10 best foundation repair companies in Brownsburg, Indiana

The foundation plays a key role in your home's structural integrity. If your foundation isn't strong and reliable, it can cause your house to break down, resulting in unsafe living conditions for you and your family members and pets. Cracks in or around your home's exterior are a big clue that something is wrong with your foundation and should be checked immediately by a foundation repair specialist.

Foundations in Brownsburg are vulnerable to shifting and cracking due to the low winter temperatures in the area. When built-up groundwater gets cold enough to freeze and solidify, it can cause significant damage to your foundation.

Not only do foundation issues make your home dangerous, but they also make it harder to sell. Prospective buyers are reluctant to take on the cost of foundation repair or related issues. Your home's value will increase when you're ready to put it on the market if you address your foundation problems. Reach out to a Brownsburg foundation repair company right away if you suspect your foundation is in jeopardy.

Find the best local foundation repair companies for you in Brownsburg

Look for foundation repair companies in Brownsburg with at least 3.5 out of 5 stars on Google Reviews and a good rating on Better Business Bureau (BBB). Use the filters below to help you find the right company for your needs.

What are some signs you need foundation repair?

There are several clues your foundation needs attention, each with their own level of severity.

• Visible foundation cracks: Cracks in your foundation are usually your first sign of issues and something you can catch early on if you routinely check the concrete and support framing under and around your house.
• Uneven floors: An unlevel foundation will cause your floors to become unlevel. You may notice unequal levels or feel spots that are somewhat springy.
• Cracked chimney: Your foundation may be in need of repair if your chimney is cracked or starts to lean.
• Loose or stuck doors: As a compromised foundation changes position, gaps develop in the walls, causing doors to stick when shut or fail to shut fully at all.
• Cracks in walls or ceiling: Watch for diagonal cracks in your walls, especially if you start to see more than usual. Your foundation may also be damaged if you see cracks in the ceiling.
• Skewed windows or doors: A shifting foundation can cause your walls to tilt, leading to your doors or windows detaching from their frames or becoming unaligned with their jambs.
• Moisture in the crawl space: Finding moisture, mold and mildew in your crawl space can be a solid indicator of looming foundation problems, especially a sinking foundation.

What services do foundation repair companies offer?

If you're unsure of the particular problem with your foundation, a pro from a foundation repair provider in Brownsburg will inspect it and instruct you on the best solution. These experts offer a range of typical services, such as:

• Leak repair: As leaks can have a few different causes, such as poor water redirection or plumbing problems, a service technician's first step is to identify the cause of the leak. Then, they will repair the issue and offer waterproofing solutions.
• Crack repair: Professionals can seal cracks to prevent moisture from seeping through the soil underneath. The type of product used depends on the crack's size, the position and the angle. After cleaning out the crack, a repair pro may use a silicone-based sealer that endures changing weather conditions and won't crack or bubble over time. They can also use an epoxy or polyurethane filler.
• Underpinning: Also referred to as leveling or piering, underpinning is a comprehensive procedure that strengthens your foundation by lowering the footing onto more supportive ground. Experts use this process to increase the depth of an existing foundation. It's usually needed when a foundation is failing or when the building's use has changed, requiring additional space either above the foundation or as a basement. The process involves removing soil from the area and replacing it with concrete to create a new foundation. Costs vary depending on the technical specialty required, the number of piers added and the method.
• Stabilization: If your foundation has started to sink, the best service for preventing additional damage may be stabilization. This approach supports your foundation, maintaining its position and stopping further movement. It's less disruptive and more budget-friendly than leveling. The only downside is that it won't level out your house.
• Waterproofing: Interior and exterior waterproofing are some of the best ways to prevent future foundation issues. Interior waterproofing diverts water that has entered your basement or crawl space with a sump pump. Exterior waterproofing stops water from getting in at all by adding a moisture barrier, speed strip, dimple board and proper drainage, such as a footer drain. Opt for the exterior method if your basement serves as a spare room, office or living space.

Questions to ask foundation repair pros in Brownsburg

The right expert is essential when repairing your foundation. To identify your best fit, ask potential foundation repair experts the following questions.

Is your company properly licensed and insured?

Trustworthy foundation repair companies must be licensed and insured to protect you and your property. In Indiana, foundation repair professionals aren't legally required to have any sort of licensing. However, we recommend that you should focus your search on pros with a contracting license, as these experts know their way around a home's essential structures and the appropriate safety measures.

What do you think is the cause of the problem, and how do you recommend fixing it?

When considering a service provider, ask if they can identify the cause of the problem and what they believe is the ideal solution. If they think raising your slab is the best option, ask what tools they'll need for the job and how high they'll raise it. You can also ask if stabilization is a reasonable alternative if the estimated cost is too high. To get a thorough understanding of your options, ask about the advantages and disadvantages of each solution. If you don't agree with the answer or don't think they are being thorough enough, you can always get a second opinion from a different contractor.

How much will my foundation repairs cost?

Get an estimate from the repair specialist you're vetting to determine how much the job will cost. If there are multiple options, get quotes in writing detailing everything from supplies to labor hours. Often, professionals will offer estimates for free. Get more than one estimates so you can compare prices. How much your foundation repair job will cost is dependent on the severity of your foundation issues and how far the problem has spread.

Do you offer financing options?

Your service provider may offer payment plans or a discount if you pay in cash. Check with your repair specialist to see if they offer financing directly, or if they partner with a third-party company that has financing plans available.

What kinds of warranties do you offer?

Talk with your service provider about their warranty options to understand the protection you'll have after the repairs. Some companies offer a lifetime or limited lifetime warranty covering various costs, such as materials, for a specified period once the work is finished.

How long will the repairs take?

How long foundation repair will take is dependent on the severity of the damage, but projects can range from one day to two months.

Repairing cracks and leaks can be finished in a matter of days if there isn't any other damage, while waterproofing may last anywhere from a day to a week, based on the extent of the job. A pier repair usually requires three to four weeks, while underpinning takes between four and six weeks.

Can I remain in my home while foundation repairs are being completed?

You can typically remain inside your home while foundation repairs are underway. You may have to stay elsewhere if the technician has to cut into your floors or ceiling, such as when installing interior supports.

How can you protect the foundation of your Brownsburg home?

Although seeking advice from an expert is essential if you suspect you already have foundation problems, there are preventative solutions you can take to better protect your home's foundation from future problems.

Protecting your foundation when building a new home

If you're in the process of constructing a new home, have a conversation with your contractor about what steps they will take during foundation installation. The lot should be prepared by clearing it and ensuring fresh, level topsoil is spread over the ground before the concrete is poured. Proper drainage must also be established to prevent water from gathering on or around the concrete slab. After your concrete is poured, it must cure completely. The total curing process can take up to 28 days depending on the specific products used and the width of the pour. Your foundation expert should comply with the setting standards specific to your slab.

Protecting the foundation of an existing home

Doing regular inspections is the best way to safeguard your home's foundation. As you perform an inspection, be vigilant for any cracking, breaking or shifting in or near the slab. Examine your walls and framings for similar signs of damage, as these commonly suggest foundation trouble.

Protect your foundation by cleaning off dirt and debris from its base as buildup can hold moisture and cause mold growth. Proper air circulation around your home is essential, so cut back any plants growing against it. Additionally, make sure that trees and their roots are kept away from your home to stop potential damage.

The relatively mild summers in Brownsburg mean that you don't have to be too concerned about heat-related concrete shrinkage. Nevertheless, you should water your concrete slab during a particularly hot summer to ensure it stays moist.

As a final step, make sure to perform routine gutter cleanings. Gutters help decrease standing water by guiding rainwater away from your foundation and siding, which stops water damage.

Our methodology for selecting foundation repair companies

The Homefront Local team employs a proprietary scoring algorithm that evaluates companies based on key factors you value, such as average customer review ratings and trustworthiness indicators. Our method for determining trust involves a comparative analysis of the number of reviews a company receives compared to its local competitors. This leads to companies that have earned more trust from your local community being awarded a higher score.