10 best foundation repair companies in Durham, North Carolina

The foundation is an essential part of your home. If your foundation isn't strong and reliable, it can cause your house to deteriorate, creating dangerous living conditions for you and your family members. Exterior cracks on or around your home are an indicator that your foundation has issues and needs to be inspected immediately by a foundation repair professional.

Foundations in Durham are susceptible to shifting and cracking due to the freezing 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 unsafe, but they also make it harder to sell. Prospective buyers are hesitant to take on the expense of foundation repair or related problems. Conversely, resolving your home's foundation issues will increase its value when you decide to sell. Contact a foundation repair company in Durham as soon as possible when your foundation is at risk.

Find the best local foundation repair companies for you in Durham

Look for foundation repair companies in Durham 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 display several hints that it requires attention, with each having a different level of urgency.

• Visible foundation cracks: Cracks in your foundation are usually your first sign of trouble and something you can catch early on if you routinely check the concrete and support framing under and around your home.
• Skewed windows or doors: Windows and doors can become misaligned with their jambs or separate from their frames when your foundation pulls the walls away from their initial position.
• Cracked chimney: If your chimney seems damaged or starts to slant, it can signify that your foundation is already showing structural issues.
• Moisture in the crawl space: Mold, mildew and moisture in your crawl space are good indicators of impending foundation issues, especially a sinking foundation.
• Cracks in walls or ceiling: Be on the lookout for diagonal cracks in your walls, especially if they start to appear more often. Ceiling cracks can also indicate foundation issues.
• Uneven floors: When your foundation starts to shift and become uneven, your floors will too. They may have high and low spots or feel springy.
• Loose or stuck doors: Gaps develop in the walls when a broken foundation moves, resulting in doors that stick when closed or fail to close properly at all.

What services do foundation repair companies offer?

Foundation repair professionals offer a range of services from crack repair to underpinning. Even if you don't know what exactly is wrong with your foundation, a professional will inspect it and recommend a solution. Here are some common services they offer:

• Leak repair: As leaks can have several causes, such as poor water redirection or plumbing problems, a provider's first step is to identify the cause of the leak. Then, they will fix the issue and supply waterproofing solutions.
• Crack repair: Sealing cracks prevents moisture from coming in through the soil underneath. The crack's position, size and angle determine which sealant the contractor uses. After cleaning the crack, the repair pro may use a silicone-based sealer that doesn't crack or bubble over time from temperature fluctuations, or an epoxy or polyurethane filler.
• Stabilization: Stabilization can prevent further damage if your foundation has already begun to sink. This process supports your foundation by maintaining its position and preventing additional movement. It won't level out your house, but it's more budget-friendly and less disruptive than leveling.
• Underpinning: Also referred to as leveling or piering, underpinning is an extensive process that strengthens your foundation by lowering the footing onto more supportive ground. Contractors use this approach to increase the depth of an existing foundation. It's often required 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. Prices vary depending on the number of piers added, the method and the technical specialty required.
• Waterproofing: Interior and exterior waterproofing are some of the best ways to prevent future foundation issues. Interior waterproofing diverts water that has come into your basement or crawl space with a sump pump. Exterior waterproofing prevents water from getting in at all by adding a speed strip, moisture barrier, 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 Durham

Ask potential foundation repair companies the following questions to hire the best fit for your project.

Is your company properly licensed and insured?

Reputable foundation repair companies should be insured and licensed to safeguard you and your home. Foundation repair professionals in North Carolina are required to have either a Building or Residential Contractor License from the North Carolina Licensing Board for General Contractors.

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

To ensure a contractor is the right choice, ask if they can identify the source of the problem and what they think is the best fix. If raising your slab is the fix they suggest, 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 a possibility if the cost estimate is too high. Be sure to ask about the pros and cons of each solution, so you have a thorough understanding of your choices. If you don't think the answer they give you is good enough, or you don't like it, you can always get a second opinion from another provider.

How much will my foundation repairs cost?

Get an estimate from the repair expert you're vetting to determine how much the job will cost. Make sure you get quotes in writing that break down everything from supplies to time on site, especially if there are several alternatives. We recommend getting a few estimates for price comparison, as most reputable providers will offer them for free. How much your foundation repair job will cost depends on the severity of your foundation issues and how far the problem has spread.

Do you offer financing options?

Your contractor may offer financing options, such as payment plans, directly or through a third-party company. The foundation repair provider may also offer a discount if you pay in cash.

What kinds of warranties do you offer?

Ask what warranties the company offers so you know what kind of coverage you should have once the repairs are complete. 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 finished.

How long will the repairs take?

The timeline of foundation repairs can range from a single day to two months based on how extensive the damage is.

In the absence of additional issues, crack and leak repairs may be completed within a couple of days, while waterproofing projects can fluctuate between one day and a week, depending 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?

You can usually 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 for installing interior supports.

How can you protect the foundation of your Durham home?

Although consulting an expert is crucial if you suspect you already have foundation problems, there are preventative measures you can take to better safeguard your home's foundation from future damage.

Protecting your foundation when building a new home

If you're in the process of constructing a new house, have a conversation with your contractor about what steps they will take during foundation installation. Your contractor will place fresh, level topsoil over the cleared lot before concrete is poured for the foundation. Your contractor should make sure there's proper drainage to stop water from gathering on or around the concrete slab. After your concrete is poured, it has to cure properly. Based on the setting standards of the material used and the pour's thickness, the curing process may take up to 28 days.

Protecting the foundation of an existing home

To protect your home's foundation, plan routine inspections. As you perform these assessments, be vigilant for signs of cracking, shifting or breaking in the slab itself or the surrounding area. Make sure you check your walls and framings too. Similar damage to these areas can also suggest foundation issues.

Keep your foundation free from dirt and debris buildup because it can trap moisture and cause mold growth. Cut back plants against your home to allow for sufficient air circulation, and make sure trees and their roots are kept away from your home.

The summers in Durham 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, consider watering your concrete slab to help it retain moisture.

Finally, don't forget to perform routine gutter cleanings. Gutters redirect rainwater away from your foundation and siding, preventing water accumulation that can lead to 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.