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11 Best Foundation Companies in Lake Villa, IL

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Written By Bradford Cuthrell

Last Updated February 2024

Foundation repair can involve significant time and financial investment. However, ignoring issues can lead to serious consequences and high costs in the future. You might be afraid that it's already too late, and that your house in Lake Villa has sustained significant damage that can't be seen.

As a helpful resource for local homeowners, we’ve compiled and reviewed a list of top-rated and recommended foundation repair companies near you. Keep reading this guide to find the best foundation repair companies in Lake Villa, Illinois.

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Top 11 Best Foundation Companies in Lake Villa

CRC Concrete Raising & Repair

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470 Keller Dr, Park City, IL 60085 (847) 336-3400 saveconcrete.com

Free quotes

Transparent pricing

Helps educate customers

Good customer service

Services Offered

Concrete
Leveling
Driveways
Crack repair
Garages
Sealing
Sidewalks
Foundation replacement
Foundation repair
Mudjacking

Crack Master Chicago, Inc.

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218 Banbury Rd, Mundelein, IL 60060 (847) 845-4709 crackmasterchicago.com

Transparent pricing

Helps educate customers

Good customer service

Free quotes

Punctual service

Services Offered

Foundation waterproofing
Foundation repair
Crawl space encapsulation
Crack repair
Retaining walls
Inspection
Concrete

De Hoyos Concrete

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12062 W Blossom St, Beach Park, IL 60087 (847) 774-2038 dehoyosconcrete.net

Good customer service

Free quotes

Transparent pricing

Helps educate customers

Services Offered

Driveways
Sealing
Foundation repair
Concrete
Sidewalks

Whitney Miran Construction Co. Concrete Contractors

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39443 N Green Bay Rd, Beach Park, IL 60099 (847) 514-9513 whitmiranil.com

Good customer service

Free quotes

Punctual service

Helps educate customers

Transparent pricing

Services Offered

Concrete
Foundation repair
Sidewalks
Driveways
Garages

LA Basement Waterproofing LLC

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1602 Turnbull Dr, Round Lake Beach, IL 60073 (847) 276-9499 labasementwaterproofing.com

Helps educate customers

Free quotes

Good customer service

Transparent pricing

Services Offered

Foundation repair
Sump pumps
Foundation installation
Foundation replacement
Foundation waterproofing

Atlas Concrete Lifting

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27555 IL-176, Wauconda, IL 60084 (847) 573-9200 atlasconcretelifting.com

Transparent pricing

Good customer service

Punctual service

Helps educate customers

Services Offered

Mudjacking
Leveling
Foundation replacement
Sidewalks
Foundation repair
Grading
Inspection
Concrete
Driveways
Sealing
Stabilization
Garages

A-Proseal

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

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Good customer service

Transparent pricing

Helps educate customers

Services Offered

Underpinnings
Concrete
Sump pumps
Crack repair
Sealing
Foundation waterproofing
Leveling
Maintenance
Foundation repair
Foundation installation
Crawl space encapsulation
Inspection
Driveways
Foundation replacement

Modern Concrete

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2405 Delore Dr, McHenry, IL 60051 (847) 726-9444 modernconcreteinc.com

Transparent pricing

Free quotes

Good customer service

Helps educate customers

Services Offered

Foundation installation
Retaining walls
Foundation repair
Garages
Sidewalks
Concrete
Driveways

Northrange Concrete Services

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932 Stratford Ln, Mundelein, IL 60060 (847) 561-5121 northrangeconcrete.com

Helps educate customers

Good customer service

Free quotes

Services Offered

Garages
Sidewalks
Driveways
Foundation repair
Concrete
Foundation replacement
Retaining walls
Grading

Basement Flood Protector, Inc.

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100 Oakwood Road, Suite: F, Lake Zurich, IL 60047 (847) 438-6770 floodnot.com

Transparent pricing

Helps educate customers

Good customer service

Services Offered

Inspection
Foundation installation
Foundation waterproofing
Leveling
Foundation repair
Sump pumps

Zirbel Concrete LLC

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4811 308th Ave, Salem, WI 53168 (262) 537-2127 zirbelconcrete.com

Transparent pricing

Free quotes

Services Offered

Retaining walls
Foundation repair
Concrete
Garages
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

Hiring a qualified foundation repair business ensures you have someone who will inspect the damage thoroughly and make appropriate fixes. It's important to conduct research beforehand, focusing on the factors listed here.

Experience

Look for a local foundation repair company with comprehensive experience fixing all foundation types. It should have expertise in the latest repair methods and materials. Ask how long a provider has served your area.

Reputation

Looking through online reviews, checking the Better Business Bureau, and asking for local references helps confirm that a company consistently provides quality work and great customer service. Pay attention if you see many complaints about poor service or faulty repairs.

Licensing and Insurance

Make sure any professional you hire has the right credentials, bonds, and coverage for liability and workers' compensation. The government of Illinois does not have any state-level general contractor licensing requirements; you'll need to check with your city or municipal government to learn about any local requirements. You can determine if a company's business registration is in good standing on the Secretary of State's website. Contractors may have to meet additional requirements to do certain work with concrete.

Warranties

Choose a company that offers transferable warranties of at least a decade, 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

When examining potential foundation repair companies, make sure to ask precise questions such as:

  • Can you provide a project scope and cost estimate in writing? Make sure to get quotes in writing to protect yourself from unexpected costs.
  • Realistically, how long will the repairs take to complete? Look for companies that provide reasonable estimates.
  • What financing options do you offer? Many providers offer payment plans for larger foundation projects.
  • What do you see as the likely cause of my issues based on your inspection? Look for clear explanations and solutions in the answer. Companies that provide unclear answers may be attempting to bill you for extra work.
  • What warranties do you offer? Reliable companies generally provide labor and materials warranties for at least 10 years.
  • What repairs would you recommend for this situation, and why? Your contractor may offer options such as wall anchors, steel piers, and carbon fiber. Asking allows you to compare suggested solutions between companies.

Taking time to carefully evaluate foundation repair contractors will help homeowners find the right company for their needs. A company that can thoroughly answer these questions is likely one that provides durable, high-quality repairs. Swiftly addressing foundation issues helps avoid further structural damage.

Frequently Asked Questions About Foundation Repair in Lake Villa, IL

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

On average, Lake Villa homeowners spend about $2,476 on foundation repair. The total cost of foundation repair is based on a number of factors. Things like the type of repair needed, the extent of the damage, and the size of your home will all play a part. The easiest way to determine how much a job may cost is to reach out to a local foundation repair company and schedule a free inspection and estimate.

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

For both leak repair and crack repair, a technician will come to your home, complete an inspection, and use various repair techniques to fix leaks or cracks. The amount you spend can vary greatly depending on the size and root cause of the issue.

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

If you're looking to waterproof your foundation or basement, we suggest looking for a waterproofing specialist. This process can include outdoor waterproofing, indoor waterproofing, or both.

To protect your foundation, you should make sure that it gets the proper level of moisture. Avoid letting the soil around your Lake Villa house become too wet or too dry – make changes to your gutter system to route water away, or water your foundation if it starts to get too dry. Additionally, make sure that you quickly identify and fix any leaking gutters or pipes.

If you have any concerns about your foundation, you can contact a structural engineer for an evaluation. This will run you a few hundred dollars, but the consultation can net you a list of potential concerns as well as steps you can take to further protect your foundation. Lastly, if you're building a new house, ensure that you have a soil report done. This can provide information about how well the soil on your property will be able to support a foundation, and can highlight potential future issues.

Permits are needed for most foundation repairs, but obtaining one isn't your responsibility. Your foundation repair provider should obtain the permit and all other documents required in Lake Villa, and should be able to explain the process and/or provide the documents before starting work.

When you need foundation waterproofing, you'll notice signs like basement flooding, uneven floors, white powder or spots on your walls, hairline cracks, discoloration or odors, or signs of mildew, mold, or fungus.

You can opt for interior or exterior waterproofing. Interior waterproofing is often less expensive, and involves measures like the use of sealants or the installation of drains or sump pumps. Exterior waterproofing is generally more expensive but more effective. Exterior waterproofing can involve things like landscaping changes, external drains, or physical barriers to keep water out of basements and crawl spaces.

While some foundation problems may appear small and not worth the cost to repair, when left untreated, they can result in larger and more expensive problems in the future. Foundation issues can also have underlying causes that are not readily apparent until after a professional inspection. It's important to identify and fix these underlying issues as soon as possible. For these reasons, we recommend you don't procrastinate on foundation repairs.

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