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11 Best Foundation Companies in Garden City, MI

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Written By Bradford Cuthrell

Last Updated February 2024

Foundation repair can be a time-consuming, lengthy process and expensive project. However, neglecting repairs can lead to serious consequences and high costs in the future. Garden City homeowners may worry about how long foundation repairs may take and if they'll be able to remain in their home while the work is going on.

To help you find reliable foundation services, we researched the top-ranked and most trusted foundation repair companies near you. Read on to see our recommendations for the best foundation repair companies in Garden City, Michigan.

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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 Garden City

Foundation Systems of Michigan

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32985 Schoolcraft Rd, Livonia, MI 48150 (734) 749-9480 drymich.com

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Helps educate customers

Good customer service

Services Offered

Driveways
Concrete
Sidewalks
Foundation repair

HomeSpec Waterproofing and Foundation Repair

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3501 S Henry Ruff Rd, Westland, MI 48186 (877) 815-8588 basementfix.com

Transparent pricing

Free quotes

Helps educate customers

Punctual service

Good customer service

Services Offered

Sump pumps
Crawl space encapsulation
Concrete
Sealing
Grading
Leveling
Retaining walls
Foundation waterproofing
Foundation repair
Crack repair
Stabilization
Sidewalks
Driveways

Barrientos Contracting

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30211 Ecorse Rd, Romulus, MI 48174 (734) 512-6761 barrientoscontracting.com

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Punctual service

Transparent pricing

Good customer service

Helps educate customers

Services Offered

Concrete
Garages
Inspection
Foundation repair
Grading
Driveways

Sir Williams Drainage and Waterproofing Solutions

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49225 Quail Run Ct, Plymouth Charter Twp, MI 48170 (248) 252-5248 sirwilliamsgardens.com

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Free quotes

Helps educate customers

Good customer service

Services Offered

French drains
Foundation waterproofing
Maintenance
Sump pumps
Sealing
Grading
Foundation repair
Foundation installation

B-Dry System Inc

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14321 W Warren Ave, Dearborn, MI 48126 (313) 581-2720 b-dry.com

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Helps educate customers

Services Offered

Sump pumps
French drains
Maintenance
Sealing
Foundation repair
Retaining walls
Foundation replacement
Foundation waterproofing
Foundation installation

D & G Cement Co

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4 Cabri Ln, Dearborn Heights, MI 48127 (313) 277-2676 dgcementco.com

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Helps educate customers

Good customer service

Services Offered

Sidewalks
Driveways
Garages
Concrete
Maintenance
Foundation repair
Foundation replacement

Affordable Dry Basement

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636 N Hix Rd, Westland, MI 48185 (734) 721-0122 affordabled.com

Transparent pricing

Punctual service

Good customer service

Helps educate customers

Free quotes

Services Offered

Foundation waterproofing
Foundation repair
Retaining walls
Maintenance

Ark Foundation Repair

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882 N Holbrook St, Plymouth, MI 48170 (734) 233-9033 arkfoundationrepair.com

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Good customer service

Transparent pricing

Punctual service

Services Offered

Inspection
Crawl space encapsulation
Foundation installation
Vapor barrier
Retaining walls
Foundation waterproofing
Foundation repair

Kent Foundation Repair of East Michigan

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28101 Ecorse Rd, Romulus, MI 48174 (616) 260-7536 kentfoundationrepair.com

Helps educate customers

Free quotes

Transparent pricing

Services Offered

Foundation repair

Tri county basement waterproofing

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31500 W 13 Mile Rd, Farmington Hills, MI 48334 (248) 237-5127 tri-countybasementwaterproofing.com

Free quotes

Good customer service

Transparent pricing

Services Offered

French drains
Foundation replacement
Foundation repair
Foundation waterproofing
Crack repair
Retaining walls

Brick Faced Walls

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40469 W 11 Mile Rd, Novi, MI 48375 (248) 476-3650 brickfaced.com

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Punctual service

Services Offered

Foundation installation
Foundation repair
Maintenance
Concrete
Retaining walls
Grading
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

You need a good foundation repair contractor to properly assess issues and make appropriate repairs. Do your research and focus on these factors when selecting the right company.

Experience

Look for a well-established local provider with extensive experience successfully handling all manner of foundation repairs. These companies have specialized expertise with the latest materials and methods. Ask how long a company has served homes in your area.

Reputation

Reading online reviews, checking the Better Business Bureau, and requesting local references helps confirm that a company consistently provides quality work and good service. Pay attention if you see multiple complaints about poor service or faulty repairs.

Licensing and Insurance

Only hire companies that are properly licensed, bonded, and have both workers compensation and liability insurance. In the state of Michigan, licenses are issued by the Department of Licensing and Regulatory Affairs (LARA). Your contractor will most likely have a Residential Builder license. LARA also publishes a guide for homeowners who are looking to hire a contractor. Contractors may have to meet additional requirements to do certain concrete work.

Warranties

Opt for a provider offering transferable coverage for 10+ years, ideally lifetime guarantees, to completely back its repair work. This exhibits belief in the quality and durability of the repairs and offers protection should problems develop later.

Questions To Ask Foundation Repair Companies

When comparing potential foundation repair companies, be sure to ask detailed questions such as:

  • What options do you offer for financing? 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 vague answers may be attempting to bill you for unneeded work.
  • What repairs would you recommend for my situation, and why? Your contractor may consider options such as carbon fiber, steel piers, and wall anchors. Asking allows you to compare suggested solutions between companies.
  • How long will repairs realistically take? Look for providers that provide reasonable estimates.
  • What type of warranties do you offer? Trustworthy providers will offer warranties of at least 10 years on labor and materials.
  • Can you provide a complete written cost estimate and project scope? Getting the details in writing helps protect you from unexpected expenses.

Thoroughly assessing foundation repair companies helps homeowners select the ideal match for their needs. A provider that can answer the questions above is likely one that provides long-lasting, durable repairs. Promptly fixing foundation problems helps avoid further structural damage.

Frequently Asked Questions About Foundation Repair in Garden City, MI

There are several signs that your foundation needs repairs. These can include:

  • Visible crumbling or cracking of your foundation
  • Uneven ground-level or basement floors
  • Buckling, bowing, or cracked walls
  • Door frames or window frames that are skewed or tight
  • Cracks in your basement floor
  • Cracks in your driveway

On average, Garden City homeowners spend around $2,853 on foundation repair. The amount you'll spend on foundation repair will vary greatly depending 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 help determine the cost. The best way to learn how much a job could cost is to speak with a local foundation repair company and schedule a free inspection and estimate.

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 depending on the size and cause of the problem.

Underpinning, also called leveling or piering, is the process of leveling 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 reinforces bowing walls with steel or carbon fiber strips. The cost will depend on the material chosen and how many strips are used.

Finally, waterproofing is an overarching term for a category of repairs intended to prevent water from getting into your foundation or basement. This can involve interior waterproofing, exterior waterproofing, or both, and the price can vary greatly. We recommend contacting a waterproofing specialist if you're interested in waterproofing your foundation.

When caring for your foundation, you should make sure it has the proper level of moisture. Avoid letting the soil around your Garden City 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 quickly identify and fix any leaking gutters or pipes.

If you have any concerns about your foundation, you can call a structural engineer for an evaluation. This will run you a few hundred dollars, but the engineer's consultation can provide you with a list of things to look out for as well as additional steps to further protect your foundation. Lastly, if you're constructing a new home, ensure that you have a soil report done. This can provide information regarding how well the soil on your property will be able to support a foundation, and can highlight any potential future problems.

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

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

The two categories of waterproofing are interior and exterior waterproofing. Interior waterproofing is generally less expensive, and can involve solutions such as the use of sealants or the installation of drains or sump pumps. Exterior waterproofing is more expensive but more effective. This process can involve things like landscaping changes, external drains, or physical barriers to keep water out of basements and crawl spaces.

The length of time a foundation repair takes varies greatly based on the kind of repair needed and the size of your home. Most repairs will take anywhere from one to several weeks. Consult your Garden City foundation repair expert for the specific timeline for your project.

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