Foundation damage is a common problem that homeowners face. Cracks in walls, sticking doors, sloping floors – these are all signs that your home’s foundation needs repair. Selecting the right foundation repair company is crucial to get this critical repair done correctly. There are many factors to consider when choosing the best foundation repair company for your home.
Reputation and Experience
When looking for the best foundation repair companies, choose an established company with years or decades of experience. They will have repaired foundations in homes like yours many times before. Ask the company how long they’ve been in business and how many foundation repairs they complete annually. Companies that have been around for over 20 years have stood the test of time. They have a proven track record of doing quality work.
Look for memberships in industry groups like the Foundation Repair Association or the Better Business Bureau. Read online reviews on multiple websites to get a feel for the company’s reputation. The best foundation repair contractors have overwhelmingly positive reviews praising their quality of work, professionalism, and service. Beware of review sites that seem to only feature glowing reviews, which may be planted. Look for candid reviews on multiple sites.
Choose a company that can provide references from recent customers. Speaking to past clients who were pleased with the company’s work gives you assurance they will deliver a quality repair.
Methods and Materials
Look for a foundation repair contractor that offers multiple solutions using the latest technology and materials. Every home is unique. The best company will assess your situation and recommend the optimal repair method.
Advanced techniques like push pier systems can lift and re-level concrete slabs and sunken foundations. Epoxy or polyurethane foam injection can quickly fill cracks and voids. Carbon fiber reinforcement is an innovative way to strengthen weakened walls.
Make sure the company uses top-quality, warranted materials made specifically for foundation repair. Ask about any warranties or guarantees they provide on their work. The best contractors will stand behind their repairs for years to come.
Fully Licensed and Insured
Only consider foundation repair companies that are fully licensed, bonded, and insured. Ask to see their state licensing and confirm they have active workers compensation and liability insurance policies. This protects you in case of injury to workers or damage to your home during the repairs.
Ask the contractor to explain the details of their insurance coverage to ensure you are fully protected. Reputable companies will have no problem providing insurance documentation.
Detailed Inspection and Quote
The best foundation repair companies will take the time to thoroughly assess your home and diagnose the underlying causes. They should evaluate all structural elements like the slab, walls, footings, and soil. Professional engineers on staff should analyze the home’s structure and design the appropriate solutions.
Beware of contractors who quote a price after a cursory inspection or base it solely on the visible cracks. The true extent of damage is often greater than the surface flaws would indicate. Detailed inspection, testing, and structural analysis is vital.
Get a written quote clearly outlining the scope of work, materials, timeline, and warranty details. Compare quotes among companies to help choose the best value and approach.
Responsive Customer Service
Throughout the process, the top foundation repair contractors will communicate with you regularly. Look for great customer service starting from your very first call. They should be responsive in answering any questions you have and explaining their repair process.
The crew should arrive on time and keep you informed of the project status. Make sure regular clean up is done to keep the jobsite orderly. Choose a company known for quality work performed with care and courtesy.
When comparing foundation repair companies, keep these tips in mind. Taking the time to pick the best contractor greatly increases the likelihood your repair will be completed properly the first time. Investing in high-quality foundation repair protects your most valuable asset, adding stability, safety and value to your home.
How Do I Know if I Need Foundation Repair?
Your home’s foundation supports the entire structure. Foundation damage should be addressed quickly before problems worsen. But how do you know if your home’s foundation needs repair? Look for these common signs:
- Cracks in walls or floors: Cracks wider than 1/8 inch indicate foundation issues. Cracks that keep growing mean problems are intensifying.
- Sticking doors and windows: Doors and windows getting stuck or difficult to open or close signal foundation settlement.
- Uneven floors: Floors that slope or sag mean the foundation is shifting and sinking.
- Separating walls: Gaps where walls separate from ceilings or floors indicate foundation movement.
- Leaking basements: Cracks in foundation walls or floors allow water to penetrate basements.
- Damaged exterior: Concrete cracks, settling, or detachment around the foundation’s exterior.
Don’t ignore small cracks or minor sticking doors. These are warnings of underlying issues. Have a structural engineer inspect and determine if foundation repair is needed before further damage occurs. Addressing problems early on can prevent costly solutions later.
What Causes Foundation Damage?
A variety of factors over time can compromise the structural stability of your home’s foundation. Understanding what causes foundation damage helps determine the right solutions. Common causes include:
- Soil movement: Shifting, compacting, or eroding soil under the foundation creates sinking and instability.
- Heavy rains: Saturated soil expands, exerting pressure on walls and slabs. Prolonged moisture also erodes dirt.
- Drought: Extended dryness causes clay soils to shrink and subside under the foundation.
- Tree roots: Expanding root systems pry apart and fracture concrete foundation walls and floors.
- Improper installation: Mistakes during initial construction like insufficient footing depth lead to sinking.
- Plumbing leaks: Leaks erode dirt and create voids under slabs, causing cracks and sinking.
- Poor drainage: Inadequate drainage allows water to pool around and penetrate the foundation.
Professional inspection and testing determines factors weakening your foundation. The right solutions can then be designed and implemented.
What Are the Main Types of Foundation Repair?
There are several leading methods utilized to repair home foundations, depending on the type of foundation and extent of damage:
Slab Foundation Repair
- Slab jacking: Also called mudjacking or slab lifting, this injects high-density polyurethane under the slab to gently raise it back to level.
- Foam injection: Expanding polyurethane foam fills voids beneath slabs, providing lift and stabilization.
- Push piers: Piers are driven deep into the ground underneath sinkholes to support and lift the slab.
Crawl Space Foundation Repair
- Wall anchoring: Cables are attached through foundation walls into the ground to restore structural integrity.
- Wall bracing: Strong carbon fiber or steel braces are installed to reinforce bowed or inwardly buckling walls.
- Push piers: Used to lift and reinforce sunken areas of crawl space walls and footings.
Basement Foundation Repair
- Wall stabilization: Epoxy or polyurethane injection fills cracks and creates an inner seal to prevent water penetration.
- Carbon fiber reinforcement: Carbon fiber straps add tensile strength to weakened basement walls prone to inward bowing.
- Wall anchoring: Steel brackets and cables anchor basement walls to adjacent stable soil, providing reinforcement.
A combination of methods is often required to fully repair foundational damage depending on the home. A structural engineer can best determine optimal solutions.
How Much Does Foundation Repair Cost?
Foundation repair costs range widely depending on factors like:
- Scope of damage: The more extensive the issues, the greater the cost to repair them. Minor isolated settling is cheaper than widespread subsidence.
- Type of foundation: Slab, crawl space, and basement foundations have different repair needs.
- Materials used: Basic concrete repairs are cheaper than high-density polyurethane injection or carbon fiber strapping.
- Extent of excavation: Accessing and repairing deep foundation components costs more than surface fixes.
- Add-ons: Extras like drain tile, vapor barriers, and landscaping add to the bottom line.
- Location: Prices are typically higher in major metropolitan areas.
Minor foundation repairs like filling a few cracks or raising one sunk corner often range from $1,000 to $3,000.
Major foundation repairs like leveling a substantially sunken foundation average $10,000 to $15,000.
Extensive repairs for homes with massive underlying issues can cost over $30,000.
Get quotes from several highly-rated companies to find the best price for the scope of work needed. Focus more on experience and quality than the lowest bid.
How Long Does Foundation Repair Take?
Another consideration is the project timeframe. Simple DIY crack repairs can be completed in a weekend. But significant foundation repairs by a contractor often take several weeks to complete:
- Site evaluation and engineering analysis: 1-2 weeks
- Mobilization and setup: 1-2 days
- Excavation/access work: 1-3 days
- Install support systems: 1-2 days
- Injection/stabilization work: 1-3 days
- Site cleanup and restoration: 1-2 days
Get a detailed schedule from the contractor outlining the full repair timeline. For extensive repairs, temporary supports or braces may be needed during the process to stabilize the structure.
The upside is that companies use advanced techniques to provide rapid stabilization. While total repairs take weeks, the major lifting and leveling is often done quickly in just a day or two. This minimizes disruption to living in the home during the process.
How to Select the Best Foundation Repair Company
Choosing the right foundation repair contractor is critical. Use these tips when selecting the best company:
- Check reputation: Choose an established company with overwhelmingly positive customer reviews.
- Verify licensing and insurance: Confirm the company is properly licensed and fully insured.
- Look for advanced training: Opt for crews with specialized foundation repair certification.
- Get detailed quotes: Have multiple companies assess your situation and provide written repair quotes.
- Ask about warranties: Get guarantee details on the work in writing.
- Read the contract: Understand the full scope of work and costs before signing a contract.
Take time to research and find a trusted, experienced foundation repair company. They have the expertise to properly diagnose issues and implement effective solutions. Investing in the right contractor provides long-lasting repairs and adds value and safety to your home.
FAQs About Foundation Repair
What are signs my home needs foundation repair?
Signs include large cracks or gaps in walls and floors, sticking doors or windows, sloping floors, cracks in exterior concrete, and leaks in the basement. Even small subtle shifts indicate underlying issues.
What causes cracks in basement walls?
Cracks form from soil pressure on basement walls. Contributing factors include eroding or expanding soil, tree roots, poor drainage, leaks, temperature changes, and seismic activity. Left unrepaired, cracks allow water penetration leading to further damage.
Can I do minor foundation repair myself?
For small cracks under 1/4 inch, you can use concrete caulk or epoxy injection kits available at hardware stores. But larger cracks or significant shifting should be evaluated and repaired by foundation repair professionals.
How do you stabilize a sinking foundation?
Companies use various methods to lift, stabilize and level sinking foundations: slab jacking, press pilings, push piers, steel wall braces, carbon fiber straps, polyurethane foam injection, and epoxy crack repair. A structural engineer determines the best solutions.
How much settlement is normal for a house?
Foundations are designed to withstand 1 to 1.5 inches of settling. But sinking greater than 2 or 3 inches indicates serious problems requiring foundation repair, especially if occurring unevenly.
How long do foundation repairs last?
With proper repairs by an experienced contractor using high-quality modern materials, foundations can be stabilized to last for decades. Get guarantees from the company and maintain drainage and soil stability to maximize longevity.
Can foundation damage be prevented?
Proper drainage, maintaining proper soil moisture, pruning trees away from the foundation, sealing exterior cracks quickly, and avoiding excessive landscape watering near the structure helps minimize issues.
Will selling my home be harder if it has foundation problems?
Foundation damage needs to be disclosed to potential buyers and can make a home harder to sell. Repairing issues proactively before listing a property makes the home more attractive and prevents future problems for the buyers.
Does homeowners insurance cover foundation repair?
Homeowners policies do not cover damage from normal foundation settling. Coverage for damage from events like floods or earthquakes depends on your specific policy. Some add-on endorsements may provide limited coverage.
Key Takeaways
- Inspect your home for signs like sticking doors, large cracks, and uneven floors which indicate foundation damage.
- Hire an experienced, reputable company to properly assess issues and implement proven repair techniques.
- Modern methods like slab jacking, push piers, polyurethane injection, and carbon fiber straps effectively stabilize foundations.
- Selecting the right contractor is key to getting long-lasting, high-quality foundation repairs.
- Addressing problems early prevents further deterioration and adds safety and value to your home.
Proper foundation repair done by a trusted professional ensures your home’s structural integrity and longevity. Don’t ignore small issues before they grow into major headaches. Investing in the right repairs at the right time provides peace of mind and protects your valuable investment.