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11 Best Foundation Companies in Joliet, IL

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Written By Bradford Cuthrell

Last Updated June 2024

Foundation repairs can require a significant time and financial investment. However, not fixing foundation problems could lead to serious and costly issues down the road. You may even be worried about beginning the process in the first place, concerned that your house in Joliet has more extensive damage than is first apparent.

As a way to help homeowners like you find great foundation repair services, we put together a guide to well-reviewed and highly rated foundation repair companies serving your area. Check out our list of top picks to learn about the best foundation repair companies in Joliet, Illinois.

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Top Pick
4.7/5
  • Offers free in-person and virtual evaluations
  • 87+ years of industry experience
  • All repairs backed by a lifetime transferable warranty

Top 11 Best Foundation Companies in Joliet

Advertisement This site receives compensation from some of the companies featured in this listing, which may impact where and how products appear. When you click "Get Quote," you will be connected with partners who may contact you with information related to your inquiry. This listing doesn't feature all companies, products, or offers that may be available.

Real Seal Basement Waterproofing & Foundation Repair

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570 Estes Ave, Schaumburg, IL 60193 (847) 262-4886 therealsealllc.com

Transparent pricing

Helps educate customers

Good customer service

Punctual service

Free quotes

Services Offered

Repair
Sealing
Masonry
French drains
Retaining walls
Sump pumps
Concrete
Inspection
Crawl space encapsulation
Grading and leveling
Waterproofing

A-Proseal

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27204 N Williams Park Rd, Wauconda, IL 60084 (847) 525-7394 a-proseal.com

Helps educate customers

Good customer service

Punctual service

Free quotes

Transparent pricing

Services Offered

Sump pumps
Repair
Sealing
Retaining walls
Waterproofing
Driveways
Grading and leveling
Inspection
Crawl space encapsulation
Concrete

Concrete Hero

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1031 Howard St, St. Charles, IL 60174 (630) 940-2805 theconcretehero.com

Good customer service

Helps educate customers

Free quotes

Transparent pricing

Services Offered

Masonry
Retaining walls
Sidewalks
Grading and leveling
Waterproofing
Repair
Inspection
Driveways
Sealing
Concrete

Atlas Restoration, LLC

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11441 Melrose Ave, Franklin Park, IL 60131 (847) 994-2526 atlasrestoration.com

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Transparent pricing

Helps educate customers

Good customer service

Services Offered

Grading and leveling
Repair
Inspection
Crawl space encapsulation
Sump pumps
Waterproofing
Retaining walls
Sealing
Masonry
Concrete

Safeguard Waterproofing - Ram Jack Illinois

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400 Domenic Ct, Franklin Park, IL 60131 (847) 603-4048 ramjack.com

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Good customer service

Services Offered

Sump pumps
Driveways
Masonry
Retaining walls
Repair
Sealing
Inspection
Waterproofing
Concrete
Grading and leveling
Crawl space encapsulation
French drains

Reliable Basement Services

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3S080 Talbot Ave, Warrenville, IL 60555 (630) 777-0539 reliablebasement.com

Helps educate customers

Punctual service

Free quotes

Transparent pricing

Services Offered

Sealing
Retaining walls
Waterproofing
Crawl space encapsulation
Grading and leveling
Radon
Repair
French drains
Sump pumps
Inspection

American Foundation Repair

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26875 W State Rte 22, Barrington, IL 60010 (800) 644-1900 americanfoundationrepair.com

Helps educate customers

Punctual service

Transparent pricing

Free quotes

Services Offered

Waterproofing
Sidewalks
Mold remediation
Grading and leveling
Repair
Retaining walls
Crawl space encapsulation
Concrete
Sealing
Inspection

Alliance Restoration, Inc.

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11299 Kiley Dr, Huntley, IL 60142 (815) 477-0029 aricanhelp.com

Good customer service

Free quotes

Punctual service

Helps educate customers

Services Offered

Repair
Driveways
Crawl space encapsulation
Waterproofing
Mold remediation
Inspection
Sealing
Sump pumps

Perma-Seal Basement Systems

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412 Rockwell Ct, Burr Ridge, IL 60527 (800) 421-7325 permaseal.net

Free quotes

Helps educate customers

Transparent pricing

Services Offered

Sump pumps
Crawl space encapsulation
Retaining walls
Inspection
Waterproofing
Concrete
Sealing
Repair
Grading and leveling

Ken-Rich Concrete Lifting

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15510 Wentworth Ave, South Holland, IL 60473 (708) 331-8251 kenrichraise.com

Good customer service

Free quotes

Transparent pricing

Punctual service

Services Offered

Sidewalks
Masonry
Grading and leveling
Sealing
Driveways
Inspection
Repair
Retaining walls
Concrete

Concrete Raising & Waterproofing Inc.

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1436 Boston Ave, Joliet, IL 60435 (815) 514-5342 concreteraisingandwaterproofing.com

Good customer service

Transparent pricing

Free quotes

Services Offered

Sidewalks
Driveways
Repair
Sealing
Crawl space encapsulation
Grading and leveling
Waterproofing
Concrete
Sump pumps
Today's Homeowner Ranking Methodology

Today's Homeowner looks at dozens of datapoints on foundation companies to come up with our data-driven rankings. It's not possible for a company to pay for preferential treatment in our rankings. We look at the following key factors in determining who should top our list:

  • Company Experience
  • Real User Reviews
  • Company Reputation
  • Accreditations and Licenses
  • Service Area
  • Customer Service
Have questions about our methodology or company ratings? Reach out to FindAPro@TodaysHomeowner.com.

How To Choose a Foundation Repair Company

You need a good foundation repair contractor to properly assess issues and make appropriate repairs. Do thorough research and focus on these key factors when selecting the right company.

Experience

Look for a reputable local foundation company with significant experience in successfully fixing all foundation types. Technicians should have up-to-date knowledge of current repair materials and methods. Contact the company to ask how long the business has served your community.

Reputation

Thoroughly reading online reviews, checking the Better Business Bureau, and asking for local references helps verify that a company consistently delivers top-notch workmanship and great service. Pay attention to any complaints about shoddy repairs or poor service.

Licensing and Insurance

Choose a provider that has the proper licenses, bonds, and insurance policies for liability and workers' compensation. The government of Illinois does not have any state-level general contractor licensing requirements; you'll need to verify local requirements with your city or municipal government. You can determine if a company's business registration is in good standing on the Secretary of State's website. There may be additional requirements for contractors to do certain concrete work.

Warranties

Choose a provider that offers long transferable warranties of at least 10 years, ideally up to lifetime guarantees, to back their foundation repairs. This demonstrates confidence in the quality of their work and offers protection if future issues arise.

Questions To Ask Foundation Repair Companies

To compare foundation repair professionals, you should ask specific questions such as:

  • What options do you have for financing? Providers often offer payment plans for larger foundation repairs.
  • What guarantees do you offer? Reliable companies generally provide labor and materials warranties for at least 10 years.
  • What exact repair method do you recommend for my specific situation and why? Your provider may consider options such as steel piers, carbon fiber, and wall anchors. By asking, you can get an idea of what solutions a company offers and compare between providers.
  • What do you see as the likely cause of the problem based on your inspection? Look for clear explanations and solutions in the answer. Companies that provide vague answers may be trying to bill you for extra work.
  • Realistically, how long will the repairs take to complete? Look for companies that provide reasonable estimates.
  • Can you provide a complete written cost estimate and project scope? Getting quotes in writing helps shield you from unexpected expenses.

Taking time to carefully evaluate foundation repair contractors will help homeowners discover the right company for their needs. A company that can thoroughly answer these questions is likely one that delivers long-lasting, high-quality repairs. Swiftly addressing foundation issues reduces the risk of further structural damage.

Frequently Asked Questions About Foundation Repair in Joliet, IL

If your foundation needs repairs, you may notice a number of symptoms. Outside, you may see a crumbling or cracking foundation or a cracked driveway. Your ground level or basement might have cracked or uneven floors. You might notice windows and doors that are sticking in their frames, or frames that are skewed. You may also notice buckling, cracking, or bowing walls.

On average, Joliet homeowners pay about $3,067 for foundation repair, although the cost will change based on several factors. The easiest way to get an estimate for the cost of your specific project is to ask for quotes from one or more local foundation repair companies. The amount you pay for a job will be affected by things like the type of the repair(s) and the size of your house.

Types of foundation repair include leak repair, crack repair, stabilization, underpinning, and waterproofing.

Leak repair and crack repair involve a technician coming to your home, completing an inspection, and using various measures to remedy leaks or cracks. The cost of these procedures can vary greatly depending on the size and cause of the issue.

Stabilization involves reinforcing bowing walls by inserting steel or carbon fiber strips. The cost will depend on the material chosen and how many strips are required. The cost of underpinning also varies. This process, also called piering or leveling, involves underpinning your foundation with concrete piers to level it; the cost will depend on how many piers are used.

If you're interested in waterproofing your foundation or basement, we suggest speaking with a waterproofing specialist. This process can include outdoor waterproofing, indoor waterproofing, or both.

When building a new home, have a soil report completed. This report contains information about how well the soil on a given piece of land can support a foundation, and can give you a heads-up about potential future problems. If your concerns are about an existing home, for a few hundred dollars, you can get an inspection and report by a structural engineer. The engineer can alert you to any current problems that could use some attention, and advise you on how to avoid future problems.

It's also important that the moisture around your foundation is appropriate. Don't let the soil around your Joliet home get too dry or too wet; at different times, you might find yourself having to reroute your gutters or water your foundation. Also, be on the lookout for leaky pipes or gutters and repair them quickly.

Foundation repair usually requires a permit, but getting one isn't your responsibility. Your foundation repair provider should put together the permit and all other documents required in Joliet, and should be able to provide the documents and/or explain the process if asked.

It's a good idea to talk to your foundation repair professional about this question before you commit to any project. In most cases, yes, you'll be able to remain in your home while foundation repairs are underway.

Sometimes, foundation repairs can be considered capital improvements if they fit the criteria of an improvement that will add to a home's overall value, prolong its life, or adapt it to new uses. In some cases, making capital improvements helps you qualify for tax breaks. (Talk to your Illinois tax professional for more information.) Even if you don't qualify for tax breaks, foundation repairs will generally have a positive effect on the value of your home.

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