Perimeter Drain Replacement in Langley, BC

Most single-crack polyurethane injections in Langley run $450–$900 per crack depending on length, width, and access. Multiple cracks repaired in one visit cost less per crack. Structural repairs with carbon fibre reinforcement are quoted per project, typically $800–$1,500 per strap. You get a written quote with exact pricing after a free inspection — we publish ranges because guessing games waste your time.

A hairline vertical crack that weeps during heavy rain is common in poured concrete foundations and is usually sealable with injection — not a structural emergency. Horizontal cracks, stair-step cracks in block walls, or any crack wider than 6mm deserve prompt professional assessment because they can indicate lateral soil pressure or settlement. The honest answer: most Langley cracks we inspect are repairable for under $1,000, and catching them early keeps it that way.

Injection seals the crack from inside using polyurethane (flexible, waterproof) or epoxy (structural) — no digging, done in hours, and permanent for the injected crack. Exterior excavation exposes the foundation wall to install membranes and drainage — the right call when the problem is widespread wall seepage or failed perimeter drains rather than isolated cracks. A good inspection tells you which problem you actually have before you spend excavation money on an injection-sized problem.

Full perimeter drain (weeping tile) replacement on a typical Langley home runs $15,000–$30,000 depending on foundation depth, access, landscaping, and whether sections can be saved. Partial replacements and localized repairs cost considerably less. Homes built before the 1980s often have original clay or early PVC drains at the end of their service life — a camera inspection confirms condition before anyone recommends full replacement.

Crack injection and interior drainage work generally don't require permits. Structural repairs and excavation affecting the building envelope may require permits from the Township of Langley or City of Langley depending on your address and scope. We confirm permit requirements as part of the quote so there are no surprises.

Three local factors: Fraser Valley clay-rich soils that expand when saturated and shrink in dry summers, heavy October-to-April rainfall that loads soil against foundation walls, and the age of the housing stock — much of Langley, from Brookswood's 1970s lots to Walnut Grove's 1990s subdivisions, has perimeter drains near or past their service life. Add freeze-thaw cycles and you get the vertical shrinkage cracks and seepage we see in most inspections.

Yes — we cover all of Langley including Walnut Grove, Willoughby, Brookswood, Murrayville, Fort Langley, and Aldergrove, plus Surrey, Abbotsford, Maple Ridge, and White Rock. Call to confirm availability for your address.