10 best foundation repair companies in Detroit, Michigan

The foundation is the most important part of your house's structure. If your foundation isn't sturdy and reliable, it can cause your house to become unstable, creating unsafe living conditions for you and your family members and pets. Exterior cracks on or around your home are a warning sign that your foundation has issues and needs to be inspected immediately by a foundation repair specialist.

Your foundation in Detroit may face moisture-related risks due to the area's high average rainfall of 33 inches annually. Heavy rain hitting the ground around your home causes the soil to absorb water and swell, which can put pressure on your foundation's concrete. The pressure from this swelling soil base may lead to the formation of cracks and gaps.

Not only are homes with foundation issues unsafe, but they also have a harder time selling, as buyers don't want to deal with the expense of foundation repair or the hazard of related problems. Conversely, resolving your home's foundation problems will raise its value when it comes time to sell. Find a foundation repair company in Detroit as soon as possible when your foundation is in jeopardy.

Find the best local foundation repair companies for you in Detroit

Look for foundation repair companies in Detroit 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?

Your foundation will give you several hints that it requires repair, with each having a different level 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 regularly check the concrete and support framing around and under your house.
• Skewed windows or doors: Windows and doors that become unaligned with their jambs or separate from their frames could be a sign that your foundation is dragging the walls away from their initial location.
• Cracked chimney: When your chimney shows signs of cracking or begins to lean, it can indicate that your foundation is already deteriorating.
• Moisture in the crawl space: The presence of mildew, mold and moisture in your crawl space can be a strong indicator of looming foundation problems, including a sinking foundation.
• Loose or stuck doors: Gaps develop in the walls as a broken foundation shifts, making doors jam when closed or fail to close properly 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 notice cracks in the ceiling.
• Uneven floors: Your floors will become unlevel as your foundation does. You may notice varying heights in different areas or a bouncy feeling as you walk across the floor.

What services do foundation repair companies offer?

Foundation repair experts in Detroit provide a range of services. Even if you're unsure of what the exact issue is, a professional will inspect your foundation and suggest a solution. Here are some common services they offer:

• Leak repair: First, the professional will locate the cause of the leak, as it may be the result of incorrect water redirection or plumbing issues, or coming from a window, particularly in the basement. Then, the repair specialist will isolate the leak, repair the issue and provide waterproofing solutions.
• Crack repair: Contractors can seal cracks to prevent moisture from coming in through the soil underneath. Which sealant the service provider uses depends on the size of the crack, the position and the angle. After cleaning the crack, a repair pro may use a silicone-based sealer that withstands changing weather conditions and won't crack or bubble over time. They can also use an epoxy or polyurethane filler.
• Stabilization: If your foundation has begun to sink, the best option for stopping additional damage may be stabilization. This technique supports your foundation, keeping it in place and stopping further movement. It's less disruptive and more economical than leveling. The one downside is that it won't level out your house.
• Underpinning: Also referred to as leveling or piering, underpinning is a heavily involved process that strengthens your foundation by lowering the footing onto more stable ground. Professionals use this technique to increase the depth of an existing foundation. It's generally required when a foundation is failing or when the building's use has changed, requiring additional space either above the foundation or in a basement. The process involves removing soil from the area and replacing it with concrete to create a new foundation. Prices vary depending on the number of piers added, the technical specialty required and the method.
• Waterproofing: Interior and exterior waterproofing are some of the best ways to stop future foundation issues. Interior waterproofing redirects water that has entered your basement or crawl space with a sump pump. Exterior waterproofing prevents water from getting in at all by installing a moisture barrier, dimple board, speed strip and proper drainage, such as a footer drain. Choose the exterior method if your basement serves as a spare room, office or living space.

Questions to ask foundation repair pros in Detroit

Maintaining your foundation is vital, so you need to choose the right expert for the job. To pinpoint your best fit, ask potential foundation repair experts the following questions.

Is your company properly licensed and insured?

Reputable foundation repair companies should be licensed and insured to protect you and your home. Foundation repair professionals working in Michigan must be licensed by the Michigan Licensing and Regulatory Affairs Department. They're required to have either a Residential Builder License or Residential Maintenance and Alteration Contractor License.

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

When evaluating a service provider, ask if they understand the cause of the problem and what they believe is the right fix. If they think raising your slab is the best course of action, find out what tools they'll need for the job and how high they'll raise it. You can also find out if stabilization is an effective alternative if the price estimate is too high. To get a thorough understanding of your options, ask about the benefits and drawbacks of each technique. A second opinion is always an option if you don't agree with the answer or think they aren't being thorough enough.

How much will my foundation repairs cost?

Get an estimate from the repair specialist you're vetting to determine how much the service will cost. For projects where you have to choose between several alternatives, make sure you ask for quotes in writing detailing everything from supplies to time on site. Often, companies will offer estimates for free. Get multiple quotes so you can compare prices. How much your foundation repair project will cost varies based on the severity of your foundation issues and how far it has spread.

Do you offer financing options?

Some contractors may offer financing options, such as 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 company offers so you know what kind of coverage you can expect once the repairs are done. They may offer a lifetime or limited lifetime warranty, covering specific costs, such as materials used, for a specific number of years after the job is complete.

How long will the repairs take?

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

Fixing cracks and leaks may only take a few days if no further damage is present. Waterproofing projects can take from one day to a week, depending on the scope of the work. Pier repairs typically take three to four weeks, whereas underpinning can take between four and six weeks.

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

You can often remain inside your home while foundation repairs are being completed. You may have to stay elsewhere if the service provider has to cut into your floors or ceiling, such as when installing interior supports.

How can you protect the foundation of your Detroit home?

While you should always consult a professional if you think you already have foundation issues, you can take steps to safeguard your home's foundation against future problems.

Protecting your foundation when building a new home

When constructing a new home, discuss the foundation installation process with your service provider. Before the concrete is poured, the land should be cleared and have fresh, level topsoil in place. You should also have adequate drainage to keep water from pooling on or around the concrete slab. The concrete needs to cure properly after it's poured. Your foundation expert should follow the setting standards for the material used and the width of the pour, which may take up to 28 days.

Protecting the foundation of an existing home

Regular inspections are the best way to protect your home's foundation. During an inspection, keep an eye out for any shifting, cracking or breaking in or around your concrete slab. Similar damage on your walls and framings often indicates foundation damage, so don't forget to check them too.

Clean off dirt and debris from around your foundation's base as buildup can trap moisture and lead to mold that threatens your foundation. To promote proper air circulation, cut back plants that are growing against your home, and make sure that trees and their roots stay at a safe distance from your home's foundation.

The summers in Detroit are fairly gentle, so you shouldn’t need to worry about heat-related concrete shrinkage too much. But, if your area experiences a very hot season, you may want to water your concrete slab to help it retain moisture.

As a final step, routinely clean your gutters. Gutters help prevent standing water by redirecting rainwater away from your house's 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.