10 best foundation repair companies in Kissimmee, Florida

The foundation plays an important role in supporting your home. Without a robust foundation, everything in your house can fall apart, creating dangerous living conditions for you and your family. Cracks in or around the outside of your home are a clear sign of foundation problems that need quick attention from a foundation repair specialist.

Fixing foundation damage early on is crucial to preventing further problems, including roof damage, a sinking foundation or cracking walls. You'll save time and money in the long run by resolving the issue while it's still small.

Not only are homes with foundation troubles dangerous, but they also have a harder time selling, as buyers don't want to take on the financial burden of foundation repair or the challenge of related problems. Your home's market value will improve when you're ready to put it on the market if you address your foundation issues. Reach out to a Kissimmee foundation repair company immediately if you think your foundation is in danger.

Find the best local foundation repair companies for you in Kissimmee

Look for foundation repair companies in Kissimmee 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 various clues your foundation needs repair. Some are more urgent than others.

• Visible foundation cracks: Cracks in your foundation are often your first sign of issues and something you can catch early on if you regularly check the concrete and support framing under and around your house.
• Loose or stuck doors: Spaces appear in the walls as a failing foundation shifts, making doors stick when closed or not shut properly at all.
• Uneven floors: An unlevel foundation will cause your floors to become unlevel. You may notice unequal levels or feel spots that are somewhat bouncy.
• Skewed windows or doors: Windows and doors that misalign with their jambs or pull apart from their frames could be a sign that your foundation is pulling the walls away from their initial position.
• Cracked chimney: When your chimney shows signs of cracking or begins to tilt, it can indicate that your foundation is already damaged.
• Cracks in walls or ceiling: Stay vigilant for diagonal cracks appearing in your walls, particularly if they start to emerge more regularly. Cracks in the ceiling may also signify foundation issues.
• Moisture in the crawl space: The presence of moisture, mildew and mold in your crawl space can be a solid signal of future foundation problems, such as a sinking foundation.

What services do foundation repair companies offer?

Foundation repair pros in Kissimmee offer a range of services. Even if you're unsure of what the exact issue is, a pro will inspect your foundation and suggest a solution. Here are some typical services they offer:

• Leak repair: The service technician's first step is to identify the cause of the leak. It could be coming from a window, especially in the basement, or the result of plumbing problems or improper water redirection. Once they find the cause, the repair technician will isolate the leak, repair the issue and provide waterproofing solutions.
• Crack repair: Professionals can fill cracks to prevent moisture from seeping through the soil underneath. Which sealant the professional uses depends on the size of the crack, the position and the angle. After cleaning out 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 is sinking, the best service for stopping additional damage may be stabilization. This service supports your foundation, keeping it in place and stopping further movement. It's less invasive and more budget-friendly than leveling. The one disadvantage is that it won't level out your home.
• Underpinning: Underpinning, also known as leveling or piering, is an extensive technique that adds support to your foundation by lowering the footing onto more supportive ground. Contractors use this approach to add depth to a preexisting foundation. It's typically necessary when a foundation is failing, or the use of the building has changed and additional space is needed either on top of the foundation or as a basement. Soil is removed from the area and replaced by concrete, creating a brand-new foundation. Costs vary based on the number of piers added, the technical skill required and the process.
• Waterproofing: Interior and exterior waterproofing are some of the best ways to stop future foundation issues. Interior waterproofing diverts water that has entered your basement or crawl space with a sump pump. Exterior waterproofing blocks water from entering at all by adding a moisture barrier, dimple board, speed strip and proper drainage, such as a footer drain. Use the exterior method if your basement serves as a spare room, office or living space.

Questions to ask foundation repair pros in Kissimmee

The right expert is critical when repairing your foundation. To identify your best fit, ask potential foundation repair technicians 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. Florida's Department of Business and Professional Regulation issues Certified Contractor Licenses in Building, General Contracting and Residential Construction for foundation repair professionals, while further certifications are required at the local level. If you aren’t sure if your contractor has the correct license, check with your city’s local licensing board or the National Foundation Repair Association.

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

When vetting a foundation repair company, ask if they know the cause of the problem and what they believe is the right solution. 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 estimated cost is too high. Be sure to ask about the benefits and drawbacks of each solution, so you have a complete understanding of your choices. If you don't think the answer they give you is thorough enough, or you don't like it, you can always get a second opinion from a different contractor.

How much will my foundation repairs cost?

Get an estimate from the repair expert you're vetting to determine how much the project will cost. If there are different alternatives, get quotes in writing detailing everything from materials to time on site. Most trusted companies will give you a free quote, and it's a good idea to get a few for price comparison. The overall cost varies based on the severity of your foundation issues and how far the damage has spread.

Do you offer financing options?

If you're looking for financing options, they may be available through your repair company directly or external companies that partner with them. Check for payment plans or a percentage off if you pay in cash.

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 expenses, such as materials, for a defined period once the work is finished.

How long will the repairs take?

Foundation repair timelines can vary greatly, from one day to as long as two months based on the extent of the damage.

Fixing cracks and leaks may only take a few days if no further damage is present. Waterproofing projects can span one day to a week, depending on the scope of the work. Pier repairs often 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?

In most cases, you can remain in your home during foundation repairs. However, if the contractor needs to cut into your flooring or ceiling, such as when adding interior supports, you may have to leave temporarily.

How can you protect the foundation of your Kissimmee home?

If you think your home has foundation damage, it's best to consult a professional. That being said, you can take preventative measures to prevent future issues.

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 land before pouring the concrete for the foundation. You should also have proper drainage to keep water from accumulating on or around the concrete slab. After your concrete is poured, it needs to cure properly. Based on the setting standards of the material used and the pour's width, the curing process may take up to 28 days.

Protecting the foundation of an existing home

The most effective method to shield your foundation from future damage is through regular inspections. When you conduct an inspection, be sure to keep an eye out for any indications of breaking, shifting or cracking in or around your concrete slab. Similar damage on your walls and framings often signals foundation problems, so don't forget to check them as well.

Protect your foundation by clearing away dirt and debris from its base because buildup can trap moisture and lead to mold growth. Prune plants against your home to allow for proper air circulation, and make sure trees and their roots are kept away from your home.

Foundations in Kissimmee are at risk for foundation shrinkage and cracking due to the extreme heat during the summer. To help prevent concrete shrinkage, you may want to water your concrete slab during the hottest summer months.

Lastly, regularly clean your gutters. Gutters help decrease standing water by redirecting rainwater away from your home'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.