10 best foundation repair companies in Middletown, Delaware

Your foundation supports your house's structural integrity. Without a sturdy foundation, everything in your house can fall apart, creating dangerous living conditions for you and your loved ones. If you notice any cracks on your home's exterior, your foundation must be examined by a skilled foundation repair technician urgently.

The freezing temperatures in Middletown make foundations in the area prone to moving and breaking when built-up groundwater freezes.

Buyers are also reluctant to purchase a home with foundation problems as they don't want to deal with the cost of foundation repair and the potentially dangerous conditions. Conversely, resolving your home's foundation problems will increase its value when it comes time to sell. Contact a foundation repair company in Middletown as soon as possible when your foundation is in jeopardy.

Find the best local foundation repair companies for you in Middletown

Look for foundation repair companies in Middletown 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. Some are more urgent than others.

• Visible foundation cracks: Cracks in your foundation are usually the first indication of trouble. You can catch them early if you routinely check the concrete and support framing under and around your home.
• Uneven floors: When your foundation starts to unlevel, your floors will too. They may have uneven sections or feel springy.
• 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 suggest foundation issues.
• Loose or stuck doors: When a damaged foundation tilts, spaces open in the walls, causing doors to stick when closed or not close properly at all.
• Skewed windows or doors: A shifting foundation can cause your walls to move, leading to your doors or windows detaching from their frames or becoming misaligned with their jambs.
• Moisture in the crawl space: The presence of mold, mildew and moisture in your crawl space often points to future foundation troubles, such as a sinking foundation.
• Cracked chimney: If your chimney appears fractured or starts to lean, your foundation may already be compromised.

What services do foundation repair companies offer?

Foundation repair experts in Middletown perform a variety of services. Even if you're unsure of what the specific issue is, a pro will take a look at your foundation and suggest a solution. Here are some typical services they offer:

• Leak repair: As leaks can have many causes, such as plumbing problems or poor water redirection, a professional's first step is to locate the cause of the leak. Then, they will fix the problem and give you waterproofing solutions.
• Crack repair: Professionals can seal cracks to prevent moisture from coming in through the soil underneath. Which sealant the technician uses depends on the crack's dimensions, the position and the orientation. After cleaning the crack, a repair pro may apply 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.
• Stabilization: If your foundation is sinking and you're looking for a solution that's more budget-friendly and less disruptive than leveling, stabilization might be the best choice. This approach supports your foundation, maintaining its position and preventing any additional movement or damage to your foundation. The one disadvantage is that it will not level out your home.
• Underpinning: Underpinning, also known as leveling or piering, is a heavily involved process that adds strength to your foundation by lowering the footing onto more stable ground. Professionals use this approach to add depth to a preexisting foundation. It's often 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 as a basement. Soil is removed from the area and replaced by concrete, creating a brand-new foundation. Costs vary based on the technical skill required, the number of piers added and the process.
• Waterproofing: Waterproofing is one of the best ways to prevent future issues with your foundation. Interior waterproofing enables water to enter your crawl space or basement before using a sump pump to redirect it. However, exterior waterproofing prevents water from getting in 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 Middletown

The right professional is essential when maintaining your foundation. To determine your best fit, ask potential foundation repair experts 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. While state licensing isn’t legally required for foundation repair professionals in Delaware, you should focus your search on pros with a contracting license, as they’ll be performing important and, often, expensive work on your home. You should also check with your local county or city licensing board to see if there are area-specific requirements for these companies.

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

Find out if the contractor can identify what is causing the problem and what they think is the ideal solution. If they recommend raising your slab, ask how high and what tools they will use. If the quoted price is too high, you can ask if stabilization is a possibility instead. Discuss the possible solutions with your repair pro to make sure you have a comprehensive understanding of the benefits and drawbacks of each. Get a second opinion if you don't like the answer or feel like they aren't being thorough enough.

How much will my foundation repairs cost?

Ask for a quote of how much the repairs will cost you. Make sure you get quotes in writing that break down everything from supplies to time on site, especially if there are different options. Most trusted companies will give you a free estimate, and it's a good idea to get a few for price comparison. The severity of the damage is the major factor that will determine the overall cost of the project.

Do you offer financing options?

Your service provider may offer payment plans or a percentage off if you pay in cash. Check with your repair professional to see if they offer financing directly, or if they partner with a third-party company that has financing plans available.

What kinds of warranties do you offer?

Ask about a company's warranty options so you'll know what protection you'll have once the repairs are complete. They may provide 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 severity of the damage significantly influences how long a foundation repair job will take, but projects typically last between one and two months depending on the service.

Fixing cracks and leaks may only take a few days if no additional damage is present. Waterproofing projects can span one day to a week, based 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?

You can typically 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 when installing interior supports.

How can you protect the foundation of your Middletown home?

Although seeking advice from an expert is essential 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

For those constructing a new home, talk with your contractor about their foundation installation process. Your contractor will place fresh, level topsoil over the cleared ground before concrete is poured for the foundation. You should also have adequate drainage to keep water from gathering on or around the concrete slab. The concrete needs to cure fully after it's poured. The total curing process can take up to 28 days depending on the specific products used and the thickness of the pour. Your foundation expert should comply with the setting standards specific to your slab.

Protecting the foundation of an existing home

Regular inspections are the best way to protect your home's foundation. As you inspect, keep an eye out for any cracking, shifting or breaking in or around your concrete slab. Be sure to check your walls and framings too. Similar damage to these areas can also signal foundation trouble.

Remove dirt and debris from around your foundation's base as buildup can trap moisture and breed mold that threatens your foundation. To promote sufficient air circulation, trim plants that are growing against your home, and ensure that trees and their roots keep at a safe distance from your home's foundation.

The fairly mild summers in Middletown mean that you don't have to be too concerned about concrete shrinkage due to heat. But, consider watering your concrete slab during a very hot season to keep it hydrated.

Lastly, don't forget to do routine gutter cleanings. Gutters redirect rainwater away from your foundation and siding, stopping standing water that can cause 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.