10 best foundation repair companies in West Milford, New Jersey

The foundation is the most important part of your home's structure. A compromised foundation can cause your house to start to collapse, leading to unsafe conditions for you and your family. If you notice any cracks on your home's exterior, your foundation must be inspected by an expert foundation repair technician immediately.

West Milford gets an average of 51 inches of rain each year, which introduces moisture risks to your foundation. When heavy rain soaks the ground around your home, the soil absorbs the water and expands. The expanding soil base can put pressure on your foundation's concrete, leading to the formation of cracks and gaps.

Not only do foundation issues make your home dangerous, but they also make it harder to sell. Prospective buyers are hesitant to take on the expense of foundation repair or related issues. Conversely, resolving your home's foundation issues will boost its market value when it comes time to sell. If your foundation is in jeopardy, locate a foundation repair company in West Milford immediately.

Find the best local foundation repair companies for you in West Milford

Look for foundation repair companies in West Milford 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 a range of clues your foundation needs repair. Some are more urgent than others.

• Visible foundation cracks: Cracks in your foundation are commonly the first sign of a larger problem. They can be detected early if you routinely inspect the concrete and support framing under and around your house.
• 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.
• Cracked chimney: If your chimney appears cracked or starts to lean, your foundation may already be failing.
• Skewed windows or doors: Windows and doors that misalign with their jambs or detach from their frames could be a sign that your foundation is pulling the walls away from their initial position.
• Moisture in the crawl space: Discovering moisture, mold and mildew in your crawl space can be a strong signal of future foundation problems, such as a sinking foundation.
• Cracks in walls or ceiling: Watch for diagonal cracks in your walls, particularly if you start to see more than usual. Your foundation may also be damaged if you find cracks in the ceiling.
• Loose or stuck doors: Gaps form in the walls when a failing foundation shifts, resulting in doors that jam when closed or not close properly at all.

What services do foundation repair companies offer?

If you're unsure of the specific problem with your foundation, a professional from a foundation repair provider in West Milford will inspect it and advise you on the best solution. These technicians offer a variety of common services, such as:

• Leak repair: As leaks can have a few different causes, such as plumbing problems or poor water redirection, a service professional's first step is to determine the cause of the leak. Then, they will resolve the issue and provide waterproofing solutions.
• Crack repair: Professionals can fill cracks to prevent moisture from rising through the soil underneath. The type of product used depends on the dimensions of the crack, the position and the orientation. After cleaning out the crack, a repair pro may apply 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: Stabilization can stop further damage if your foundation has already started to sink. This technique supports your foundation by maintaining its position and stopping additional movement. It won't level out your house, but it's more economical and less invasive than leveling.
• Underpinning: Underpinning, also known as leveling or piering, is an extensive procedure that adds strength to your foundation by lowering the footing onto more stable ground. Experts use this method to add depth to a preexisting foundation. It's generally used 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 a basement. Soil is removed from the area and replaced by concrete, creating a brand-new foundation. Costs vary based on the process, the number of piers added and the technical skill required.
• Waterproofing: Interior and exterior waterproofing are some of the best ways to stop future foundation issues. Interior waterproofing redirects water that has come into your basement or crawl space with a sump pump. Exterior waterproofing blocks water from getting in at all through a dimple board, moisture barrier, 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 West Milford

Ask potential foundation repair experts the following questions to find the right fit for your project.

Is your company properly licensed and insured?

Trustworthy foundation repair companies must be insured and licensed to protect you and your property. A Home Repair Contractor License from the New Jersey Department of Banking and Insurance is required for foundation repair professionals working in New Jersey. They must also be registered with the Division of Consumer Affairs.

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

Find out if the foundation repair company knows what is causing the problem and what they think is the best fix. If they think raising your slab is the best option, 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 comprehensive understanding of your choices, ask about the pros and cons of each method. You can always ask for a second opinion from a different provider if you don't agree with the answer or feel they aren't being detailed enough.

How much will my foundation repairs cost?

Ask for an estimate of how much the repairs will cost. For projects where you have to choose between multiple options, make sure you ask for quotes in writing detailing everything from materials to time on site. We recommend getting a few quotes for price comparison, as most respectable providers will offer them for free. How much your foundation repair project will cost varies based on the severity of your foundation issues and how far the problem has spread.

Do you offer financing options?

Your service provider may offer installment 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 group that has financing plans available.

What kinds of warranties do you offer?

Ask what warranties the company offers so you know what kind of coverage you'll have once the repairs are finished. They may offer a lifetime or limited lifetime warranty, covering particular 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 extent of the damage largely determining the timeline.

Crack and leak repairs can take a few days to fix if there isn't additional damage. Sealing can take anywhere from one day to a week, depending on the extent of the project. A pier repair commonly takes three to four weeks, while underpinning can take 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 carried out. You may have to relocate if the contractor has to cut into your floors or ceiling, such as for installing interior supports.

How can you protect the foundation of your West Milford home?

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

Protecting your foundation when building a new home

If you're building a new house, ask your contractor about their foundation installation process. The land should be prepared by clearing it and ensuring fresh, level topsoil is spread over the ground before the concrete is poured. Your contractor should make sure there's adequate drainage to stop water from gathering on or around the concrete slab. Once poured, your concrete needs to cure fully. Based on the setting standards of the material used and the pour's width, the curing process may require up to 28 days.

Protecting the foundation of an existing home

Routine inspections are the best way to safeguard your home's foundation. During these inspections, check for signs of breaking, shifting or cracking in or around your concrete slab. Check your walls and framings for similar damage, as these frequently point to foundation damage.

Keep your foundation free from dirt and debris buildup since it can hold moisture and cause mold growth. 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 summers in West Milford are fairly gentle, so you shouldn’t need to worry about heat-related concrete shrinkage too much. But, if your area experiences a particularly hot summer, consider watering your concrete slab to help it retain moisture.

Lastly, keep your gutters clean. Gutters help cut down on 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.