10 best foundation repair companies in Madison Heights, Michigan

The foundation is the most important part of your house. A compromised foundation can cause your house to crumble, creating unsafe conditions for you and your family. Cracks in or around your home's exterior are a big clue that something is wrong with your foundation and should be examined immediately by a foundation repair professional.

Madison Heights gets an average of 32 inches of rain each year, which can cause moisture risks to your foundation. When heavy rain pools 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 air gaps.

Not only do foundation problems make your home unsafe, but they also make it harder to sell. Prospective buyers are reluctant to deal with the financial burden of foundation repair or related issues. When you're ready to put it on the market, your home's market value will increase if you address your foundation problems. If your foundation is in jeopardy, get in touch with a foundation repair company in Madison Heights right away.

Find the best local foundation repair companies for you in Madison Heights

Look for foundation repair companies in Madison Heights 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 hints your foundation needs repair. Some are more urgent than others.

• Visible foundation cracks: The first sign of an issue with your foundation is cracking, which you can spot early on by routinely checking the concrete and support framing under and around your house.
• Uneven floors: As your foundation becomes unlevel, so will your floors. They may have varying heights in different areas or seem springy as you walk on them.
• Cracked chimney: If your chimney appears cracked or starts to lean, your foundation may already be compromised.
• Moisture in the crawl space: The presence of mildew, mold and moisture in your crawl space commonly indicates future foundation troubles, including a sinking foundation.
• 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: If your foundation is dragging the walls away from their original location, windows and doors may become misaligned with their jambs, or separate from their frames.
• Loose or stuck doors: Gaps develop in the walls when a compromised foundation shifts, resulting in doors that catch when shut or fail to close properly.

What services do foundation repair companies offer?

Foundation repair pros in Madison Heights offer a range of services. Even if you're unsure of what the particular issue is, a pro will take a look at your foundation and suggest a solution. Here are some common services they offer:

• Leak repair: The professional's first step is to locate the cause of the leak. It could be coming from a window, particularly in the basement, or the result of plumbing problems or improper water redirection. Once they find the cause, the repair specialist will isolate the leak, resolve the issue and give you waterproofing solutions.
• Crack repair: To prevent moisture from rising through the soil and into your foundation, a service provider can close cracks. Which sealant the contractor uses is based on the crack's orientation, dimensions and location. After cleaning out 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 strong choices.
• Underpinning: When your foundation is failing or you need additional space above the foundation, service providers generally offer underpinning, also known as leveling or piering. This is an extensive technique that involves lowering the footing onto more supportive ground to add support and depth to an existing foundation. The technique requires removing soil from the area and replacing it with concrete to create a new foundation. Costs vary based on the technical expertise required, the number of piers added and the procedure.
• Stabilization: Stabilization can stop further damage if your foundation has already started to sink. This technique supports your foundation by maintaining its position and preventing additional movement. It won't level out your home, but it's more economical and less disruptive than leveling.
• Waterproofing: Among the most effective methods to avoid 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 dimple board, moisture barrier, speed strip and proper drainage, such as a footer drain to stop water from getting in 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 Madison Heights

Maintaining your foundation is critical, so to make sure you get the best fit for your foundation repair project, ask experts you're vetting 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. 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?

To ensure a foundation repair company is the right fit, ask if they understand the source of the problem and what they think is the right solution. If raising your slab is the fix they suggest, ask what tools they'll need for the job and how high they'll raise it. You can also ask if stabilization is a possibility if the price estimate is too high. Be sure to ask about the pros and cons of each solution, so you have a thorough understanding of your choices. A second opinion is always an option if you don't like the answer or feel like they aren't being detailed enough.

How much will my foundation repairs cost?

Get a quote 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 time on site. Often, professionals will offer estimates for free. Get more than one quotes so you can compare prices. The severity of the damage is the major factor determining the overall cost of the project.

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 installment 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 should have once the repairs are complete. 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 complete.

How long will the repairs take?

Foundation repair timelines can vary significantly, from one day to as long as two months based on the extent of the damage.

Crack and leak repairs can take a few days to fix if there isn't further damage. Sealing can take anywhere from one day to a week, depending on the extent of the project. A pier repair often 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?

Foundation repair projects are usually safe and unintrusive enough that you can comfortably remain inside your home throughout the project. You may have to leave or relocate if the technician has to cut into your floor or ceiling, which is usually only needed for bigger jobs such as installing interior supports.

How can you protect the foundation of your Madison Heights home?

If you think your home has foundation damage, it's best to speak with a professional. That being said, you can take preventative measures to prevent future damage.

Protecting your foundation when building a new home

For those building a new house, talk with your contractor about their foundation installation process. 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 proper drainage to keep water from accumulating on or around the concrete slab. Proper curing of your concrete is essential after it's poured. Your service professional should 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

To protect your home's foundation, perform regular inspections. As you perform these inspections, be vigilant for any shifting, breaking or cracking in or near the slab. Similar damage on your walls and framings often points to foundation trouble, so don't forget to check them as well.

Clean off dirt and debris from around your foundation's base as buildup can trap moisture and facilitate mold that threatens your foundation. Prune plants against your home to allow for adequate air circulation, and make sure trees and their roots are kept at a safe distance from your home.

The relatively mild summers in Madison Heights mean that you don't have to be too worried about concrete shrinkage due to heat. Nevertheless, consider watering your concrete slab during a heat wave to ensure it stays moist.

Finally, regularly clean your gutters. Gutters redirect rainwater away from your foundation and siding, stopping pooling 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.