10 best foundation repair companies in Lake Oswego, Oregon

The foundation plays a key role in supporting your home. Without a robust foundation, everything in your house can fall apart, resulting in dangerous living conditions for you and your loved ones. 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 expert.

To prevent further problems including a sinking foundation, roof damage or cracking walls, it's important to resolve foundation damage quickly. Addressing the issue while it's still minor will save you time and money in the long run.

Not only are homes with foundation troubles dangerous, 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, addressing your home's foundation issues will improve its market value when it comes time to sell. Get in touch with a foundation repair company in Lake Oswego immediately when your foundation is at risk.

Find the best local foundation repair companies for you in Lake Oswego

Look for foundation repair companies in Lake Oswego 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 signs your foundation needs repair, each with their own level of urgency.

• Visible foundation cracks: The first sign of an issue with your foundation is cracking, which you can spot early on by regularly checking the concrete and support framing under and around your house.
• Cracks in walls or ceiling: Stay alert for diagonal cracks appearing in your walls, particularly if they start to show up more regularly. Cracks in the ceiling may also suggest foundation issues.
• 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.
• Loose or stuck doors: Gaps develop in the walls when a compromised foundation shifts, resulting in doors that catch when shut or fail to shut properly.
• 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: If your foundation is pulling the walls away from their original location, windows and doors may become misaligned with their jambs, or pull apart from their frames.

What services do foundation repair companies offer?

Foundation repair companies provide a range of services. Even if you don't know precisely what is wrong, a pro will inspect your foundation and advise you on the best solution. These are some common services offered by foundation repair technicians in Lake Oswego:

• Leak repair: The provider's first step is to determine 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 specialist will isolate the leak, resolve the problem and offer waterproofing solutions.
• Crack repair: Sealing cracks stops moisture from coming in through the soil underneath. The crack's angle, position and size determine the type of sealant used. 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: If your foundation has started to sink, the best solution for stopping additional damage may be stabilization. This process supports your foundation, maintaining its position and stopping further movement. It's less invasive and more economical than leveling. The only downside is that it won't level out your house.
• Underpinning: Underpinning, also known as leveling or piering, is a comprehensive technique that adds strength to your foundation by lowering the footing onto more stable ground. Service providers use this method 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 required either on top of the foundation or in the form of a basement. Soil is removed from the area and replaced by concrete, creating a brand-new foundation. Costs vary based on the process, the technical skill required and the number of piers added.
• Waterproofing: Among the most effective methods to avert future issues with your foundation is waterproofing. Interior waterproofing uses a sump pump to redirect water that has come into your crawl space or basement. Exterior waterproofing uses a speed strip, moisture barrier, dimple board and proper drainage, such as a footer drain to stop water from getting in at all. If you use your basement as a spare room, office or living space, you will want to opt for the exterior method.

Questions to ask foundation repair pros in Lake Oswego

The right pro is important when fixing your foundation. To pinpoint your best fit, ask potential foundation repair companies the following questions.

Is your company properly licensed and insured?

Trustworthy foundation repair companies must be insured and licensed to protect you and your property. Professionals in Oregon must have either a Residential General or Residential Specialty Contractor's License from the Oregon Construction Contractor's Board in order to perform foundation work in the state.

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

When vetting a contractor, ask if they can identify the cause of the problem and what they believe is the best solution. If they think raising your slab is the best solution, find out 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 price 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 agree with the answer or don't think they are being detailed enough, you can always get a second opinion from a different contractor.

How much will my foundation repairs cost?

Get a quote from the repair pro 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 labor hours, especially if there are multiple options. Most reputable companies will give you a free quote, and it's a good idea to get several for price comparison. The extent of the damage is the major factor that will determine the overall cost of the project.

Do you offer financing options?

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

What kinds of warranties do you offer?

Ask about a company's warranty options so you'll understand what protection you'll have once the repairs are complete. They may offer a lifetime or limited lifetime warranty that covers specific costs, such as materials, for a set period following the completion of the job.

How long will the repairs take?

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

Fixing cracks and leaks may only take a few days if no additional damage is present. Waterproofing projects can take from one day to a week, based on the scope of the work. Pier repairs commonly 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 usually remain inside your home while foundation repairs are carried out. 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 Lake Oswego home?

It's essential to contact a specialist if you believe you're currently experiencing foundation problems. However, you can also take preventative measures to shield your home's foundation from issues in the future.

Protecting your foundation when building a new home

When building a new house, discuss the foundation installation process with your contractor. Before the concrete is poured, the lot should be cleared and have fresh, level topsoil in place. Proper drainage must also be established to prevent water from pooling on or around the concrete slab. After your concrete is poured, it should cure fully. The total curing process can take up to 28 days depending on the specific products used and the width of the pour. Your contractor should adhere to the setting standards specific to your slab.

Protecting the foundation of an existing home

Conducting routine inspections is the most effective way to protect your home's foundation. When you perform these checks, it's crucial to check for any indications of breaking, cracking or shifting in or around your concrete slab. Be sure to check your walls and framings too. Similar damage to these areas can also indicate foundation damage.

Remove dirt and debris from around your foundation's base as buildup can trap moisture and encourage mold that threatens your foundation. Cut back plants against your home to allow for proper air circulation, and make sure trees and their roots are kept away from your home.

Thankfully, Lake Oswego doesn't have excessively hot summers, so heat-related concrete shrinkage isn't a big worry. But, you may want to water your foundation slab if your city experiences notably hot conditions.

As a final step, routinely clean your gutters. Gutters help decrease standing water by channeling 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.