Cracking, crumbling, and tumbling foundations are nothing short of terrifying. When homeowners first see the signs of foundation trouble, they often panic and allow the first contractor they contact to talk them into their services. But it doesn’t have to be that way. The truth is that a foundation repair is rarely a small financial decision. Smart homeowners should ask questions and shop for quotes to find the best foundation repair companies nearby. This guide will detail the top considerations homeowners will want to keep in mind so they know what to ask and who to choose. Just ahead is a curated list of some of the top-rated foundation repair companies to help with the shopping process.
- BEST OVERALL: Basement Systems
- RUNNER-UP: Ram Jack
- BEST WARRANTY: Olshan Foundation Solutions
- BEST AGGREGATOR: Angi
What to Consider When Choosing One of the Best Foundation Repair Companies
Homeowners shouldn’t let the first sign of cracks or damage force them into an overpriced contract with an underqualified company. The first step is to take a deep breath and then keep the following considerations in mind when comparing companies.
Service Area and Scheduling
Every foundation repair company and contractor will have a service area in which they work. Occasionally, these companies will carry licenses for specific areas like counties, states, or even regions, which may include several states. It’s important that homeowners find several companies that work in the area where they live to ensure they’re comparing apples to apples in terms of pricing and availability.
Also, once a homeowner starts the shopping process, they should consider scheduling. While it may not be an emergency, the sooner the homeowner can get the company on-site to evaluate the repair and provide a quote, the sooner they can make a decision. Some companies even offer online scheduling rather than scheduling over the phone, and that can make a difference for some busy folks.
Most companies will want to evaluate the foundation and its condition before providing any sort of quote or estimate. And while this might seem like an inconvenience for the homeowner, it’s actually a vital part of the process of making an informed decision.
During the evaluation process, the contractor will look for what might be causing the issue as well as the repairs they believe to be necessary. If the homeowner goes through this process a handful of times with different contractors, they should have a solid foundation (pun intended) on what is causing the actual issue and what really needs to be done to repair it.
Homeowners will want to make sure the evaluation is free. Most companies are glad to come to the home and evaluate the issue in the hope of winning the job, so customers won’t want to pay for something that many other companies are willing to provide for free.
Type of Repair Needed
Every home is different, and every case of foundation damage is unique. What this means is that the same type of issue at two homes may require entirely different solutions. And the type of repair needed (or suggested) will determine quite a bit about how much the repair will cost.
Several types of repairs may be necessary, including:
- Patches and small crack repairs: A quick and simple cosmetic repair for small cracks.
- Slab jacking: The process of drilling holes and injecting polyurethane or a similar substance to lift the sinking slab.
- Piling: Drilling deep under the foundation and installing steel or pouring concrete footings to stabilize the foundation.
Note that some foundation repair companies specialize in certain repair techniques and products. Homeowners will also want to remember that there may be more than one way to repair a foundation, so it’s important not to get attached to one particular repair method over another.
Foundation damage doesn’t just happen. It’s typically the result of groundwater damage, erosion, or high moisture levels within the basement, crawl space, or slab. Some foundation repair companies can offer additional services that will ensure the problem is a thing of the past.
Homeowners can look for services such as excavation and drainage installation, waterproofing, slab leveling, mold control, and sinkhole repair. These extra services will cost more, but they can help solve the issue permanently, costing less in the long run than repairing the foundation in another few years when the issue rears its ugly head once more.
Contractor Licensing and Insurance
Some states may require foundation repair companies to carry specific licenses, such as a general contractor’s license or a business license. Hiring a company that does not hold a license may be illegal in some cases, so it’s important to know the legal obligations for contractors in the area.
Regardless of licensing, homeowners should ask for proof of general liability insurance. Doing so reassures them that, should something go wrong at the hands of the contractor, their home and bank account are both safe. If a contractor won’t provide a copy of their general liability insurance, it’s either because they don’t have it or their insurance doesn’t cover that type of work, so it may be time to move on.
Warranty and Customer Support
Finally, it’s important to note that the best foundation repair companies offer warranties on their work. Should there be an issue with the repair down the road, the top companies will honor this warranty and fix the problem again. This can give the customer some peace of mind but also give the contractor more incentive to do the job right the first time.
Along with warranties, quality customer support also matters. Getting a hold of someone, getting answers to questions promptly, and receiving complete explanations of the evaluation and repair process are signs of good customer support and service.
Our Top Picks
That’s a lot of information on choosing the best foundation repair companies. The following aims to simplify the shopping process a bit, highlighting some of our top picks for the job.
Why It Made the Cut: For customers looking for foundation repairs, Basement Systems is certainly worth considering thanks to its wide service area, multiple proprietary repair products, and unique additional services.
Folks looking for a national name with a sure solution to their foundation woes will want to consider Basement Systems, as the overwhelming majority of properties fall within their service area. Basement Systems serves 49 states; Washington, D.C.; and Canada. This company has multiple proprietary systems and products, ensuring it can handle various repairs with targeted and proven approaches. Additionally, Basement Systems assures its customers that it employs trained and certified professionals. The company also provides warranties, though customers should inquire as to exact terms and conditions (some services may only qualify for a 25-year warranty).
Beyond the repair systems, technicians, and warranties, Basement Systems also offers a range of additional services. These services include waterproofing, sump pumps, dehumidification, mold control, air purification, and basement finishing, to name just a few.
Note: Not all Basement Systems companies go by that exact name. Some have their own names and operate as a dealer or contractor for Basement Systems. For this reason, it’s helpful to use the company’s locator tool or search “best foundation repair companies near me” and look for a Basement Systems contractor.
- Service area: 49 states; Washington D.C.; and Canada
- Scheduling: Phone
- Additional services: Basement waterproofing, sump pumps, dehumidification, mold control, basement finishing, air purification, crawl space repair, crawl space moisture control
- Warranty: Lifetime warranty
- Multiple targeted foundation repair solutions designed, tested, and patented by Basement Systems
- Explicit information on professionals’ training and certification
- Unique additional services include air purification and mold control
- Warranty terms may vary by service
Why It Made the Cut: Ram Jack offers immediate heavy-duty repairs (like for sinkholes) and concrete lifting, and the company provides a database of case studies to educate and instill confidence in potential customers.
Homeowners who want a well-rounded foundation repair company that also comes with some customer case studies to back up the services should check for Ram Jack in their area. This company has a 33-state service area, plus Washington, D.C., and it can handle a wide range of foundation repairs. It also offers a lifetime warranty on its repairs.
Beyond foundation repairs, Ram Jack offers some unique services. These include sinkhole remediation and chimney repair, both of which can be critical to a successful and complete foundation repair, depending on the situation. Keep in mind that the services offered do vary by location. For homeowners who would like to compare their foundation to other situations Ram Jack has faced, there’s an online database of case studies that customers can peruse.
Customers will want to be aware that not all Ram Jack companies go by that exact name. Some have their own names and operate as a dealer or contractor for Ram Jack. For this reason, it’s helpful to use the company’s locator tool, or search “best foundation repair near me” and look for a Ram Jack contractor.
- Service area: 33 states and Washington, D.C.
- Scheduling: Phone
- Additional services: Concrete lifting and repair, basement waterproofing, crawl space moisture control, chimney repair, sinkhole remediation
- Warranty: Lifetime warranty
- Unique additional services include sinkhole remediation and chimney repair
- Robust online library of case studies
- Services may vary by location
Why It Made the Cut: With three flexible warranty options and virtual foundation evaluations, Olshan Foundation Solutions may be the ideal foundation repair solution for some homeowners.
Homeowners who want top-tier warranty coverage and customer support might find what they’re looking for in Olshan Foundation Services. Repairs are covered under Olshan’s flexible warranties: the basic warranty and an additional warranty to cover the foundation beyond the work and materials. Additionally, Olshan offers the option to warranty specific areas of the foundation due to damage susceptibility. This company offers email-based scheduling for convenience and can perform an initial evaluation virtually, meaning homeowners don’t have to meet a technician to get a quote.
While Olshan’s service area is a bit fuzzy (some areas on the website list only 11 states, while others list up to 19), the company does offer plenty of additional services. These include basement waterproofing, exterior water management, concrete leveling, and more.
- Service area: 19 states
- Scheduling: Phone, email
- Additional services: Basement waterproofing, exterior water management, concrete leveling, plumbing, crawl space recovery
- Warranty: Lifetime warranty
- Three flexible warranty options
- Virtual evaluations offered
- Relatively limited and unclear service area
Why It Made the Cut: Angi connects homeowners in all 50 states to local contractors for a range of foundation repair needs.
Homeowners who want to leverage the power of a nationwide database of foundation repair technicians will want to check out Angi. This contractor aggregate puts homeowners in contact with contractors of all types, allowing them to shop for quotes, desirable timelines, repair methods, and even warranties.
Angi users can filter their search by project and choose from local professionals near them. They’ll be able to receive quotes for their project within just a few minutes (depending on the nature of the repair, of course), and the website is extremely easy to use. The downside is that homeowners will have to enter a name, phone number, and email address, which can lead to annoyingly persistent follow-up calls.
Homeowners who aren’t sure how bad their damage is and whether they can handle it themselves have a use for Angi as well. The website has an online database of articles and other resources available, which are organized by project type.
- Service area: 50 states and Washington, D.C.
- Scheduling: Online
- Additional services: Varies by provider
- Warranty: Varies by provider
- Customers can filter by project and choose from local professionals
- Customers can obtain quotes or bids within minutes
- Website is streamlined and user-friendly
- Comprehensive resource center organized by project type
- Name, phone number, and email are required to browse local services
- Persistent follow-up emails
For those looking for a company with a nationwide presence and a slew of solutions for almost any issue, Basement Systems may be the best foundation repair company to go with. Customers can also count on Ram Jack for its unique additional repair services, including sinkhole remediation and chimney repairs.
How We Chose the Best Foundation Repair Companies
When we put together a list of the best foundation repair companies, our goal was to offer more insight and viable options than a simple “building foundation repair near me” search would reveal. We wanted to suggest companies with a widespread presence, proprietary solutions, and a large pool of satisfied customers.
We performed extensive research on all the services and features we found to be important. We also dug deep into each company in order to determine which were worthy and which fell short. We compared company histories, warranties, services offered, and locations to ensure we would point folks in the right direction.
Before You Hire One of the Best Foundation Repair Companies
Small cracks and their repairs may not require a foundation repair company. In many cases, a simple concrete patch or sealant product will solve the issue, and the foundation will last for years and years before another issue pops up. However, homeowners who are unsure how serious their cracks are should consult a professional.
Foundation cracks may bring to light other issues with the foundation or basement. Depending on those issues, customers may need to consider hiring one of the best basement waterproofing companies, best mold removal companies, or best water damage restoration services. Some foundation repair companies may also offer these services.
Also, it’s important to know that insurance doesn’t always cover foundation repairs. The cost for repairs for “wear and tear” damage from foundations settling must come out of the homeowner’s pocket. However, events that cause damage that are named within the homeowners insurance policy may be covered, so it’s important for homeowners to check their policies.
Cost of Hiring One of the Best Foundation Repair Companies
In general, foundation repairs cost between roughly $2,000 and $7,000, with a national average of around $4,500. The damage and type of repair required will determine how much the job will cost.
For example, large jobs requiring the installation of piers or structural steel can far exceed $10,000. These projects typically require heavy equipment, several days on-site, a structural engineer, and inspections. However, small patches on superficial cracks or deterioration can cost $500 or less to repair. In general, it’s a good idea to get quotes from several reputable foundation repair companies before signing a contract.
The Advantages of Using One of the Best Foundation Repair Companies
The best foundation repair companies offer free inspections aimed to create accurate quotes but also to educate the customer on the issue at hand. Technicians will arrive on-site (or via virtual inspection), look at the damage, attempt to determine the cause, and give the homeowner a report on the findings. This gives the homeowner a baseline to work from when comparing quotes.
Foundation repairs are not cheap, so it should be important to a homeowner that they only spend the money once to repair an issue. The best foundation repair companies offer warranties that give homeowners some peace of mind if the issue should reoccur.
The best foundation repair companies have seen it all as well. They’ll know where the damage started, how to stop it, and how to repair the problem. Contractors who don’t specialize in foundation repair might not have the experience to make those calls, which could mean further frustration down the road.
- Top-tier companies offer free inspections and reports.
- Going with a top-rated foundation repair company may mean a better warranty.
- Experienced foundation repair companies have the expertise to address a variety of issues.
That may be a lot of information on the best foundation repair companies, but there might still be some lingering questions. The following are some of the most common questions about foundation repair services, so be sure to check below for an answer to your question.
Q. What are the best methods of foundation repair?
There are a lot of different methods to repair foundations, and the best method depends on the issue at hand. Many times, the best methods are slab jacking (lifting the slab back into place by injecting polyurethane underneath the slab), drilling and installing concrete or metal piers, or simply patching and sealing the damaged area.
Q. How much does foundation repair cost?
It depends on the damage, but the range is between roughly $2,000 and $7,000, typically. The national average is around $4,500.
Q. Is foundation repair covered by insurance?
It depends on how the damage occurred. Damage from age and wear and tear won’t be covered, but damage from earthquakes or floods might be, depending on if the homeowner has additional policies for these events.
Q. Are foundation repairs worth the cost?
In most cases, yes. The home’s entire structure sits on the foundation, so the damage could affect the rest of the home. However, homeowners should get multiple quotes before settling on a contractor.
Q. How long does foundation repair take?
Foundation repairs can take just a few days or several weeks to complete, depending on the damage, cause, and solution.
Q. How do I know if a foundation repair company is reputable?
There are a few ways to judge a company’s reputation. First, take a look at how long the company has been in business. New companies may not have established themselves enough to be reputable yet. Also, check out their warranties, references, insurance coverage, and licenses to ensure everything is on the up and up.