10 best foundation repair companies in Arlington, Texas

Your foundation supports your house's stability and durability. A deteriorating foundation can cause your house to become unstable, resulting in unsafe conditions for you and your loved ones and pets. If you notice any cracks on your home's exterior, your foundation must be inspected by a licensed foundation repair technician as soon as possible.

The average annual rainfall of 35 inches in Arlington creates moisture risks for your foundation. As heavy rain soaks the ground surrounding your home, the soil absorbs the water and swells. This expanding soil base can put pressure on your foundation's concrete, possibly leading to the development of cracks and air gaps.

Buyers are also hesitant to purchase a house with foundation troubles as they don't want to deal with the cost of foundation repair and the potentially unsafe conditions. When you're ready to put it on the market, your home's market value will increase if you resolve your foundation problems. If your foundation is in jeopardy, get in touch with a foundation repair company in Arlington right away.

Find the best local foundation repair companies for you in Arlington

Look for foundation repair companies in Arlington 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 many hints your foundation needs maintenance, each with different levels of urgency.

• Visible foundation cracks: Cracks in your foundation are usually your first sign of issues and something you can catch early on if you regularly check the concrete and support framing around and under your house.
• Skewed windows or doors: If your foundation is pulling the walls away from their original position, windows and doors may become misaligned with their jambs, or separate from their frames.
• Cracks in walls or ceiling: Watch for diagonal cracks in your walls, especially if you start to see more than usual. Your foundation may also be damaged if you see cracks in the ceiling.
• Loose or stuck doors: As a compromised foundation changes position, gaps appear in the walls, causing doors to get stuck when shut or not shut properly.
• Uneven floors: An unlevel foundation will cause your floors to become unlevel. You may notice higher and lower points or feel spots that are somewhat bouncy.
• Moisture in the crawl space: Mold, mildew and moisture in your crawl space are good indicators of impending foundation issues, especially a sinking foundation.
• Cracked chimney: Your foundation may be damaged if your chimney is cracked or starts to lean.

What services do foundation repair companies offer?

Foundation repair companies perform a wide selection of services. Even if you don't know precisely what is wrong, a pro will assess your foundation and instruct you on the best solution. These are some common services offered by foundation repair experts in Arlington:

• Leak repair: As leaks can have a few different causes, such as plumbing problems or poor water redirection, a technician's first step is to identify the cause of the leak. Then, they will fix the problem and provide waterproofing solutions.
• Crack repair: Professionals can close cracks to prevent moisture from seeping through the soil underneath. Which sealant the contractor uses depends on the crack's size, the position and the angle. After cleaning the crack, a repair pro may use 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.
• Underpinning: Also referred to as leveling or piering, underpinning is an extensive technique that strengthens your foundation by lowering the footing onto more supportive ground. Professionals use this approach to increase the depth of an existing foundation. It's generally necessary when a foundation is failing or when the building's use has changed, requiring additional space either above the foundation or in 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 method, the technical specialty required and the number of piers added.
• Stabilization: If your foundation is sinking, the best service for stopping additional damage may be stabilization. This process supports your foundation, keeping it in place and stopping further movement. It's less invasive and more budget-friendly than leveling. The one drawback is that it won't level out your home.
• Waterproofing: Waterproofing is one of the best ways to prevent future issues with your foundation. Interior waterproofing permits water to come into your crawl space or basement before using a sump pump to divert it. However, exterior waterproofing stops water from entering at all by adding a dimple board, speed strip, moisture barrier and proper drainage, such as a footer drain. You will want to use the exterior method if you use your basement as a spare room, office or living space.

Questions to ask foundation repair pros in Arlington

Repairing your foundation is essential, so you need to find the right pro for the job. To pinpoint your best fit, ask potential foundation repair experts the following questions.

Is your company properly licensed and insured?

Credible foundation repair companies should possess licenses and insurance to protect you and your home. While licensing isn’t legally required in Texas, you should focus your search on pros with a contracting license, as they’ll be performing important and, often, expensive work on your home.

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

Ask the contractor if they know what is causing the problem and what they think is the best solution. If they suggest raising your slab, ask how high and what tools they will use. If the price estimate is too high, you can ask if stabilization is an option instead. To get a complete understanding of your choices, ask about the pros and cons of each technique. You can always get a second opinion from another provider if you don't like the answer or feel they aren't being detailed enough.

How much will my foundation repairs cost?

Ask potential contractors for a quote. 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 several quotes for price comparison, as most licensed experts will offer them for free. The extent of the damage is the major factor determining the overall cost of the project.

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?

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 costs, such as materials, for a specified period once the work is finished.

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. Waterproofing can take anywhere from one day to a week, based on the extent of the project. A pier repair typically 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?

While foundation repairs are being carried out, you can typically stay inside your home. You may have to leave if the contractor cuts into your floors or ceiling, such as when they're installing interior supports.

How can you protect the foundation of your Arlington home?

While you should always consult a professional if you think you have foundation issues, you can take steps to protect your home's foundation against future damage.

Protecting your foundation when building a new home

For those constructing a new home, consult with your contractor about their foundation installation process. Before pouring concrete, the land should be cleared and have fresh, level topsoil in place. Your contractor should make sure there's adequate drainage to stop water from pooling on or around the concrete slab. Once poured, your concrete needs to cure properly. The total curing process can take up to 28 days based on the specific products used and the thickness of the pour. Your contractor should comply with the setting standards specific to your slab.

Protecting the foundation of an existing home

Doing consistent inspections is the most effective way to safeguard your home's foundation. As you perform an inspection, stay alert for any breaking, cracking or shifting in the slab itself or the surrounding area. Similar damage on your walls and framings often suggests foundation damage, so don't forget to check them as well.

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

In Arlington, the intense heat can lead to foundation shrinkage and cracking. To prevent this, you should water your concrete slab from time to time, particularly during the hot summer months.

Lastly, routinely clean your gutters. Gutters channel 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.