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11 Best Foundation Companies in Olathe, KS

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Written By Bradford Cuthrell

Last Updated June 2024

Foundation repair can be a time-consuming, lengthy process and expensive project. However, neglecting issues can lead to serious consequences and high costs in the future. You might even be worried about beginning the process in the first place, worried that your Olathe home has more extensive damage than is visible.

As a way to help homeowners like you find great foundation repair services, we compiled a list of top-rated and highly reviewed foundation repair companies near you. Continue reading to see our top picks and learn about the best foundation repair companies in Olathe, Kansas.

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Top Pick
4.9/5
  • Regional Expert
  • Great Reputation
  • Track Record of Success
Best Warranty Options
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 Olathe

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.

Foundation Recovery Systems

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211 MO-150, Lee's Summit, MO 64082 (816) 339-4453 foundationrecoverysystems.com

Free quotes

Helps educate customers

Good customer service

Services Offered

Retaining walls
Sump pumps
Grading and leveling
Driveways
Repair
Waterproofing
Mold remediation
Crawl space encapsulation
Masonry
Inspection
Concrete
Sidewalks

Arrow Foundation Repair

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

Helps educate customers

Free quotes

Good customer service

Transparent pricing

Punctual service

In business over 30 years

Services Offered

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

Heartland Foundation Repair of Kansas City

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

Good customer service

Punctual service

Transparent pricing

Helps educate customers

Free quotes

Services Offered

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

Foundation 1

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7448 Blue Ridge Blvd, Raytown, MO 64133 (816) 682-8440 foundation1.net

Helps educate customers

Transparent pricing

Free quotes

Good customer service

Services Offered

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

KC Pier Foundation and Waterproofing

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

Transparent pricing

Punctual service

Good customer service

Free quotes

Helps educate customers

Services Offered

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

Absolute Masonry & Foundation

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2307 NW S Outer Rd Ste. 207, Blue Springs, MO 64015 (816) 774-8161 absolutefoundationkc.com

Helps educate customers

Free quotes

Transparent pricing

Good customer service

Services Offered

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

Foundation King

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10119 E Truman Rd, Independence, MO 64052 (913) 909-5464 foundationking.com

Transparent pricing

Free quotes

Good customer service

Punctual service

Helps educate customers

Services Offered

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

KC Waterproofing and Foundation Repair

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801 Main St Ste 101, Grandview, MO 64030 (816) 320-6825 kcwaterproofing.com

Helps educate customers

Good customer service

Free quotes

Transparent pricing

Punctual service

Services Offered

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

Grant Renne & Sons Inc

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1200 E 8th St, Kansas City, MO 64106 (816) 221-6076 grantrenne.com

Transparent pricing

Free quotes

Good customer service

Punctual service

Services Offered

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

JLB Foundation Repair & Basement Waterproofing

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111 NE 72nd St Ste 111, Gladstone, MO 64118 (816) 656-6835 jlbfoundationkc.com

Transparent pricing

Free quotes

Helps educate customers

Services Offered

Grading and leveling
Mold remediation
Sidewalks
Repair
Concrete
Inspection
Driveways
Sump pumps
Waterproofing
Crawl space encapsulation
Retaining walls

Topeka Foundation Repair & Waterproofing

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502 SE 15th St, Topeka, KS 66607 (785) 367-2277 topekafoundationrepairandwaterproofing.com

Transparent pricing

Good customer service

Free quotes

Helps educate customers

Services Offered

French drains
Sealing
Mold remediation
Retaining walls
Crawl space encapsulation
Inspection
Repair
Sump pumps
Masonry
Waterproofing
Grading and leveling
Concrete
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 provider is important for accurately evaluating the damage and making the right repairs. We recommend focusing on these main factors.

Experience

Choose a well-established local provider with many years, ideally decades, of experience successfully completing all types of foundation repairs. These providers have specialized expertise with the latest methods and materials. Ask how long a company has served homes in your area.

Reputation

Reading 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 faulty repairs or poor service.

Licensing and Insurance

It's important to select a company that has the right licenses, bonding, and coverage for liability and workers' compensation. In Kansas, general contractor requirements are set at the local level by your city, country, or municipal government. 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. Contractors may have to meet additional requirements to do certain concrete work.

Warranties

Pick a company that offers long transferable warranties for a minimum of 10 years and, if possible, lifetime guarantees to fully back its services. This displays faith that their repairs will be high-quality and long-lasting and provides protection if problems come up later.

Questions To Ask Foundation Repair Companies

As part of your research into foundation repair providers, get detailed answers to questions such as:

  • What are some likely causes of my issues based on your inspection? Look for clear explanations and solutions in the answer. Companies that provide unclear answers may be trying to bill you for extra work.
  • Can you provide a complete written cost estimate and project scope? Asking for a quote in writing helps protect you from unexpected expenses.
  • What guarantees do you provide? Reputable providers usually provide labor and materials warranties that last at least 10 years.
  • What financing options do you offer? Many providers offer payment plans for larger foundation projects.
  • What exact repair method do you recommend for this specific situation and why? Your provider may consider options such as steel piers, carbon fiber, and wall anchors. Asking allows you to compare suggested solutions between companies.
  • How long will the repairs realistically take? Look for companies that provide reasonable estimates.

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

Frequently Asked Questions About Foundation Repair in Olathe, KS

There are several signs that your foundation is in need of repair. These can include:

  • Visible crumbling or cracking of your foundation
  • Uneven ground-level or basement floors
  • Cracked, buckling, or bowing walls
  • Window frames or door frames that are skewed or tight
  • Cracks in your basement floor
  • Cracks in your driveway

On average, Olathe homeowners spend about $2,612 on foundation repair. The cost of foundation repair depends on several factors. Things like the size of your home, the extent of the damage, and the type of repair needed will all help determine the cost. The best way to determine how much a job might 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.

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

Stabilization helps to fix bowing walls by inserting steel or carbon fiber 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, sometimes referred to as leveling or piering, involves underpinning your foundation with concrete piers to level it; the cost is based on how many piers are used.

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

To protect your foundation, you should make sure it has the right amount of moisture. Avoid letting the soil around your Olathe 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, be sure to promptly identify and fix any leaking gutters or pipes.

If you think there may be any problems with your foundation, you can reach out to a structural engineer for an evaluation. This will cost a few hundred dollars, but the engineer's consultation can provide you with a list of potential concerns as well as additional steps to further protect your foundation. Lastly, if you're constructing a new house, be sure to have a soil report done. This report provides information regarding how well the soil on your property will be able to support a foundation and highlights potential future issues.

Your foundation repair professional should be the one obtaining the permits. You can request that the company provide a detailed explanation of its process and to see the permits and paperwork it has assembled to confirm everything is properly authorized per Olathe regulations.

Signs that your foundation needs waterproofing include hairline cracks, discoloration or odors, uneven floors, white powder or spots on your walls, basement flooding, or signs of mildew, mold, or fungus. Your contractor can inform you whether you need interior or exterior waterproofing.

Interior waterproofing can involve the installation of sump pumps and drains or the use of sealants and tends to be less costly than exterior waterproofing. Exterior waterproofing can involve things like applying physical barriers to crawl spaces and basements, changing your landscaping, or installing exterior drains.

Foundation repair, especially very involved repairs like basement waterproofing, should last a long time. This is especially true if you choose a reputable company. When you solve systemic issues with your foundation, or reinforce critical areas, you lower the risk of future problems.

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