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11 Best Foundation Companies in Lenexa, KS

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Written By Bradford Cuthrell

Last Updated February 2024

Foundation repairs can require a significant time and financial investment. However, neglecting foundation repairs could lead to significant and costly issues down the road. You might be concerned about how long it will take to complete a foundation repair on your house in Lenexa. You might also be wondering whether you'll be able to stay in your house while the work is being done.

To assist homeowners with finding quality foundation services, we researched and assembled a guide to top-rated foundation repair companies near you. Check out our list of top picks to learn about the best foundation repair companies in Lenexa, Kansas.

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Top 11 Best Foundation Companies in Lenexa

Foundation Recovery Systems

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211 MO-150, Lee's Summit, MO 64082 (816) 774-1539 foundationrecoverysystems.com

Good customer service

Helps educate customers

Free quotes

Services Offered

Sidewalks
Concrete
Driveways
Foundation repair

Heartland Foundation Repair of Kansas City

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3017 Strong Ave, Kansas City, KS 66106 (913) 208-7268 heartlandfr.com

Free quotes

Helps educate customers

Transparent pricing

Punctual service

Good customer service

Services Offered

Crawl space encapsulation
Foundation replacement
Foundation waterproofing
Maintenance
Masonry
Foundation repair
Sealing
Inspection
Foundation installation
Concrete
Crack repair
Retaining walls
Vapor barrier
Leveling
Sump pumps

KC Pier Foundation and Waterproofing

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12230 W 135th St Suite 1, Overland Park, KS 66221 (913) 530-0039 kcpier.com

Good customer service

Free quotes

Punctual service

Helps educate customers

Transparent pricing

Services Offered

Leveling
Foundation installation
Foundation waterproofing
Grading
Sealing
Concrete
Retaining walls
Crack repair
Sump pumps
Inspection
Maintenance
Foundation repair

JLB Foundation Repair & Basement Waterproofing

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10308 State Line Rd Suite 300, Leawood, KS 66206 (913) 660-6308 jlbfoundationkc.com

Good customer service

Helps educate customers

Transparent pricing

Free quotes

Services Offered

Crack repair
Foundation repair
Leveling
Driveways
Inspection
Mudjacking
Concrete
Foundation installation
Sidewalks
Crawl space encapsulation
Retaining walls
Garages
Foundation waterproofing
Sump pumps

Johnson Concrete LLC

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528 N Lindenwood Dr, Olathe, KS 66062 (913) 706-4700 jococoncrete.com

Good customer service

Free quotes

Helps educate customers

Punctual service

Transparent pricing

Services Offered

Sealing
Foundation repair
Driveways
Foundation replacement
Concrete
Inspection
Foundation installation
Sidewalks
Grading
Garages

Midwest Basement Solutions

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6000 Nall Ave, Mission, KS 66202 (913) 202-0254 midwestbasementsolutions.com

Transparent pricing

Helps educate customers

Free quotes

Good customer service

Services Offered

Foundation waterproofing
Foundation repair
Sump pumps
Foundation installation
Retaining walls
Leveling
Vapor barrier
Grading
French drains
Concrete
Crack repair
Stabilization

Pankey Foundation Repair

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11111 W 59th Terrace #203a, Shawnee, KS 66203 (913) 262-6222 pankeyfoundation.com

Good customer service

Free quotes

Helps educate customers

Transparent pricing

Services Offered

Maintenance
Masonry
Mudjacking
Crawl space encapsulation
French drains
Leveling
Foundation repair
Retaining walls
Inspection
Sump pumps
Grading

Arrow Foundation Repair

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10340 W 79th St, Shawnee, KS 66214 (913) 722-9011 arrowfoundation.com

Good customer service

Helps educate customers

Free quotes

Transparent pricing

Services Offered

Foundation installation
Foundation repair
Concrete
French drains
Leveling
Retaining walls
Crack repair
Foundation replacement
Sump pumps
Grading
Foundation waterproofing

Olathe Mudjacking

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15150 W 154th St, Olathe, KS 66062 (913) 333-1229 mudjackingolathe.com

Helps educate customers

Free quotes

Good customer service

Transparent pricing

Services Offered

Masonry
Foundation replacement
Foundation repair
Maintenance
Garages
Concrete
Driveways
Leveling
Inspection
Mudjacking
Sidewalks

Boss Mudjacking

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8101 College Blvd # 100, Overland Park, KS 66210 (913) 358-0158 bossmudjacking.com

Free quotes

Transparent pricing

Good customer service

Helps educate customers

Services Offered

Mudjacking
Foundation repair
Sidewalks
Concrete
Garages
Leveling
Inspection
Foundation replacement
Driveways

Alliance Restoration

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5251 W 116th Pl suite 200-2118, Leawood, KS 66211 (913) 742-1516 alliancemasonryrestoration.com

Transparent pricing

Free quotes

Helps educate customers

Good customer service

Services Offered

Foundation replacement
Foundation installation
Retaining walls
Foundation repair
Masonry
Maintenance
Concrete
Foundation waterproofing
Sealing
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

Working with a qualified foundation repair business is important for properly evaluating the damage and making the right repairs. We suggest focusing on these key factors.

Experience

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

Reputation

Spend time researching online reviews, browsing the Better Business Bureau, and requesting local references. This will help confirm that a provider consistently delivers good workmanship and professionalism. Take note of any complaints describing faulty repairs or poor service.

Licensing and Insurance

Only hire providers that are properly licensed, bonded, and have both liability and workers compensation insurance. General contractor requirements in the state of Kansas are set at the local level by your city, country, or municipality. General contractors do not have state-level licensing requirements. You can verify that a business has a current valid registration through the Secretary of State's website. There may be additional requirements for contractors to do certain work with concrete.

Warranties

Look for a company that provides lengthy transferable warranties for a minimum of a decade, or preferably lifetime guarantees, to back its work. This demonstrates faith that its services are top-quality and safeguards you if issues arise in the future.

Questions To Ask Foundation Repair Companies

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

  • What financing options do you offer? Providers often offer payment plans for larger foundation repairs.
  • What repair method would you recommend for this specific situation and why? Your provider may consider options such as steel piers, wall anchors, and carbon fiber. Asking allows you to compare suggested solutions between companies.
  • What foundation defects did you find during inspection that could be causing the issue? The response should have easy-to-understand explanations and solutions. If a provider offers an unclear answer, it may be attempting to bill you for unneeded work.
  • What type of guarantees do you offer? Reputable companies often offer warranties of minimum 10 years on materials and labor.
  • Realistically, how long will repairs take to complete? Look for companies that provide reasonable estimates.
  • Can you provide a project scope and cost estimate in writing? Make sure to get quotes in writing to protect yourself from unexpected costs.

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 high-quality, long-lasting repairs. Swiftly addressing foundation issues helps avoid further structural damage.

Frequently Asked Questions About Foundation Repair in Lenexa, KS

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

On average, Lenexa homeowners spend roughly $2,611 on foundation repair. The cost of foundation repair depends on a number of factors. Things like the extent of the damage, the type of repair needed, and the size of your home will all factor in. The easiest way to determine how much a job may cost is to talk 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, perform an inspection, and use various measures to fix 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 used and the number of strips needed. The cost of underpinning also varies. This process, sometimes referred to as leveling or piering, involves leveling your foundation by underpinning it with concrete piers; the cost depends on how many piers are needed.

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

To protect your foundation, you should make sure it has the proper level of moisture. Avoid letting the soil around your Lenexa 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. Also make sure that you promptly identify and repair any leaking gutters or pipes.

If you have any concerns about your foundation, you can reach out to a structural engineer for an evaluation. This will cost a few hundred dollars, but the consultation can net you a list of potential concerns as well as additional steps to further protect your foundation. Finally, if you're building a new home, ensure to have a soil report done. This report provides information about how well the soil on your property will be able to support a foundation and highlights potential future problems.

Permits are needed for most foundation repairs, but applying for one shouldn't be your responsibility. Your foundation repair provider should put together the permit and all other documents required in Lenexa, and should be able to provide the documents and/or explain the process if asked.

In most cases, yes, you'll be able to continue living in your home while foundation repair work is going on. Talk to your foundation repair technician to be certain.

We caution against putting off foundation repairs. Minor issues may have an underlying cause that could potentially result in future problems, and it's best to treat the root of the issue as fast as possible. A small and moderately costly problem now could turn into a large and expensive one in the future if left untreated.

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