11 Best Foundation Companies in Ann Arbor, MI

On average, Ann Arbor homeowners pay around $2,837 for foundation repair, although the total cost will depend on several factors. The fastest way to estimate the cost of a specific project is to solicit quotes from one or more local foundation repair companies. The total price will be determined by things like the type of the repair(s) and the size of your house.

The primary types of foundation repair include crack repair, leak repair, underpinning, stabilization, and waterproofing.

Crack repair and leak repair are exactly as they sound: your foundation repair expert will perform an inspection and take necessary measures to remedy cracks or leaks. Costs will vary based on the size and cause of the problem.

Underpinning, also called piering or leveling, is when a contractor levels your foundation by underpinning it with large concrete piers. The price will be based on how many piers are needed. The price of stabilization is also variable. This process involves fixing bowing walls by reinforcing them with steel or carbon fiber strips, and the total cost will depend on the material chosen and how many strips are used.

Lastly, waterproofing is an overarching term for a number of jobs intended to prevent water from getting into your foundation or basement. This can involve exterior waterproofing, interior waterproofing, or both, and costs can vary greatly. We recommend contacting a waterproofing specialist if you're planning to waterproof your foundation.

When caring for your foundation, you should make sure that it gets the right amount of moisture. Avoid letting the soil around your Ann Arbor 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 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 engineer's consultation can net you a list of things to be aware of as well as more ideas to help you further protect your foundation. Finally, if you're building a new home, be sure that you have a soil report done. This report provides information regarding how well the soil on your property can support a foundation and highlights any potential future problems.

Your foundation repair provider should be the one to get the permits. You can ask the company to provide a detailed explanation of its process and to see the paperwork and permits it has assembled to verify that everything is properly authorized per Ann Arbor regulations.

Indicators that you're in need of foundation waterproofing include discoloration or odors, uneven floors, basement flooding, white powder or spots on your walls, hairline cracks, or signs of mildew, fungus, or mold. 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 generally is less costly than exterior waterproofing. Exterior waterproofing can involve things like applying physical barriers to crawl spaces and basements, making landscape changes, or installing exterior drains.

Foundation repairs that are done by a reputable company should last a long time. Extensive repairs, like basement waterproofing, can be rather involved and expensive but are very helpful in reducing the risk of future issues.