10 best foundation repair companies in Dayton, Ohio

Your foundation supports your home's structural integrity. Without a sturdy foundation, everything in your house can crumble, leading to dangerous living conditions for you and your family. Exterior cracks on or around your home are an indicator that your foundation has issues and needs to be inspected right away by a foundation repair professional.

Built-up groundwater that gets cold enough to freeze and solidify can cause foundations in Dayton to shift and crack.

Buyers are also reluctant to purchase a home with foundation problems as they don't want to deal with the financial burden of foundation repair and the potentially dangerous conditions. Conversely, fixing your home's foundation problems will boost its market value when it comes time to sell. If your foundation is at risk, locate a foundation repair company in Dayton as soon as possible.

Find the best local foundation repair companies for you in Dayton

Look for foundation repair companies in Dayton 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 repair, each with different levels of urgency.

• Visible foundation cracks: Cracks in your foundation are typically your first sign of issues and something you can catch early on if you routinely check the concrete and support framing around and under your home.
• Skewed windows or doors: Windows and doors can become misaligned with their jambs or separate from their frames when your foundation drags the walls away from their initial position.
• Moisture in the crawl space: If you notice moisture, mold and mildew in your crawl space, it indicates you might have foundation problems including a sinking foundation.
• Cracks in walls or ceiling: Stay vigilant for diagonal cracks appearing in your walls, particularly if they start to show up more often. Cracks in the ceiling may also signify foundation issues.
• Cracked chimney: If your chimney appears cracked or starts to tilt, your foundation may already be failing.
• Uneven floors: Your floors will become uneven as your foundation does. You may notice varying heights in different areas or a bouncy feeling as you walk across the floor.
• Loose or stuck doors: Gaps form in the walls when a broken foundation shifts, resulting in doors that catch when shut or fail to shut fully at all.

What services do foundation repair companies offer?

If you're unsure of the specific issue with your foundation, a pro from a foundation repair provider in Dayton will inspect it and instruct you on the best solution. These technicians provide a range of typical services, such as:

• Leak repair: As leaks can have several causes, such as plumbing problems or poor water redirection, a service technician's first step is to locate the cause of the leak. Then, they will resolve the problem and offer waterproofing solutions.
• Crack repair: Contractors can close cracks to prevent moisture from coming in through the soil underneath. The type of product used depends on the dimensions of the crack, the location and the orientation. After cleaning the crack, a repair pro may use a silicone-based sealer that holds up to 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 technique that strengthens your foundation by lowering the footing onto more stable ground. Contractors use this process to increase the depth of an existing foundation. It's generally necessary when a foundation is failing or when the building's use has changed, requiring additional space either above the foundation or in the form of 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 method, the technical specialty required and the number of piers added.
• Stabilization: If your foundation has begun to sink and you're looking for a solution that's more economical and less disruptive than leveling, stabilization might be the best choice. This process supports your foundation, keeping it in place and preventing any additional movement or damage to your foundation. The only drawback is that it will not level out your home.
• Waterproofing: Waterproofing is among the most effective ways to prevent future issues with your foundation. Interior waterproofing enables water to come into your crawl space or basement before using a sump pump to channel it. However, exterior waterproofing stops water from entering at all by adding a moisture barrier, dimple board, speed strip and proper drainage, such as a footer drain. You will want to opt for the exterior method if you use your basement as a spare room, office or living space.

Questions to ask foundation repair pros in Dayton

Maintaining your foundation is important, so you need to hire the right pro for the job. To pinpoint your best fit, ask potential foundation repair providers the following questions.

Is your company properly licensed and insured?

Trustworthy foundation repair companies must be insured and licensed to safeguard you and your property. Even though the state of Ohio doesn't require specific licensing for contractors, many cities enforce their own legal requirements. We suggest opting for a professional with a contracting license and verifying the relevant regulations in your city or county with your local building department.

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

Ask the contractor if they know what is causing the problem and what they think is the best remedy. If they think raising your slab is the best solution, ask what tools they'll need for the job and how high they'll raise it. You can also find out if stabilization is a reasonable alternative if the quoted price is too high. Discuss the possible solutions with your repair pro to make sure you have a complete understanding of the pros and cons of each. A second opinion is always an option if you don't like the answer or feel like they aren't being detailed enough.

How much will my foundation repairs cost?

Ask prospective companies for a quote. Make sure you get quotes in writing that break down everything from materials to labor hours, especially if there are multiple options. We recommend getting a few estimates for price comparison, as most reputable providers will offer them for free. The severity of the damage is the major factor determining the overall cost of the project.

Do you offer financing options?

Some contractors may offer financing options, including installment plans or a discount if you pay in cash. Financing offers may also be available through external companies that partner with your foundation repair company.

What kinds of warranties do you offer?

Ask what warranties the foundation repair company offers so you know what kind of coverage you can expect once the repairs are finished. They may offer a lifetime or limited lifetime warranty, covering specific costs, such as materials used, for a certain number of years after the job is over.

How long will the repairs take?

Foundation repairs can take anywhere from one day to two months, with the extent of the damage largely determining the timeline.

In the absence of additional issues, crack and leak repairs may be finished within a couple of days, while waterproofing projects can fluctuate between one day and a week, based on the scale of the job. Expect pier repairs to take three to four weeks, and underpinning to require four to six weeks.

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

While foundation repairs are being completed, you can typically remain inside your home. You may have to relocate if the contractor has to cut into your floors or ceiling, such as when they're installing interior supports.

How can you protect the foundation of your Dayton home?

If you think your home has foundation problems, it's best to speak with a professional. That being said, you can be proactive with certain strategies to protect your home's foundation against future problems.

Protecting your foundation when building a new home

When building a new house, discuss the foundation installation process with your foundation expert. Your contractor will place fresh, level topsoil over the cleared ground before concrete is poured for the foundation. Adequate drainage must also be established to prevent water from gathering on or around the concrete slab. The concrete needs to cure properly after it's poured. The total curing process can take up to 28 days based on the specific material used and the thickness of the pour. Your service professional should adhere to the setting standards specific to your slab.

Protecting the foundation of an existing home

To protect your home's foundation, plan regular inspections. As you inspect, keep an eye out for signs of breaking, shifting or cracking in or around your concrete slab. Make sure you examine your walls and framings too. Similar damage to these areas can also point to foundation problems.

Protect your foundation by removing dirt and debris from its base as buildup can hold moisture and lead to mold growth. Adequate air circulation around your home is critical, so prune any plants growing against it. Additionally, ensure that trees and their roots are kept away from your home to prevent potential damage.

Heat-related concrete shrinkage is not a major problem in Dayton because the summers are relatively mild. However, if your area experiences an extreme heat wave, consider watering your concrete slab to keep it hydrated.

Finally, routinely clean your gutters. Gutters help prevent water damage by redirecting rainwater away from your home's foundation and siding, where it can pool.

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.