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Best 5 Foundation Repair Companies in Dearborn, MI

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

Your foundation doesn't just keep your Dearborn home stable. It also stands guard against water damage and erosion. When your foundation starts to crack and shift, a local contractor can help you fix the issues, cutting costs and time long-term. Start your foundation company search with these Dearborn experts.

5 Best Foundation Repair Companies in Dearborn

HomeSpec BasementFix Logo

HomeSpec BasementFix

5/5
Based on 416 customer reviews.

Services Offered

Sealing Stabilization Concrete Driveways Grading Foundation Waterproofing Leveling Crawl Space Encapsulation Sump Pumps Crack Repair Retaining Walls Sidewalks Foundation Repair

Highlights

  • Good customer service
  • Punctual service
  • Free quotes
3501 S Henry Ruff Rd, Westland, MI 734-526-4693 basementfix.com
Motor City Concrete Co Logo

Motor City Concrete Co

4.7/5
Based on 25 customer reviews.

Services Offered

Concrete Grading Retaining Walls Garages Maintenance Foundation Repair Driveways Foundation Replacement Foundation Installation

Highlights

  • Helps educate customers
  • Free quotes
  • Transparent pricing
2940 Woodward Ave, Detroit, MI 313-637-6278 concrete-detroit.com
Great Lake Foundation Repair Solutions Logo

Great Lake Foundation Repair Solutions

4.6/5
Based on 18 customer reviews.

Services Offered

Foundation Installation Retaining Walls Foundation Repair Leveling Concrete Grading Inspection

Highlights

  • Good customer service
  • Transparent pricing
  • Free quotes
17515 W Nine Mile Rd, Southfield, MI 734-471-5134 foundationrepair-michigan.com
D & G Cement Co Logo

D & G Cement Co

4.4/5
Based on 40 customer reviews.

Services Offered

Foundation Repair Foundation Replacement Concrete Maintenance Garages Sidewalks Driveways

Highlights

  • Good customer service
  • Free quotes
  • Helps educate customers
4 Cabri Ln, Dearborn Heights, MI 313-277-2676 dgcementco.com

More Local Foundation Repair Companies

Barrientos Contracting

User Reviews: 4.4/5 

30211 Ecorse Rd
Romulus, MI 48174

Affordable Dry Basement

User Reviews: 5/5 

636 N Hix Rd
Westland, MI 48185

Perma Dry Michigan - Basement Waterproofing

User Reviews: 5/5 

36015 Goddard Rd
Romulus, MI 48174

A To Z Contracting Inc

User Reviews: 4.4/5 

325 King Rd
Trenton, MI 48183

Comer & Cross | Concrete Floor Coatings

User Reviews: 4.7/5 

379 Indusco Ct
Troy, MI 48083

Mansour's Innovations

User Reviews: 4.7/5 

15615 E 10 Mile Rd
Eastpointe, MI 48021

BWM Basement Waterproofing of Michigan

User Reviews: 4.5/5 

977 14 Mile Rd #1003
Troy, MI 48083

Sweet Corn Concrete Solutions

User Reviews: 4.6/5 

8512 N Canton Center Rd
Canton, MI 48187

Reliable Custom Concrete, Inc.

User Reviews: 4.5/5 

2171 Rushmore Dr
Troy, MI 48083

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 Dearborn
Average Max Temp: 57°F
Average Min Temp: 41°F
Average Monthly Precipitation: 2.81"
Percent of Homes With Basements 95%
Average Cost of Foundation Repair: $2,853
Average Cost of Foundation Waterproofing: $2,994

Expert Tips By

This Old House empowers homeowners with the knowledge and tools they need to tackle various projects and navigate the complexities of homeownership.

Common Causes of Foundation Problems in Dearborn

Foundation issues have multiple possible causes. Here are the top ones for Dearborn residents:

  • Topsoil Frost: When temperatures plunge, topsoil abruptly ices over and lower layers can't expand, forcing upper layers to heave and permanently damage infrastructure.
  • Standing water: Pooling water around your home can threaten your foundation's integrity, especially when it gathers in areas your gutter system doesn't protect.
  • Aging plumbing: Dearborn has its fair share of older homes, with a median building year of 1956. Many of these properties use cast-iron plumbing. When the pipes start eroding, leaking water could reach your foundation and even pool beneath it.
  • Tree Roots: Tree roots can enter a home's foundation through cracks, and may exert pressure that results in your foundation breaking, pipes being damaged, and overall structural weakening.

How to Choose the Best Foundation Repair Company

When choosing a foundation contractor, you should consider your personal priorities. Ask each company on your list about the following qualities.

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. 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 most effective ways to assess a company's reputation is to browse its website. Look for the company's history and the accreditations its team holds. Many well-known companies offer educational content for future customers.

Customer Reviews

We advise reviewing the company's Better Business Bureau (BBB) profile to determine whether it's accredited and has a high customer review score. You can check whether other homeowners have shared 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 address complaints. A proactive team that aims to achieve excellent outcomes is a good one. Avoid a contractor if you don't see effective communication about problems.

Foundation Repair Cost in Dearborn

The cost of foundation repair can differ significantly based on the scale of the problems and what must be done to fix them. For minor foundation fracturing and settling issues, you may pay as little as $1,800. However, if there is significant damage, the average cost will be around $2,900. More intricate jobs involving tunneling, 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 $340
Leak Repair $2,712
Stabilization $4,685
Underpinning $1,302
Waterproofing $2,994

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Frequently Asked Questions About Foundation Repair in Dearborn

How much does foundation repair cost in Dearborn?

Foundation repair costs about $2,900 in Dearborn. The final numbers depend on what type of repair you need and how severe the damage is.

What's the most popular foundation type in Dearborn?

Dearborn-area homes use several foundation types, from concrete slabs and pier-and-beam foundations to crawlspaces and basements.

When do I need to waterproof my foundation?

You'll typically need to waterproof your foundation when you see any of these signs:
  • Discoloration or odors
  • Mold and mildew
  • Plumbing leaks
  • Flooding
  • Hairline cracks
  • Uneven floors
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.

Are there telltale signs I should avoid a particular foundation company?

Some "red flags" indicating a foundation company to avoid include a high number of complaints, inadequate qualifications, unclear pricing, pushy salespeople, inadequate warranty coverage, and poor communication.

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

Sources

U.S. Census Bureau (American Communities Survey)