temporary access restrictions around the work area, daily life inside the home is usually minimally affected.
In some cases, interior access may be required to monitor the structure, take measurements, or complete localized repairs, but this rarely prevents homeowners from occupying the property.
Temporary relocation is typically only considered in more extreme circumstances, such as:
These situations are uncommon and represent a small percentage of foundation repair projects.
As part of your assessment, your Foundation Specialist will explain the repair process, anticipated disruptions, project timeline, and whether any special accommodations may be required. Our goal is to complete the work safely and efficiently while minimizing inconvenience to you and your family.
For approximately 98% of foundation stabilization projects, homeowners can continue living in their homes throughout the repair process.
We recommend getting any improvements done as soon as possible in order to protect your investment, since the cost of repairs will only increase over time. Learn more about why it’s important to protect your investment here.
Please note: there is often a waiting period once a project is confirmed, so if you have a specific timeline in mind we recommend booking your appointment sooner than later!
It may be possible to split up the project if you wish, however it depends on the scope of work as there are some cases where it’s not possible to complete a project in two sections. We recommend completing the entire project at once, as this is the most affordable option.
Yes! We offer financing through FinanceIt. Find out more information and apply online here. Ask your sales representative for more information on this.
Both mudjacking and polyurethane foam lifting are used to raise and stabilize sunken concrete, but they work very differently. Traditional mudjacking relies on pumping a heavy cement-based slurry beneath the slab through large drilled holes. While it can lift concrete, the added weight may contribute to future settlement, requires longer curing times, and can be susceptible to washout in water-affected soils. Polyurethane foam lifting, on the other hand, uses a lightweight, engineered foam injected through small, minimally invasive holes. The foam expands to fill voids, densify loose soils, and precisely lift the concrete while adding very little weight to the ground below. Because polyurethane is hydrophobic, it resists water intrusion and erosion, making it a longer-lasting solution that is ready for use in as little as 30 minutes after installation.
For more information check out our post here.
Many homeowners are surprised to learn that years ago, True Level Concrete actually performed traditional mudjacking. At the time, it was one of the few available options for lifting sunken concrete. But as technology advanced and better solutions became available, making the switch to PolyLevel polyurethane foam was an easy decision.
While mudjacking uses a heavy cement-based slurry pumped beneath the slab through large drilled holes, PolyLevel uses a lightweight, engineered polyurethane foam injected through small, minimally invasive holes. As the foam expands, it fills voids, compacts loose soils, and precisely lifts and levels the concrete.
The difference is in the performance. Mudjacking adds significant weight to already unstable soils, requires longer cure times, and can be vulnerable to washout in water-affected areas. PolyLevel, on the other hand, is hydrophobic, meaning it won’t absorb water or wash away. It adds very little weight to the underlying soils, provides precise lifting control, and is typically ready for use in as little as 30 minutes.
At True Level Concrete, we’ve always believed in using the best available solution for our customers. When a longer-lasting, cleaner, and more effective technology became available, transitioning from mudjacking to PolyLevel wasn’t just an upgrade—it was a no-brainer.