10 best foundation repair companies in Atlanta, Georgia

The foundation plays an important role in supporting your home. If your foundation isn't sturdy and reliable, it can cause your house to deteriorate, leading to unsafe living conditions for you and your loved ones. Cracks in or around your home's exterior are a sign that something is wrong with your foundation and should be checked immediately by a foundation repair expert.

Atlanta gets an average of 50 inches of rain each year, which creates moisture risks to your foundation. When heavy rain hits the ground around your home, the soil absorbs the water and swells. The swelling soil base can put pressure on your foundation's concrete, leading to the formation of cracks and holes.

Buyers are also reluctant to purchase a house with foundation problems as they don't want to take on the expense of foundation repair and the potentially unsafe conditions. Conversely, addressing your home's foundation problems will boost its market value when you're ready to put it on the market. Find a foundation repair company in Atlanta right away when your foundation is in jeopardy.

Find the best local foundation repair companies for you in Atlanta

Look for foundation repair companies in Atlanta 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 hints your foundation needs repair, each with varying levels of urgency.

• Visible foundation cracks: Cracks in your foundation are usually your first sign of trouble and something you can catch early on if you regularly check the concrete and support framing around and under your home.
• 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: If you notice moisture, mildew and mold in your crawl space, it suggests you might have foundation issues such as a sinking foundation.
• Uneven floors: When your foundation starts to unlevel, your floors will follow suit. They may have raised and sunken areas or feel springy.
• Skewed windows or doors: Windows and doors that misalign with their jambs or separate from their frames could be a sign that your foundation is shifting the walls away from their initial position.
• Cracked chimney: If your chimney appears cracked or starts to lean, your foundation may already be compromised.
• Loose or stuck doors: As a damaged foundation changes position, gaps appear in the walls, causing doors to jam when shut or fail to close fully.

What services do foundation repair companies offer?

Foundation repair companies offer a range of services from crack repair to stabilization. Even if you don't know what precisely is wrong with your foundation, a professional will inspect it and suggest a solution. Here are some typical services they offer:

• Leak repair: First, the professional will find the cause of the leak, as it may be the result of plumbing issues or incorrect water redirection, or coming from a window, particularly in the basement. Then, the repair pro will isolate the leak, resolve the issue and provide waterproofing solutions.
• Crack repair: To prevent moisture from coming in through the soil and into your foundation, a provider can fill cracks. The type of product used is based on the crack's dimensions, location and orientation. After cleaning the crack, a repair pro may apply a silicone-based sealer that holds up to varying weather conditions without cracking or bubbling over time. Epoxy or polyurethane fillers are also possibilities.
• Stabilization: If your foundation is sinking, stabilization may be the best choice for preventing further damage. This process supports your foundation, keeping it in place and stopping any additional movement. It's more cost-effective and less invasive than leveling. The one disadvantage is that it will not level out your house.
• Underpinning: Underpinning, also known as leveling or piering, is a comprehensive process that adds strength to your foundation by lowering the footing onto more supportive ground. Professionals use this approach to add depth to a preexisting foundation. It's often used 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 technical skill required, the number of piers added and the process.
• Waterproofing: One of the best ways to avert future issues with your foundation is waterproofing. Interior waterproofing uses a sump pump to divert water that has entered your crawl space or basement. Exterior waterproofing uses a moisture barrier, speed strip, dimple board and proper drainage, such as a footer drain to prevent water from getting in at all. If you use your basement as a spare room, office or living space, you will want to choose the exterior method.

Questions to ask foundation repair pros in Atlanta

Ask potential foundation repair technicians the following questions to find the ideal fit for your project.

Is your company properly licensed and insured?

Credible foundation repair companies should have licenses and insurance to safeguard you and your home. Georgia foundation repair professionals can carry one or more of several specialty licenses and certifications from the State Licensing Board for Residential and General Contractors. Specialty licenses include jobs such as concrete work, grading, and masonry. If you aren’t sure if your contractor has the correct license, check with your state’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 evaluating a contractor, ask if they can identify the cause of the problem and what they believe is the right remedy. If they think raising your slab is the best option, 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. To get a thorough understanding of your choices, ask about the pros and cons of each solution. Get a second opinion if you don't like the answer or think they aren't being thorough enough.

How much will my foundation repairs cost?

Get a quote from the repair expert 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 several alternatives. Often, contractors will offer estimates for free. Get more than one estimates so you can compare prices. The overall foundation repair cost varies based on the severity of your foundation issues and how far the problem reaches.

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 discount if you pay in cash.

What kinds of warranties do you offer?

Ask what warranties the foundation repair 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 specific costs, such as materials used, for a specific number of years after the job 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.

Fixing cracks and leaks can be finished in a matter of days if there isn't any additional damage, while waterproofing may take anywhere from a day to a week, depending on the extent of the job. A pier repair usually requires three to four weeks, while underpinning takes 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 being carried out. You may have to leave 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 Atlanta home?

It's essential to consult 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 constructing a new home, discuss the foundation installation process with your foundation expert. Your contractor will place fresh, level topsoil over the cleared area before concrete is poured for the foundation. Adequate drainage must also be established to prevent water from pooling on or around the concrete slab. Proper curing of your concrete is essential once it's poured. Based on the setting standards of the material used and the pour's width, the curing process may need up to 28 days.

Protecting the foundation of an existing home

Doing routine inspections is the easiest way to shield your home's foundation. During an inspection, keep an eye out for any shifting, breaking or cracking in or around your concrete slab. Examine your walls and framings for similar types of damage, as these often suggest foundation issues.

Keep your foundation free from dirt and debris buildup since it can trap 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 stay at a safe distance from your home's foundation.

The summers in Atlanta 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, you should water your concrete slab to help it keep hydrated.

As a final step, make sure to perform routine gutter cleanings. Gutters help stop water damage by channeling rainwater away from your foundation and siding, where it can build up.

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.