The Overlooked Fine Print in Your Foundation Repair Warranty
A foundation repair warranty covers the repair, not the house. Two forms we compared set settlement limits of 1 part in 240 versus 1 inch.
Table of Contents
What a foundation repair warranty really promises
A “lifetime” promise on a foundation repair warranty sounds like the house is protected for good. Usually the warranty covers a repair, and the fine print decides the rest.
Where to start
- Comparing quotes: read straight through.
- Buying or selling a home with a warranty: see the transfer section.
- Claim denied or contractor gone: see the closure section.
How we looked at the warranties
We compared two published warranty forms clause by clause: “Warranty A” from Master Builders, Remodelers & Guaranteed Foundation Repairs and “Warranty B” from Bats Foundation Repair, LLC. That is a small sample, so treat the details as examples, not standards. We did not test any repairs.
ℹ️ Safety Note: This is general information, not legal or engineering advice. Contract terms and state law vary. For structural concerns, consult a licensed structural engineer; for contract disputes, a licensed attorney.
What a foundation repair warranty covers — and what it doesn’t
A lifetime foundation repair warranty usually covers the repair the contractor performed, often the piers or areas they installed, not the whole foundation or the house. Both warranties we read cover only the contractor’s own work.
What it usually leaves out
Both exclude cosmetic damage, such as cracked drywall or tile separation during lifting. Coverage also starts only past a settlement tolerance: Warranty A allows movement within 1 part in 240 (about ¼ inch over 5 feet); Warranty B responds to more than 1 inch of downward settlement.
Who else might pay
- Home warranties generally exclude foundation repairs, since they cover systems and appliances.
- Insurance pays only after a sudden covered event; see when home insurance covers foundation repair.
- A builder’s structural warranty on a new home typically runs one to ten years.
What “lifetime” means on a foundation warranty
“Lifetime” has no single meaning. The FTC’s warranty guide for businesses says it can follow the product’s life, the buyer’s ownership, or the buyer’s life, and ads should say which.
Lifetime of what?
Warranty A runs “for the life of the structure.” Warranty B runs “through the life of the home” but allows two transfers.
Full or limited?
Federal law requires written consumer-product warranties to be labeled “full” or “limited.” Whether that reaches a foundation repair, mostly a service, is a question for an attorney.
How long they run
Duration varies by repair. Warranty A gave pier-and-beam shimming one year, while its piers carried the lifetime warranty.
✅ Do This: Ask the contractor to write down which “life” the warranty follows. If it stays vague, a consumer-protection attorney can review the contract.
What voids a foundation repair warranty
Clauses that end or shrink coverage
In the two forms we read, coverage can end or shrink if:
- Payment is late or unpaid (both)
- A story or similar addition is built (both)
- A pool or underground facility goes in nearby (both)
- Soil is undermined, including by plumbing leaks (A)
- Floods, earthquakes or other acts of God occur (both)
Where the two forms differ
| Clause | Warranty A | Warranty B |
|---|---|---|
| Plumbing/pressure test | Before any claim is reviewed | Due within 30 days of the work |
| Service charges | $75 per call | $125 (concrete piers, after year 5) |
| Company can end it | By refunding your payments | Same |
⚠️ Watch Out: A leak or new pool near the piers can trigger a void clause. A licensed structural engineer can identify the cause before you file.
Is a foundation repair warranty transferable when you sell?
Often, with conditions. Warranty A is void unless assigned within 30 days after transfer of title, with a $200 fee, while Warranty B requires a certified letter within 10 days and allows two transfers.
Selling-day checklist
- Find the warranty certificate and contract.
- Read the transfer clause for the deadline, fee and notice method.
- Send written notice, by certified mail if required.
- Keep proof of delivery and payment.
If you’re buying
Ask the seller for the paperwork, and confirm the transfer happened, since both deadlines start at the change of ownership.
⚠️ Watch Out: A missed deadline can end the warranty. Your real-estate attorney or agent can confirm who sends the transfer notice at closing.
Questions to ask before you sign a foundation warranty
Ask for these answers in writing. For the cost side, see how to check a foundation repair quote.
About the warranty
- Which “life” does it follow?
- What is covered, and what is the settlement tolerance?
- What voids it: payments, additions, pools, leaks?
- Are there service fees or required plumbing tests?
About transfer and the company
- What are the transfer deadline, fee and notice method?
- Can the company end the warranty by refunding my payments?
- What happens if the company closes or is sold?
✅ Do This: Have a licensed attorney review the contract before a large repair, and ask a structural engineer whether the proposed fix matches the problem.
If the company closes or your claim is denied
The warranty may be impossible to enforce, so check whether the business was sold or closed, keep your paperwork, and get an independent engineer’s opinion.
If your claim is denied
Re-read the void and claim clauses, ask for the denial in writing, and confirm the symptom is a foundation problem or normal settling.
If the company has closed or sold
Gather the contract, payment records and warranty certificate. In Texas, for example, Texas Property Code Chapter 27 requires written notice by certified mail before the 60th day preceding a construction-defect suit; other states differ.
✅ Do This: Ask a licensed attorney about your state’s notice deadline, and a licensed structural engineer for an independent report on the cause.
Foundation repair warranty FAQ
1. What does a lifetime foundation repair warranty cover?
A lifetime foundation repair warranty typically covers only the contractor’s own repair work, such as installed piers, not the whole house.
2. What does “lifetime” mean on a foundation repair warranty?
A foundation repair warranty’s “lifetime” has no single meaning; the FTC says it should state whose life counts.
3. How long does a foundation repair warranty last?
It varies by repair. One foundation repair warranty we read gave pier-and-beam shimming one year, while its piers carried the lifetime warranty.
4. What voids a foundation repair warranty?
Late payment, added stories, nearby pools, plumbing leaks and acts of God could void or shrink the foundation repair warranties we read.
5. Is a foundation repair warranty transferable?
Often: one foundation repair warranty required assignment within 30 days plus a $200 fee, another a certified letter within 10 days.
6. Does homeowners insurance cover foundation repair?
Usually only when a sudden covered event caused the damage; settling and shifting soil are typically excluded, so read your policy.
7. Does a home warranty cover foundation problems?
Generally no. Home warranties typically exclude structural parts like the foundation, so a contractor’s foundation repair warranty is separate.
8. What if the foundation repair company goes out of business?
The foundation repair warranty may be impossible to enforce, since it depends on the company. Keep your paperwork and ask a licensed attorney about your options.
9. What should I ask before signing a foundation repair warranty?
Ask which life it follows, what is covered, what voids it, transfer rules, fees, and what happens if the company closes.
10. Does a foundation repair warranty cover new cracks?
Not necessarily. Both forms we read exclude cosmetic damage and cover settlement only past a set tolerance, so check your contract’s measure.
Read the warranty before you sign
A foundation repair warranty protects a repair, not the house. Its value depends on what “lifetime” means, the clauses that can void it, and whether the company is still around to honor it. Before you sign, put the questions above to the contractor, and bring in an independent structural engineer if the damage worries you.
