Structural & foundation repairs in Charlotte, NC.
Sagging floors, sticking doors, soft spots and cracks are easy to ignore until they get worse. We repair floor systems, beams, piers and the framing of Charlotte-area homes, and we build to an engineer’s plan when the problem calls for one.
Signs your home needs a look
• Sagging, bouncy or sloping floors
• Doors and windows that stick or no longer close
• Cracks in walls, drywall or brick that are wide, stepped or growing
• Soft spots near bathrooms, kitchens or exterior doors — Often from slow leaks.
• A damp, musty crawl space with sagging insulation
• Visible rot, pest damage or cracked joists — Seen from the crawl space or basement.
What we repair
The structure under a house has a few main parts: the foundation and piers that carry the load, the beams that span between them, the floor joists that hold up the floor, and the subfloor on top. We repair damaged joists by sistering or replacing them, replace rotted subfloor, correct or replace deteriorated beams and piers, and fix framing that was cut or damaged by earlier work.
The cause matters as much as the repair. Wood that stays wet rots again, so we look for the source: a leaking pipe, poor drainage, a missing vapor barrier or a downspout that discharges at the foundation.
Crawl spaces and floor systems
Many Charlotte-area homes sit over a crawl space, and that is where a lot of structural trouble starts. Humidity and standing water feed rot and pests, and sagging insulation and a bouncy floor are the signs that show upstairs. We repair the framing, fix what let the moisture in and tell you what we found, with photos.
If you are thinking about encapsulation or a vapor barrier, a sound floor system comes first. There is no point sealing a crawl space around damaged framing.
Foundation problems: when an engineer is part of the plan
Foundation problems are not guesswork. Wide or growing cracks, walls that bow or lean, and floors that settle unevenly need a structural engineer to find the cause and design the repair. We recommend one when the situation calls for it, and we build to the engineer’s plan, and coordinate specialty foundation trades where the plan needs them.
Mecklenburg County also notes that structural elements outside the limits of the residential code have to be designed and sealed by an architect or engineer. The same goes for taking out a wall that carries load.
Source: Mecklenburg County Code Enforcement, CIRC FAQ.
Why we handle structure first
Flooring, tile and paint sit on top of the structure. If the framing below is damaged, new finishes fail. Fixing the structure first, then finishing, is how a home gets repaired once.
A recent project of ours is a structural floor system and crawl space repair, restoring the structure underneath so the rest of the house could be done right.
Examples from our 2026 jobs. Details left out to protect our clients’ privacy.
Structural repair permits
Mecklenburg County lists repairs to piers or floor joists in crawl spaces among the projects that typically need a permit, and says any structural element needs one no matter the cost. We pull the permits and schedule the inspections.
Source: Mecklenburg County, Permit, Please! and Permitting. Rules change and every property is different, so we confirm what applies at your address before the scope is final.
What to send when you get in touch
• Your address or town and photos from the crawl space if you can safely take them
• What you notice: sagging floor, soft spot, sticking doors, cracks
• Any past leaks, engineer reports or work on the house
• Your preferred timing
Structural & Foundation Repairs: common questions
Something else? Call (704) 977-6512 or send us a note.
How do I know if my floor needs structural repair?
Sagging, bouncing, soft spots and sticking doors are common signs. A look from the crawl space tells us more. Send photos and a short description.
Do you repair rotted floor joists?
Yes. We sister or replace damaged joists, repair the subfloor and fix the cause so the rot does not return.
Do structural repairs need a permit?
Mecklenburg County lists repairs to piers and floor joists as typically needing a permit. We confirm and handle the process.
Do you fix foundation cracks?
Wide or growing cracks need a structural engineer, and we recommend one. We repair framing, floors and piers, and build to the engineer’s plan when there is one.
Can you repair a crawl space?
Yes. We repair the framing and the cause of the moisture. Tell us what you see and send photos.
Can you repair the structure and then finish the house?
Yes. That is the reason to start with structure: finishes go on top of a sound floor.