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Best 5 Foundation Repair Companies in Royal Oak, MI

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  3. Foundation Repair
  4. MI
  5. Royal Oak
Written By Max Peterson | Last Updated: February 05, 2024

Your Royal Oak home's well-being depends on the health of its foundation. If you see shifting walls, cracks, standing water, or sticky doors, a local foundation professional can identify and fix the problem before it worsens. Start your foundation company search with these Royal Oak contractors.

5 Best Foundation Repair Companies in Royal Oak

Everdry Waterproofing of S.E. Michigan Logo

Everdry Waterproofing of S.E. Michigan

4.7/5
Based on 689 customer reviews.

Services Offered

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

Highlights

  • Helps educate customers
  • Transparent pricing
  • Good customer service
33533 Mound Rd, Sterling Heights, MI 586-400-2343 everdrymichigan.com
BWM Basement Waterproofing of Michigan Logo

BWM Basement Waterproofing of Michigan

4.5/5
Based on 95 customer reviews.

Services Offered

Sump Pumps Crawl Space Encapsulation Mold Remediation Waterproofing Inspection Repair Retaining Walls

Highlights

  • Helps educate customers
  • Transparent pricing
  • Free quotes
977 E 14 Mile Rd #1003, Troy, MI 800-379-5240 fixmybasement.com
Reliable Custom Concrete, Inc. Logo

Reliable Custom Concrete

4.5/5
Based on 90 customer reviews.

Services Offered

Sidewalks Driveways Repair Grading And Leveling Concrete

Highlights

  • Good customer service
  • Transparent pricing
  • Punctual service
2171 Rushmore Dr, Troy, MI 586-914-0516 reliablecustomconcrete.com
DriForce Property Restoration Logo

DriForce Property Restoration

4.4/5
Based on 56 customer reviews.

Services Offered

Repair Mold Remediation Grading And Leveling

Highlights

  • Free quotes
  • Helps educate customers
  • Good customer service
1470 Souter Blvd, Troy, MI 888-838-7170 driforce.com

More Local Foundation Repair Companies

On The Level Concrete Raising Inc

User Reviews: 4.5/5 

43634 Utica Rd
Sterling Heights, MI 48314

Michigan Basements

User Reviews: 4.6/5 

2378 Franklin Rd
Bloomfield Twp, MI 48302

Foundation Solutions 360

User Reviews: 4.5/5 

34400 Klein Rd
Fraser, MI 48026

Tri county basement waterproofing

User Reviews: 4.5/5 

31500 W 13 Mile Rd
Farmington Hills, MI 48334

Brickworks Property Restoration

User Reviews: 5/5 

35122 Cordelia St
Clinton Twp, MI 48035

D & G Cement Co

User Reviews: 4.4/5 

4 Cabri Ln
Dearborn Heights, MI 48127

Lemus Concrete Co.

User Reviews: 4.5/5 

856 Cesar E Chavez Ave
Pontiac, MI 48340

StayDry Basement Waterproofing

User Reviews: 4.4/5 

6825 N Rochester Rd
Rochester Hills, MI 48306

HomeSpec Waterproofing and Foundation Repair

User Reviews: 5/5 

3501 S Henry Ruff Rd
Westland, MI 48186

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 Royal Oak
Average Max Temp: 55°F
Average Min Temp: 40°F
Average Monthly Precipitation: 2.76"
Percent of Homes With Basements 75%
Average Cost of Foundation Repair: $3,403
Average Cost of Foundation Waterproofing: $3,575

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Common Causes of Foundation Problems in Royal Oak

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

  • Topsoil Frost: When temperatures plummet, topsoil freezes rapidly 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 eroding, leaking water could reach your foundation and even pool beneath it.
  • Improper modifications: Landscaping or roofing work that wasn't completed to standard could result in your foundation settling.
  • Standing water: Standing water around your home can threaten 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 crevices, and may create stress that causes your foundation fracturing, pipes rupturing, and overall structural deterioration.

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 what local codes apply to your project, how the company inspects foundations, and how its team will draft plans and pull permits.

Contractor websites are excellent places to do your research. Usually, a foundation company will discuss how long it's been operating. It might also publish other content to help prospective customers.

Customer Reviews

We suggest reviewing the company's Better Business Bureau (BBB) profile to see whether it's accredited and has a positive 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. Negative feedback doesn't mean a contractor is bad news. BBB reviews show how the company dealt with complaints. It's a good sign if the company has resolved issues appropriately and proactively. You should steer clear of a company with numerous negative reviews, no certifications, and no communication regarding issues.

Foundation Repair Cost in Royal Oak

The price of foundation repair can range widely depending on the severity of the issues and what must be fixed. For minor foundation cracking and settling problems, you may pay as little as $1,900. However, if there is significant deterioration, the typical cost lands at about $3,400. More involved projects requiring tunneling, helical piers, or major mudjacking could cost $7,000+. Below are the average foundation repair costs for common issues.

Common Foundation Repair Services Average Cost
Crack Repair $393
Leak Repair $3,230
Stabilization $5,646
Underpinning $1,504
Waterproofing $3,575

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Frequently Asked Questions About Foundation Repair in Royal Oak

What will I pay to repair my foundation in Royal Oak?

Foundation repair costs about $3,400 in Royal Oak. The final numbers hinge on what type of repair you need and how severe the damage is.

When do I need to waterproof my foundation?

Some signs your home needs foundation waterproofing include hairline cracks, plumbing leaks, mold or mildew growth, flooding, discoloration or odors, and uneven floors.

Note that there are two kinds of waterproofing. Interior waterproofing involves installing sump pumps and drains or using sealants around a crawlspace. Exterior waterproofing is usually less expensive. It involves installing exterior drains and creating physical barriers between your foundation and lawn.

Are there any warranties or guarantees provided with Royal Oak foundation repair services?

Yes, Royal Oak foundation companies often back their work with warranties or guarantees. The specific terms of each program will vary by contractor, so you should ask about specific terms and conditions.

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, insufficient credentials, hidden fees, high-pressure sales tactics, unsatisfactory guarantee terms, 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)