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  • Written by
    Max Peterson
  • Fact Checked
  • Updated

Your foundation doesn't just keep your Ann Arbor home stable. It also stands guard against erosion and water damage. A foundation company can detect issues such as cracking and shifting before they jeopardize your home's structural integrity. Discover Ann Arbor's top foundation repair companies according to our in-depth research.

10 Best Foundation Repair Companies in Ann Arbor

Brands are algorithmically curated from a database of local service providers near you. We require a minimum number of Google reviews and average ratings for provider inclusion.

Featured Partner
Foundation Systems of Michigan Logo
Top Rated

Foundation Systems of Michigan

5/5

Ratings are based on our detailed proprietary methodology and review standards.

Based on 2043 reviews


32985 Schoolcraft Rd, Livonia, MI 48150

(313) 546-8018

www.drymich.com/service-areas/detroit

All Point Stone

4/5

Ratings are based on our detailed proprietary methodology and review standards.

Based on 23 reviews


746 Forest Ct, Ypsilanti, MI 48198

(734) 665-9122

allpointbuilders.com
Sir Williams Drainage and Waterproofing Solutions Logo

Sir Williams Drainage and Waterproofing Solutions

4.6/5

Ratings are based on our detailed proprietary methodology and review standards.

Based on 54 reviews


49225 Quail Run Ct, Plymouth Charter Twp, MI 48170

(248) 252-5248

sirwilliamsgardens.com
Affordable Dry Basement Logo

Affordable Dry Basement

5/5

Ratings are based on our detailed proprietary methodology and review standards.

Based on 502 reviews


636 N Hix Rd, Westland, MI 48185

(734) 721-0122

affordabled.com

Healthy Homes of Michigan

4.4/5

Ratings are based on our detailed proprietary methodology and review standards.

Based on 63 reviews


28342 Pontiac Trail, South Lyon, MI 48178

(248) 840-5667

healthyhomesofmichigan.com
Poured Brick Walls Inc Logo

Poured Brick Walls Inc

4.2/5

Ratings are based on our detailed proprietary methodology and review standards.

Based on 19 reviews


8001 Park Pl, Brighton, MI 48116

(248) 437-4494

pouredbrickwalls.com
HomeSpec Waterproofing and Foundation Repair Logo

HomeSpec Waterproofing and Foundation Repair

5/5

Ratings are based on our detailed proprietary methodology and review standards.

Based on 533 reviews


3501 S Henry Ruff Rd, Westland, MI 48186

(877) 815-8588

www.basementfix.com
Mad Dad Handyman LLC Logo

Mad Dad Handyman LLC

4.4/5

Ratings are based on our detailed proprietary methodology and review standards.

Based on 60 reviews


100 Charles H Orndorf Dr #51, Brighton, MI 48116

(586) 252-7299

www.maddadhandyman.com

Advanced Basement Waterproofing LLC

4.5/5

Ratings are based on our detailed proprietary methodology and review standards.

Based on 21 reviews


2867 S Hacker Rd, Brighton, MI 48114

(517) 672-8160

advancedbasementwaterproofing.com
Barrientos Contracting Logo

Barrientos Contracting

4.3/5

Ratings are based on our detailed proprietary methodology and review standards.

Based on 62 reviews


30211 Ecorse Rd, Romulus, MI 48174

(734) 512-6761

barrientoscontracting.com

Facts about Ann Arbor

  • Average Max Temperature:
    56°F
  • Average Min Temperature:
    40°F
  • Average Monthly Precipitation:
    2.88”
  • Percent of Homes With Basements:
    100%
  • Average Cost of Foundation Repair:
    $2,837
  • Average Cost of Foundation Waterproofing:
    $2,977

Common Causes of Foundation Problems in Ann Arbor

Some frequent reasons why Ann Arbor homeowners encounter foundation woes include:

  • Topsoil Frost: When temperatures plummet, topsoil abruptly ices over and lower layers can't expand, forcing upper layers to heave and permanently damage infrastructure.
  • Aging plumbing: The average Ann Arbor home construction year is 1975. If you live in an older home, it's likely to have cast-iron plumbing. When the pipes start eroding, leakage could reach your foundation and even pool beneath it.
  • Standing water: Water accumulation around your home can harm your foundation, especially when it collects in areas your gutters don't protect.
  • Improper modifications: Landscaping or roofing work that wasn't done properly could result in your foundation settling.
  • Tree Roots: Tree roots can intrude into a home's foundation through crevices, and may create stress that leads to your foundation breaking, pipes being damaged, and overall structural destabilization.

How to Choose the Best Foundation Repair Company

Your home's foundation is vital to its stability, so it's important to work with a trustworthy foundation repair company. Evaluate each contractor using the following criteria:

Licensing and Experience

Michigan foundation repair companies need a Residential Builder license, a Residential Maintenance & Alteration Contractor license, or both. The state's Licensing and Regulatory Affairs department oversees new applications. It also administrates continuing education required of all contractors. Talk to representatives to gain additional insight into a company's experience. You should ask about local inspection processes, permit ordinances and building codes. Another way to evaluate a company's credibility is to examine its website. There, you can learn how long it's been in business and its trade credentials. It might also share insights and knowledge through blog posts, podcasts, or videos.

Customer Reviews

Before signing a contract with a company, review its online profile with the Better Business Bureau (BBB). You can examine both complaints and positive reviews. Remember that negative feedback doesn't necessarily mean a contractor is incompetent. BBB comments also show how companies handle complaints. A proactive team that strives for amicable outcomes is a good one. Avoid a contractor if you don't see effective communication about problems.

Foundation Repair Cost in Ann Arbor

The price of your foundation repair project can range widely based on the extent of the issues and what needs to be fixed. For minor foundation fracturing and settling concerns, you may pay as little as $1,800. However, if there is considerable deterioration, the average cost falls at about $2,800. More involved projects requiring excavating, helical piers, or major mudjacking could cost $6,800+.

Below are the average foundation repair costs for common issues.

Common Foundation Repair ServicesAverage Cost
Crack Repair$338
Leak Repair$2,696
Stabilization$4,657
Underpinning$1,296
Waterproofing$2,977

Frequently Asked Questions about Foundation Repair in Ann Arbor

More Foundation Resources

National Foundation Repair Ranking Methodology

Mold Remediation Cost Guide

Sources

U.S. Census Bureau (American Communities Survey)

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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