Best 5 Foundation Repair Companies in Royal Oak, MI

Common Causes of Foundation Problems in Royal Oak

A few factors can lead to foundation issues. These are the most prevalent ones for Royal Oak residents:

• Topsoil Frost: When temperatures plummet, topsoil abruptly ices over and lower layers can't expand, pushing upper layers to heave and permanently damage infrastructure.
• Aging plumbing: Royal Oak has its fair share of older homes, with a median building year of 1960. Many of these properties use cast-iron plumbing. When the pipes start to erode, leakage could reach your foundation and even pool beneath it.
• Improper modifications: Roofing or landscaping work that wasn't performed to standard could result in your foundation settling.
• Standing water: Standing water around your home can harm your foundation's integrity, especially when it collects in areas your gutter system doesn't cover.
• Tree Roots: Tree roots can intrude into a home's foundation through cracks, and may create stress that causes your foundation fracturing, pipes being damaged, and overall structural deterioration.

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 guide to help you steer the process.

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, how the company inspects foundations, and what local codes apply to your project.

One of the best ways to assess a company's reputation is to find its website. Look for the company's years in business and the accreditations its team holds. Many leading companies offer educational content for prospective customers.

Customer Reviews

Before choosing a company, review its online profile with the Better Business Bureau (BBB). You can examine both complaints and positive reviews. Remember that complaints don't necessarily mean a contractor is unqualified. BBB reviews also show how companies handle complaints. A responsive team that aims to achieve excellent outcomes is a good one. Don't work with a contractor if you don't see clear communication about problems.

Foundation Repair Cost in Royal Oak

The cost of foundation repair can vary quite a bit depending on the scale of the issues and what needs to be done to resolve them. For minor foundation fissures and settling issues, you may pay as little as $1,900. However, if there is substantial damage, the average cost will likely fall around $3,400. More complex jobs involving excavation, helical piers, or concrete leveling could cost $7,000 or more. This table shows the average foundation repair costs for common issues.