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11 Best Foundation Companies in Prairie Village, KS

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Written By Bradford Cuthrell

Last Updated February 2024

While foundation repair is typically expensive and time-consuming, neglecting foundation problems can lead to serious, expensive consequences in the future. Prairie Village homeowners may be concerned about how long a foundation repair project will take and if they'll be able to stay in their home while the work is being done.

As a way to help homeowners like you find great foundation repair services, we put together a list of well-reviewed and highly rated foundation repair companies near you. Read on for our recommendations and to learn about the best foundation repair companies in Prairie Village, Kansas.

Our Recommended Providers

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  • 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 Prairie Village

Foundation Recovery Systems

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

Free quotes

Helps educate customers

Good customer service

Services Offered

Sidewalks
Foundation repair
Driveways
Concrete

Heartland Foundation Repair of Kansas City

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

Transparent pricing

Punctual service

Helps educate customers

Good customer service

Free quotes

Services Offered

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

Grant Renne & Sons Inc

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

Free quotes

Helps educate customers

Punctual service

Good customer service

Transparent pricing

Services Offered

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

Foundation 1

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

Transparent pricing

Free quotes

Good customer service

Helps educate customers

Services Offered

Crack repair
Foundation repair
French drains
Crawl space encapsulation
Mudjacking
Leveling
Retaining walls
Foundation installation
Stabilization
Sump pumps
Concrete
Underpinnings
Inspection
Foundation waterproofing
Sidewalks

KC Waterproofing and Foundation Repair

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

Good customer service

Transparent pricing

Punctual service

Helps educate customers

Free quotes

Services Offered

Vapor barrier
Crack repair
Underpinnings
Sidewalks
Sump pumps
Leveling
Foundation installation
French drains
Foundation repair
Crawl space encapsulation
Foundation waterproofing
Sealing
Inspection
Concrete
Retaining walls

KC Pier Foundation and Waterproofing

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

Helps educate customers

Good customer service

Transparent pricing

Free quotes

Punctual service

Services Offered

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

JLB Foundation Repair & Basement Waterproofing

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

Free quotes

Helps educate customers

Good customer service

Transparent pricing

Services Offered

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

Midwest Basement Solutions

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

Good customer service

Helps educate customers

Transparent pricing

Free quotes

Services Offered

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

Pankey Foundation Repair

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

Helps educate customers

Good customer service

Transparent pricing

Free quotes

Services Offered

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

Arrow Foundation Repair

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

Transparent pricing

Helps educate customers

Free quotes

Good customer service

Services Offered

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

Smart Foundation Repair and Basement Waterproofing Kansas City

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5520 Raytown Rd, Raytown, MO 64133 (816) 494-2177 smartfoundationsystems.com

Helps educate customers

Transparent pricing

Free quotes

Services Offered

Sealing
Foundation installation
Maintenance
Crack repair
Foundation replacement
Foundation waterproofing
Inspection
Retaining walls
Foundation repair
Crawl space encapsulation
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 reliable local foundation provider with a proven history of successfully fixing foundations. Technicians should have expert-level understanding 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 good customer service. Pay attention to any complaints about shoddy repairs or poor service.

Licensing and Insurance

Make sure any company you hire has the right licenses, bonds, 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. There are no state-level licensing requirements for general contractors. 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

Choose a company that offers transferable warranties of at least a decade, ideally lifetime guarantees, to fully back their foundation repairs. This demonstrates that they stand behind the quality of their repairs and offers protection if future issues arise.

Questions To Ask Foundation Repair Companies

To compare foundation repair providers, you should ask detailed questions such as:

  • What guarantees do you offer? Reputable providers typically provide labor and materials warranties that last at least 10 years.
  • What repairs do you recommend for this situation, and why? Your contractor may offer options such as wall anchors, carbon fiber, and steel piers. By asking, you can get an idea of what solutions a company offers and compare between providers.
  • How long will repairs realistically take to complete? Look for providers that provide reasonable estimates.
  • Can you provide a complete written cost estimate and project scope? Asking for a quote in writing helps shield you from unexpected expenses.
  • 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 trying to bill you for unneeded work.
  • What options do you offer for financing? Many providers offer payment plans for larger foundation projects.

Taking the time to review foundation repair companies helps homeowners identify the ideal match for their needs. A provider that can answer the questions above is likely one that delivers high-quality, durable repairs. Swiftly tackling foundation problems helps prevent further structural damage.

Frequently Asked Questions About Foundation Repair in Prairie Village, KS

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

On average, Prairie Village homeowners spend roughly $2,611 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 fastest way to find out how much a job might 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.

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

Stabilization reinforces bowing walls by inserting carbon fiber or steel strips. The amount you spend will depend on the material used 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 used.

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

One way to protect your foundation is to make sure it gets the proper level of moisture. Avoid letting the soil around your Prairie Village 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 be sure to promptly identify and repair any leaking pipes or gutters.

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. Finally, if you're constructing a new house, make sure to have a soil report done. This can provide information regarding how well the soil on your property can support a foundation, and can highlight any potential future issues.

Permits are needed for most foundation repairs, but getting one won't be your responsibility. Your foundation repair professional should get all the permits and other documents required in Prairie Village, and should be able to provide the documents and/or explain the process if asked.

Sometimes, foundation repairs can be considered capital improvements if they fit the criteria of an improvement that adds to a home's overall market value, prolongs its life, or adapts it to new uses. Making capital improvements sometimes lets you qualify for tax breaks. (Contact your Kansas tax professional to learn more.) Even without these tax breaks, foundation repairs will generally have a positive effect on the value of your home.

In general, foundation repair projects will take from one to several weeks. The range is large because the timeline will vary greatly based on things like the type of repair required and the size of your home. You should consult with your Prairie Village foundation repair company for a more thorough timeline for your specific project.

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