10 best foundation repair companies in Lawrence, Kansas

Your foundation supports your home's structural integrity. If your foundation isn't solid and reliable, it can cause your house to fall to pieces, resulting in dangerous living conditions for you and your family members. Exterior cracks on or around your home are a warning sign that your foundation has issues and needs to be inspected immediately by a foundation repair professional.

The average annual rainfall of 38 inches in Lawrence can cause moisture risks for your foundation. As heavy rain hits the ground surrounding your home, the soil absorbs the water and expands. This swelling 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 problems as they don't want to take on the financial burden of foundation repair and the potentially dangerous conditions. When you're ready to put it on the market, your home's value will increase if you fix your foundation issues. Get in touch with a Lawrence foundation repair company as soon as possible if you suspect your foundation is in danger.

Find the best local foundation repair companies for you in Lawrence

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

• Visible foundation cracks: Cracks in your foundation are usually the first sign of an underlying problem. They can be detected early if you routinely inspect the concrete and support framing below and around your house.
• Loose or stuck doors: When a broken foundation shifts, spaces open in the walls, causing doors to catch when closed or not close correctly at all.
• Skewed windows or doors: If your foundation is dragging the walls away from their original location, windows and doors may become unaligned with their jambs, or separate from their frames.
• Moisture in the crawl space: Discovering mold, mildew and moisture in your crawl space usually signals future foundation issues, especially a sinking foundation.
• Cracks in walls or ceiling: Be on the lookout for diagonal cracks in your walls, especially if they start to surface more regularly. Ceiling cracks can also indicate foundation issues.
• Cracked chimney: Your foundation may be damaged if your chimney is cracked or starts to tilt.
• Uneven floors: As your foundation becomes uneven, so will your floors. They may have varying heights in different areas or seem springy as you walk on them.

What services do foundation repair companies offer?

If you're unsure of the specific problem with your foundation, a pro from a foundation repair provider in Lawrence will take a look at it and instruct you on the best solution. These technicians provide a range of typical services, such as:

• Leak repair: As leaks can have many causes, such as plumbing problems or poor water redirection, a technician's first step is to determine the cause of the leak. Then, they will repair the problem and supply waterproofing solutions.
• Crack repair: Contractors can seal cracks to prevent moisture from seeping through the soil underneath. The type of product used depends on the crack's dimensions, the location 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: Stabilization can stop further damage if your foundation has already started to sink. This process supports your foundation by keeping it in place and preventing additional movement. It won't level out your home, but it's more cost-effective and less disruptive than leveling.
• Underpinning: When your foundation is failing or you need additional space above the foundation, service providers usually offer underpinning, also known as leveling or piering. This is an in-depth procedure that involves lowering the footing onto more stable ground to add support and depth to an existing foundation. The approach requires removing soil from the area and replacing it with concrete to create a new foundation. Costs vary based on the procedure, the technical expertise required and the number of piers added.
• Waterproofing: Interior and exterior waterproofing are some of the best ways to avoid future foundation issues. Interior waterproofing diverts water that has entered your basement or crawl space with a sump pump. Exterior waterproofing blocks water from getting in at all by adding a dimple board, speed strip, moisture barrier and proper drainage, such as a footer drain. Opt for the exterior method if your basement serves as a spare room, office or living space.

Questions to ask foundation repair pros in Lawrence

The right expert is critical when maintaining your foundation. To pinpoint your best fit, ask potential foundation repair technicians 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. However, foundation repair licensing isn't provided by the state of Kansas. Instead, local cities and regional governments are in charge of maintaining licenses and certifications for contractors. If you aren’t sure if your contractor has the correct license, we recommend that you check with your 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?

Ask the contractor if they understand what is causing the problem and what they think is the ideal fix. 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. Be sure to ask about the pros and cons of each solution, so you have a thorough understanding of your choices. You can always get a second opinion from another company if you don't agree with the answer or feel they aren't being thorough enough.

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. For projects where you have to choose between different choices, make sure you ask for quotes in writing detailing everything from supplies to labor hours. Often, companies will offer quotes for free. Get a few estimates so you can compare prices. The extent of the damage is the major factor determining the overall cost of the project.

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 specialist 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?

Find out about a company's warranty options so you'll understand what coverage you'll have once the repairs are finished. 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?

Foundation repairs can take anywhere from one day to two months, with the degree of the damage largely determining the timeline.

Repairing cracks and leaks can be done in a matter of days if there isn't any other damage, while waterproofing may take anywhere from a day to a week, based on the extent of the job. A pier repair often 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?

In most cases, you can remain in your home during foundation repairs. However, if the service provider needs to cut into your flooring or ceiling, such as when adding interior supports, you may have to temporarily relocate.

How can you protect the foundation of your Lawrence home?

If you think your home has foundation problems, it's best to consult a professional. That being said, you can take preventative measures to protect your home's foundation against future issues.

Protecting your foundation when building a new home

If you're in the process of constructing a new home, have a conversation with your contractor about their methods used in foundation installation. The land should be prepared by clearing it and ensuring fresh, level topsoil is in place before the concrete is poured. You should also have adequate drainage to keep water from gathering on or around the concrete slab. Once poured, your concrete should cure fully. Based on the setting standards of the products used and the pour's thickness, the curing process may need up to 28 days.

Protecting the foundation of an existing home

Conducting regular inspections is the most reliable way to shield your home's foundation. inspect, be sure to check for signs of shifting, breaking or cracking in or around your concrete slab. Be sure to examine your walls and framings too. Similar damage to these areas can also suggest foundation damage.

Remove dirt and debris from around your foundation's base as buildup can trap moisture and encourage mold that threatens your foundation. Sufficient air circulation around your home is essential, so trim any plants growing against it. Additionally, make sure that trees and their roots are kept away from your home to prevent potential damage.

The high heat in Lawrence can cause your foundation to shrink and crack, so consider watering your concrete slab occasionally, especially during the scorching summer months.

Finally, regularly clean your gutters. Gutters help prevent standing water by guiding rainwater away from your 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.