10 best foundation repair companies in Millburn, New Jersey

Your foundation supports your house's structural integrity. A compromised foundation can cause your house to deteriorate, creating dangerous conditions for you and your family and pets. Cracks in or around the outside of your home are a clear sign of foundation problems that need immediate examination from a foundation repair professional.

Your foundation in Millburn may face moisture-related risks due to the area's high average rainfall of 49 inches each year. Heavy rain continuously falling around your home causes the soil to absorb water and swell, which can put pressure on your foundation's concrete. The pressure from this swelling soil base can result in the formation of cracks and holes.

Not only do foundation problems make your home dangerous, but they also make it harder to sell. Prospective buyers are reluctant to take on the expense of foundation repair or related issues. When you decide to sell, your home's value will rise if you address your foundation issues. Locate a Millburn foundation repair company immediately if you suspect your foundation is in jeopardy.

Find the best local foundation repair companies for you in Millburn

Look for foundation repair companies in Millburn 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's a range of warning signs that can point to your foundation needing maintenance, each associated with a different level of severity.

• Visible foundation cracks: Cracks in your foundation are often the first indication of trouble. You can catch them early if you regularly check the concrete and support framing under and around your house.
• Cracks in walls or ceiling: Be on the lookout for diagonal cracks in your walls, especially if they start to appear more regularly. Ceiling cracks can also indicate foundation issues.
• Skewed windows or doors: Windows and doors that misalign with their jambs or pull apart from their frames could be a sign that your foundation is dragging the walls away from their initial position.
• Moisture in the crawl space: Mold, mildew and moisture in your crawl space are clear indicators of impending foundation issues, especially a sinking foundation.
• Uneven floors: When your foundation starts to unlevel, your floors will follow suit. They may have high and low spots or feel elastic.
• Cracked chimney: Your foundation may be in need of repair if your chimney is cracked or starts to tilt.
• Loose or stuck doors: Gaps develop in the walls when a damaged foundation shifts, resulting in doors that stick when shut or fail to close properly.

What services do foundation repair companies offer?

Foundation repair professionals in Millburn provide a range of services. Even if you're unsure of what the specific issue is, a professional will inspect your foundation and recommend a solution. Here are some typical services they offer:

• Leak repair: The service professional's first step is to identify the cause of the leak. It could be coming from a window, particularly in the basement, or the result of improper water redirection or plumbing problems. Once they find the cause, the repair pro will isolate the leak, resolve the issue and give you waterproofing solutions.
• Crack repair: To prevent moisture from coming in through the soil and into your foundation, a professional can seal cracks. Which sealant the technician uses is based on the crack's location, dimensions and orientation. After cleaning the crack, a repair pro may apply a silicone-based sealer that endures varying weather conditions without cracking or bubbling over time. Epoxy or polyurethane fillers are also good options.
• 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, keeping it in place and stopping any additional movement or damage to your foundation. The one disadvantage is that it will not level out your house.
• Underpinning: Also referred to as leveling or piering, underpinning is a heavily involved procedure that strengthens your foundation by lowering the footing onto more supportive ground. Experts use this method to increase the depth of an existing foundation. It's usually needed when a foundation is failing or when the building's use has changed, requiring additional space either above the foundation or as a basement. The process involves removing soil from the area and replacing it with concrete to create a new foundation. Costs vary depending on the method, the number of piers added and the technical specialty required.
• Waterproofing: Among the most effective methods to prevent 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 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 Millburn

Ask potential foundation repair professionals the following questions to hire the right fit for your needs.

Is your company properly licensed and insured?

Reputable foundation repair companies should be licensed and insured to safeguard you and your home. A Home Repair Contractor License from the New Jersey Department of Banking and Insurance is required for foundation repair professionals working in New Jersey. They must also be registered with the Division of Consumer Affairs.

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

To ensure a service provider is the right fit, ask if they understand the source of the problem and what they think is the ideal fix. If they suggest 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. Discuss the possible solutions with your repair pro to make sure you have a thorough understanding of the advantages and disadvantages of each. You can always ask for a second opinion from a different company if you don't like the answer or feel they aren't being detailed enough.

How much will my foundation repairs cost?

Ask for a quote of how much the repairs will cost. Make sure you get quotes in writing that detail everything from materials to labor hours, especially if there are several alternatives. We recommend getting more than one estimates for price comparison, as most reputable professionals 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 payment plans or a discount if you pay in cash. Check with your repair provider 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?

Discuss a company's warranty options so you'll understand what protection you'll have once the repairs are finished. They may provide a lifetime or limited lifetime warranty that covers specific expenses, such as materials, for a set period following the completion of the job.

How long will the repairs take?

How long foundation repair will take is influenced by the severity of the damage, but projects generally vary from one day to two months.

In the absence of additional issues, crack and leak repairs may be completed within a couple of days, while waterproofing projects can fluctuate between one day and a week, based on the scale of the job. Expect pier repairs to take three to four weeks, and underpinning to require four to six weeks.

Can I remain in my home while foundation repairs are being completed?

You can often remain inside your home while foundation repairs are underway. You may have to relocate if the service provider cuts into your floors or ceiling, such as when installing interior supports.

How can you protect the foundation of your Millburn home?

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

Protecting your foundation when building a new home

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

Protecting the foundation of an existing home

Routine inspections are the most effective way to safeguard your home's foundation. During an inspection, keep an eye out for any shifting, breaking or cracking in or around your concrete slab. Make sure you check your walls and framings too. Similar damage to these areas can also indicate foundation damage.

Keep your foundation free from dirt and debris as it can hold moisture and cause mold growth. Trim plants against your home to allow for adequate air circulation, and ensure trees and their roots are kept away from your home.

Concrete shrinkage due to heat is not a big issue in Millburn because the summers are fairly gentle. Although, if your area goes through an extreme heat wave, consider watering your concrete slab to keep it hydrated.

Finally, make sure to do routine gutter cleanings. Gutters guide rainwater away from your home's foundation and siding, stopping water accumulation 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.