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11 Best Foundation Companies in Livonia, MI

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Written By Bradford Cuthrell

Last Updated February 2024

Repairing your foundation can take a substantial time and money investment. However, ignoring foundation problems can result in significant and costly issues. You may be concerned that it's already too late, and your Livonia home has sustained significant damage to its foundation that can't be seen.

To help, we've put together a list of top foundation service providers in your area. Keep reading to find the best foundation repair companies in Livonia, Michigan.

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Top 11 Best Foundation Companies in Livonia

Foundation Systems of Michigan

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

Helps educate customers

Free quotes

Good customer service

Services Offered

Concrete
Foundation repair
Sidewalks
Driveways

HomeSpec Waterproofing and Foundation Repair

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

Punctual service

Transparent pricing

Free quotes

Good customer service

Helps educate customers

Services Offered

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

Sir Williams Drainage and Waterproofing Solutions

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

Good customer service

Transparent pricing

Helps educate customers

Free quotes

Services Offered

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

Barrientos Contracting

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

Transparent pricing

Free quotes

Punctual service

Good customer service

Helps educate customers

Services Offered

Garages
Grading
Driveways
Inspection
Foundation repair
Concrete

B-Dry System Inc

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

Free quotes

Helps educate customers

Services Offered

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

D & G Cement Co

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

Good customer service

Helps educate customers

Free quotes

Services Offered

Garages
Concrete
Foundation replacement
Foundation repair
Sidewalks
Maintenance
Driveways

Affordable Dry Basement

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

Free quotes

Transparent pricing

Helps educate customers

Punctual service

Good customer service

Services Offered

Retaining walls
Foundation repair
Foundation waterproofing
Maintenance

Ark Foundation Repair

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

Punctual service

Free quotes

Transparent pricing

Good customer service

Services Offered

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

Tri county basement waterproofing

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

Transparent pricing

Free quotes

Good customer service

Services Offered

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

Brick Faced Walls

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

Free quotes

Punctual service

Services Offered

Foundation installation
Grading
Concrete
Maintenance
Retaining walls
Foundation repair

Kent Foundation Repair of East Michigan

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

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Helps educate customers

Transparent pricing

Services Offered

Foundation repair
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 properly evaluating the damage and making the right repairs. We recommend focusing on these key factors.

Experience

We suggest hiring a local foundation repair company with a long history of fixing various kinds of foundation problems. These companies should have deep knowledge of the latest techniques and materials. Ask providers how long they've served your area.

Reputation

Carefully reading online reviews, checking the Better Business Bureau, and asking for local references helps verify that a provider consistently delivers high-quality work and good customer service. Pay attention to any complaints about shoddy repairs or poor service.

Licensing and Insurance

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

Warranties

Choose a company that offers long transferable warranties of at least 10 years, ideally lifetime guarantees, to fully back their foundation repairs. This demonstrates confidence in the quality of their work and offers protection in case of future issues.

Questions To Ask Foundation Repair Companies

As you evaluate potential foundation repair companies, make sure to ask detailed questions such as:

  • What repairs do you recommend for this situation, and why? Your contractor may consider options such as wall anchors, carbon fiber, and steel piers. Asking allows you to compare suggested solutions between companies.
  • 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 flaws did you identify during inspection that may be causing the issue? The response should have easy-to-understand explanations and solutions. If a provider offers a vague answer, it may be trying to bill you for unneeded work.
  • Realistically, how long will the repairs take? Look for companies that provide reasonable estimates.
  • What options do you have for financing? Many providers offer payment plans for larger foundation projects.
  • What type of warranties are provided? Reputable companies often offer warranties of minimum 10 years on materials and labor.

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. Promptly fixing foundation issues helps avoid further structural damage.

Frequently Asked Questions About Foundation Repair in Livonia, MI

There are a variety of signs that your foundation needs repairs. These might include:

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

On average, Livonia homeowners pay roughly $2,853 for foundation repair, although the total cost will change based on several factors. The best way to get an estimate for the cost of a specific project is to get quotes from a few local foundation repair companies. Your total cost will be affected by things like the type of the repair(s) and the size of your house.

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

Crack repair and leak repair are exactly as they sound: your foundation contractor will perform an inspection and complete any repairs necessary to remedy cracks or leaks. The price will depend 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 cost will depend on how many piers are required. The price of stabilization varies similarly. This process involves fixing bowing walls by reinforcing them with steel or carbon fiber strips, and 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 that help stop water from getting into your foundation or basement. This can include 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.

If you're constructing a new home, have a soil report completed. This report contains information regarding how well your soil can support a foundation, and can give you a heads-up about any potential future issues. If your concerns are about an existing home, for a few hundred dollars, you can get an inspection and report by a structural engineer. The engineer can point you to any current problems that need attention, and give you advice on avoiding future problems.

Also ensure that the moisture around your foundation is appropriate. Don't let the soil around your Livonia home get too dry or too wet; at different times, you might find yourself having to reroute your gutters or water your foundation. You should also stay vigilant for leaky pipes or gutters, so you can get them repaired promptly.

Your foundation repair expert should be the one to get the permits. You can request that the company provide a detailed explanation of the steps in its process and to see the paperwork and permits it has acquired to confirm everything is properly authorized per Livonia regulations.

It's smart to ask your foundation repair professional about your concerns before you commit to any project. Normally, yes, you'll be able to remain in your home while foundation repairs are underway.

We advise against putting off foundation repairs. A seemingly small issue may have an underlying cause that could potentially result in future problems, and it's better to get ahead of the issue as soon 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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