10 best foundation repair companies in Rochester Hills, Michigan

The foundation plays a key role in supporting your home. Without a robust foundation, everything in your home can fall to pieces, creating unsafe living conditions for you and your loved ones. Cracks in or around the outside of your home are a clear sign of foundation problems that require quick action from a foundation repair professional.

Built-up groundwater that freezes and solidifies can cause foundations in Rochester Hills to shift and crack.

Buyers are also hesitant to purchase a home with foundation issues as they don't want to take on the financial burden of foundation repair and the potentially unsafe conditions. When you decide to sell, your home's value will increase if you address your foundation issues. Reach out to a foundation repair company in Rochester Hills right away when your foundation is in danger.

Find the best local foundation repair companies for you in Rochester Hills

Look for foundation repair companies in Rochester Hills 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 importance.

• Visible foundation cracks: The first sign of a problem with your foundation is cracking, which you can spot early on by regularly checking the concrete and support framing below and around your house.
• Loose or stuck doors: When a broken foundation tilts, spaces form in the walls, causing doors to catch when closed or not shut properly.
• Moisture in the crawl space: If you notice moisture, mildew and mold in your crawl space, it indicates you might have foundation issues such as a sinking foundation.
• Cracked chimney: If your chimney appears cracked or starts to tilt, your foundation may already be failing.
• Cracks in walls or ceiling: Keep an eye out for diagonal cracks in your walls, especially if they begin to appear more frequently. Ceiling cracks can also indicate foundation damage.
• Uneven floors: When your foundation starts to shift and become uneven, your floors will too. They may have high and low spots or feel springy.
• Skewed windows or doors: Windows and doors that become unaligned with their jambs or separate from their frames could be a sign that your foundation is shifting the walls away from their initial position.

What services do foundation repair companies offer?

If you're unsure of the specific issue with your foundation, a pro from a foundation repair provider in Rochester Hills will inspect it and advise you on the best solution. These pros offer a range of typical services, such as:

• Leak repair: As leaks can have many causes, such as plumbing problems or poor water redirection, a provider's first step is to identify the cause of the leak. Then, they will resolve the problem and give you waterproofing solutions.
• Crack repair: To prevent moisture from coming in through the soil and into your foundation, a contractor can close cracks. The type of product used is based on the crack's dimensions, orientation and location. 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 and you're looking for a solution that's more economical and less invasive than leveling, stabilization might be the best choice. This technique supports your foundation, keeping it in place and preventing any additional movement or damage to your foundation. The only downside is that it will not level out your home.
• Underpinning: When your foundation is failing or you need additional space above the foundation, service providers usually perform underpinning, also known as leveling or piering. This is a complex technique 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 number of piers added, the technical expertise required and the procedure.
• Waterproofing: Waterproofing is among the most effective ways to avert future issues with your foundation. Interior waterproofing enables water to access your crawl space or basement before using a sump pump to redirect it. However, exterior waterproofing stops water from getting in at all by adding a dimple board, moisture barrier, speed strip and proper drainage, such as a footer drain. You will want to choose the exterior method if you use your basement as a spare room, office or living space.

Questions to ask foundation repair pros in Rochester Hills

Fixing your foundation is essential, so you need to find the right expert for the job. To determine your best fit, ask potential foundation repair professionals the following questions.

Is your company properly licensed and insured?

Credible foundation repair companies should have 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?

When considering a service provider, ask if they understand the cause of the problem and what they believe is the ideal solution. If they suggest raising your slab, ask how high and what tools they will use. If the estimated cost 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. Get a second opinion if you don't like the answer or think they aren't being detailed enough.

How much will my foundation repairs cost?

Ask for an estimate of how much the repairs will cost you. Make sure you get quotes in writing that detail everything from materials to time on site, especially if there are several alternatives. Often, professionals will offer quotes for free. Get several estimates so you can compare prices. The overall foundation repair cost depends 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 contractor directly or third-party groups that partner with them. Check for payment plans or a discount if you pay in cash.

What kinds of warranties do you offer?

Ask about a company's warranty options so you'll understand what protection you'll have once the repairs are finished. They may offer a lifetime or limited lifetime warranty that covers specific costs, such as materials, for a fixed 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.

Crack and leak repairs can take a couple of 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 usually 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?

You can usually remain inside your home while foundation repairs are carried out. You may have to stay elsewhere if the technician cuts into your floors or ceiling, such as for installing interior supports.

How can you protect the foundation of your Rochester Hills home?

Although consulting an expert is critical if you suspect you have foundation problems, there are preventative solutions you can take to better safeguard your home's foundation from future damage.

Protecting your foundation when building a new home

If you're building a new house, ask your contractor about their foundation installation process. Before pouring concrete, the lot should be cleared and have fresh, level topsoil in place. Your contractor should make sure there's adequate drainage to stop water from accumulating on or around the concrete slab. Proper curing of your concrete is essential once it's poured. Your contractor should 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

Regular inspections are the best way to safeguard your home's foundation. As you inspect, look out for signs of cracking, shifting or breaking in or around your concrete slab. Examine your walls and framings for similar damage, as these frequently signal foundation damage.

Keep your foundation free from dirt and debris buildup because it can trap moisture and cause mold growth. Adequate 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 summers in Rochester Hills are moderately warm, 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 may want to water your concrete slab to help it retain moisture.

Finally, keep your gutters clean. Gutters help stop water damage by guiding rainwater away from your home's 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.