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Best 5 Foundation Repair Companies in Owings Mills, MD

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Written By Max Peterson | Last Updated: February 05, 2024

Owings Mills gets around 47 inches of rain each year, so local property owners need solid foundations to secure their properties. A building company can help you identify issues such as shifting and cracking before they threaten your home's structural integrity. We've gathered the best Owings Mills foundation repair companies, so you can find the right one for you.

5 Best Foundation Repair Companies in Owings Mills

Castle Dream Construction & Basement Waterproofing Logo

Castle Dream Construction & Basement Waterproofing

Based on 38 customer reviews.

Services Offered

Waterproofing Inspection Repair Driveways Sealing Concrete Sump Pumps Mold Remediation Crawl Space Encapsulation French Drains Grading And Leveling Retaining Walls


  • Good customer service
  • Free quotes
  • Helps educate customers
2725 Woodcourt Rd, Baltimore, MD 443-500-4911 castledreamconstruction.net
Guardian Basement Waterproofing Logo

Guardian Basement Waterproofing

Based on 25 customer reviews.

Services Offered

Concrete Mold Remediation Sump Pumps Waterproofing Crawl Space Encapsulation Repair Retaining Walls French Drains


  • Good customer service
  • Helps educate customers
  • Transparent pricing
4308 Old Milford Mill Rd, Pikesville, MD 410-265-8888 guardiandry.com
Foam Solutions, Inc Logo

Foam Solutions

Based on 49 customer reviews.

Services Offered

Masonry Repair Grading And Leveling Driveways Sidewalks Concrete Retaining Walls Sealing


  • Transparent pricing
  • Punctual service
  • Helps educate customers
212 Old Liberty Rd, Sykesville, MD 240-922-3626 foamsolutionsmd.com
E&F Contracting, Inc. Logo

E&F Contracting

Based on 47 customer reviews.

Services Offered

Driveways Retaining Walls Sealing Repair Concrete Sidewalks Masonry Grading And Leveling


  • Transparent pricing
  • Punctual service
  • Helps educate customers
212 Old Liberty Rd, Sykesville, MD 410-552-1461 efcontractinginc.com

More Local Foundation Repair Companies

Detailz Construction Corporation

User Reviews: 4.6/5 

8842 Orchard Tree Ln
Towson, MD 21286

Best Buy Waterproofing, LLC

User Reviews: 5/5 

8950 MD-108 Suite 221
Columbia, MD 21045

Floodbusters Basements

User Reviews: 4.5/5 

6700 Beech Ave
Baltimore, MD 21206

Budget Waterproofing, Inc.

User Reviews: 4.7/5 

5191 Raynor Ave
Linthicum Heights, MD 21090

AA Action Waterproofing

User Reviews: 4.6/5 

805 Barkwood Ct B
Linthicum Heights, MD 21090

58 Foundations & Waterproofing

User Reviews: 4.5/5 

1344A W Nursery Rd
Linthicum Heights, MD 21090

Modern Foundations Inc

User Reviews: 4.0/5 

7860 Kabik Ct # A
Woodbine, MD 21797

Maryland Concrete Leveling, LLC

User Reviews: 4.7/5 

6025 Olson Rd
Brooklyn Park, MD 21225

Always Waterproofing

User Reviews: 4.2/5 

516 Greenwood Rd
Linthicum Heights, MD 21090

To share feedback or ask a question about this article, send a note to our Reviews Team at reviewsteam@thisoldhousereviews.com.

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Facts about Owings Mills
Average Max Temp: 62°F
Average Min Temp: 46°F
Average Monthly Precipitation: 3.83"
Percent of Homes With Basements 40%
Average Cost of Foundation Repair: $2,808
Average Cost of Foundation Waterproofing: $2,947

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Common Causes of Foundation Problems in Owings Mills

A few frequent reasons why Owings Mills homeowners suffer from foundation issues include:

  • Soil composition: Soil with large clay or sand concentrations is highly expansive. In the heavy rainfall Owings Mills gets, the soil absorbs moisture like a sponge, then releases it in dry seasons. The constant expansion and contraction presses against nearby foundations, even if the foundations stay dry.
  • Topsoil Frost: When temperatures plummet, topsoil freezes rapidly and lower layers can't expand, forcing upper layers to heave and permanently damage infrastructure.
  • Standing water: Water accumulation around your home can threaten your foundation's integrity, especially when it gathers in areas your gutters don't reach.
  • Aging plumbing: While many Owings Mills homes are fairly new, some still use cast-iron plumbing. When the pipes start to erode, leakage could reach your foundation and even pool beneath it.
  • Tree Roots: Tree roots can intrude into a home's foundation through cracks, and may apply force that leads to your foundation fracturing, pipes being damaged, and overall structural destabilization.

How to Choose the Best Foundation Repair Company

To choose a foundation repair company, you should consider what's most important to you. Use this list of attributes to help you steer the process.

Licensing and Experience

In Maryland, the state Department of Labor licenses all foundation repair companies. There are strict requirements to get and keep a license. Business owners must have two years of industry experience, pass a trade exam, submit business filings and proof of insurance, and clear a financial audit. Subcontractors working your foundation job don't need a license if they're working for a licensed contractor. To further understand your contractor's experience, we recommend asking questions about how its team will draft plans and pull permits, what local codes apply to your project, and how the company inspects foundations.

One of the simplest ways to evaluate a company's reputation is to explore its website. Look for how long the company has operated and what credentials its team holds. Many top companies offer educational content for future customers.

Customer Reviews

We advise checking the company's Better Business Bureau (BBB) profile to determine whether it's accredited and has a good customer review score. You can see whether other homeowners have expressed satisfaction or filed complaints. Pay special attention to what customers say about company warranties. Remember that negative feedback doesn't necessarily mean a contractor is incompetent. The BBB shows how companies resolve complaints. A proactive team that aims to achieve amicable outcomes is a good one. Avoid a business if you don't see effective communication about problems.

Foundation Repair Cost in Owings Mills

The cost of foundation repair can vary substantially based on the scale of the problems and what needs to be done to fix them. For minor foundation fracturing and settling problems, you may pay as little as $1,800. However, if there is significant destruction, the average cost will be around $2,800. More intricate jobs involving excavation, helical piers, or extensive concrete leveling could run you $6,800. See below the average foundation repair costs for common issues.

Common Foundation Repair Services Average Cost
Crack Repair $335
Leak Repair $2,670
Stabilization $4,607
Underpinning $1,286
Waterproofing $2,947

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Frequently Asked Questions About Foundation Repair in Owings Mills

What will I pay to repair my foundation in Owings Mills?

Foundation repair costs about $2,800 in Owings Mills. The final numbers hinge on what type of repair you need and how severe the damage is.

When would I need a foundation replacement, and when could I just get a repair?

Most foundation issues don't require replacement to fix them. In rare cases, a foundation might need total restoration. However, if you pay attention to early warning signs like uneven doors or cracking walls, you probably won't need a new foundation.

What are some signs I need foundation waterproofing?

You'll typically need to waterproof your foundation when you see any of these signs:
  • Flooding
  • Uneven floors
  • Hairline cracks
  • Plumbing leaks
  • Discoloration or odors
  • Mold and mildew
You should also know about the two different types of waterproofing. Interior waterproofing uses sump pumps, drains, and basement and crawlspace sealants. Exterior waterproofing, the less expensive option, involves exterior drains and physical barriers between your landscaping and foundation.

What are some "red flags" indicating a foundation company to avoid?

There are several signs that you should avoid a particular foundation company. Watch out for inadequate credentials, poor online reviews, unresponsiveness, high-pressure sales tactics, and lack of insurance. Above all, do your research, trust your instincts, and get multiple estimates for the most decision-making power.

To share feedback or ask a question about this article, send a note to our Reviews Team at reviewsteam@thisoldhousereviews.com.

More Foundation Resources

National Foundation Repair Ranking Methodology

Mold Remediation Cost Guide


U.S. Census Bureau (American Communities Survey)