10 best foundation repair companies in Livonia, Michigan

Your foundation supports your home's structural integrity. A deteriorating foundation can cause your house to deteriorate, leading to dangerous conditions for you and your family and pets. Cracks in or around your home's exterior are an indicator that something is wrong with your foundation and should be inspected immediately by a foundation repair expert.

Your foundation in Livonia may face moisture-related risks due to the area's high average rainfall of 33 inches each year. Heavy rain hitting the ground around your home causes the soil to absorb water and swell, which can put pressure on your foundation's concrete. The pressure from this expanding soil base can result in the formation of cracks and air gaps.

Buyers are also hesitant to purchase a house with foundation issues as they don't want to deal with the financial burden of foundation repair and the potentially dangerous conditions. Your home's market value will rise when it comes time to sell if you fix your foundation problems. If your foundation is in danger, contact a foundation repair company in Livonia right away.

Find the best local foundation repair companies for you in Livonia

Look for foundation repair companies in Livonia 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 their own level of urgency.

• Visible foundation cracks: Cracks in your foundation are commonly your first sign of issues and something you can catch early on if you routinely check the concrete and support framing under and around your house.
• Cracks in walls or ceiling: Keep an eye out for diagonal cracks in your walls, especially if they begin to pop up more frequently. Ceiling cracks can also indicate foundation issues.
• Skewed windows or doors: Windows and doors can become misaligned with their jambs or detach from their frames when your foundation pulls the walls away from their initial position.
• Uneven floors: When your foundation starts to shift and become uneven, your floors will too. They may have uneven sections or feel springy.
• Cracked chimney: Your foundation may be in need of repair if your chimney is cracked or starts to lean.
• Loose or stuck doors: Gaps appear in the walls when a damaged foundation moves, resulting in doors that catch when closed or not close fully.
• Moisture in the crawl space: Finding mildew, moisture and mold in your crawl space commonly indicates future foundation problems, especially a sinking foundation.

What services do foundation repair companies offer?

Foundation repair companies provide a wide selection of services. Even if you don't know exactly what is wrong, a professional will take a look at your foundation and advise you on the best solution. These are some typical services offered by foundation repair experts in Livonia:

• Leak repair: First, the technician will determine the cause of the leak, as it may be the result of incorrect water redirection or plumbing issues, or coming from a window, especially in the basement. Then, the repair professional will isolate the leak, repair the issue and offer waterproofing solutions.
• Crack repair: Sealing cracks prevents moisture from rising through the soil underneath. The crack's position, size and angle determine the type of sealant used. After cleaning out the crack, the repair pro may use a silicone-based sealer that doesn't crack or bubble over time from temperature fluctuations, or an epoxy or polyurethane filler.
• Stabilization: If your foundation is sinking and you're looking for a solution that's more economical and less invasive than leveling, stabilization might be the best choice. This service supports your foundation, maintaining its position and stopping any additional movement or damage to your foundation. The only disadvantage is that it will not level out your home.
• Underpinning: Underpinning, also known as leveling or piering, is a comprehensive process that adds strength to your foundation by lowering the footing onto more stable ground. Service providers use this method to add depth to a preexisting foundation. It's usually required 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 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 technical skill required and the number of piers added.
• Waterproofing: One of the best ways to avert future issues with your foundation is waterproofing. Interior waterproofing uses a sump pump to channel water that has entered your crawl space or basement. Exterior waterproofing uses a speed strip, dimple board, moisture barrier and proper drainage, such as a footer drain to prevent water from entering at all. If you use your basement as a spare room, office or living space, you will want to opt for the exterior method.

Questions to ask foundation repair pros in Livonia

Ask potential foundation repair experts the following questions to get the best fit for your needs.

Is your company properly licensed and insured?

Credible foundation repair companies should possess licenses and insurance to safeguard you and your home. Foundation repair professionals working in Michigan must be licensed by the Michigan Licensing and Regulatory Affairs Department. They're required to have either a Residential Builder License or Residential Maintenance and Alteration Contractor License.

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

Ask the foundation repair company if they know what is causing the problem and what they think is the right remedy. If they think raising your slab is the best course of action, ask what tools they'll need for the job and how high they'll raise it. You can also ask if stabilization is an effective alternative if the price estimate is too high. Discuss the possible solutions with your repair provider to make sure you have a complete understanding of the pros and cons of each. If you don't like the answer or don't think they are being thorough enough, you can always get a second opinion from another company.

How much will my foundation repairs cost?

Get an estimate from the repair expert you're vetting to determine how much the service 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. We recommend getting more than one quotes for price comparison, as most trusted providers 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 service provider may offer installment plans or a discount 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?

Talk with your foundation repair company 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 defined period once the work is completed.

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 done in a matter of days if there isn't any other damage, while waterproofing may last anywhere from a day to a week, based on the extent of the job. A pier repair commonly 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?

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

How can you protect the foundation of your Livonia home?

If you think your home has foundation problems, it's best to speak with a professional. That being said, you can be proactive with certain strategies to prevent future damage.

Protecting your foundation when building a new home

When building a new house, discuss the foundation installation process with your contractor. The land should be prepared by clearing it and ensuring fresh, level topsoil is in place before your foundation professional pours the concrete. Your contractor should make sure there's adequate drainage to stop water from pooling on or around the concrete slab. The concrete has to cure fully after it's poured. Your foundation expert must follow the setting standards for the material used and the thickness of the pour, which may take up to 28 days.

Protecting the foundation of an existing home

The best approach to shield your foundation from future damage is through regular inspections. inspect, be sure to keep an eye out for any indications of breaking, shifting or cracking in or around your concrete slab. Similar damage on your walls and framings often suggests foundation trouble, so don't forget to check them too.

Clear away dirt and debris from around your foundation's base as buildup can trap moisture and lead to mold that threatens your foundation. Cut back plants against your home to allow for adequate air circulation, and ensure trees and their roots are kept at a safe distance from your home.

The summers in Livonia are fairly gentle, so you shouldn’t need to worry about concrete shrinkage due to heat too much. But, if your area experiences a very hot season, you should water your concrete slab to help it retain moisture.

As a final step, keep your gutters clean. Gutters help prevent standing water by guiding rainwater away from your home'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.