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Best 5 Foundation Repair Companies in Southfield, MI

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  1. Home
  2. Local Pros
  3. Foundation Repair
  4. MI
  5. Southfield
Written By Max Peterson|Last Updated: May 18, 2024

Your Southfield home's stability depends on the health of its foundation. If you notice cracks, sticky doors, shifting walls, or standing water, a local foundation professional can identify and address the problem before it worsens. Discover Southfield's best foundation repair companies according to our extensive research.

5 Best Foundation Repair Companies in Southfield

Everdry Waterproofing of S.E. Michigan Logo

Everdry Waterproofing of S.E. Michigan

4.7/5
Based on 689 customer reviews.

Services Offered

Mold RemediationWaterproofingRetaining WallsSump PumpsMasonrySealingRepairCrawl Space EncapsulationGrading And LevelingInspectionFrench DrainsConcrete

Highlights

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

Michigan Basements

4.6/5
Based on 157 customer reviews.

Services Offered

Retaining WallsSealingRadonRepairSump PumpsCrawl Space EncapsulationInspectionWaterproofing

Highlights

  • Helps educate customers
  • Good customer service
  • Free quotes
2378 Franklin Rd, Bloomfield Twp, MI 248-327-0065 michiganbasements.com
BWM Basement Waterproofing of Michigan Logo

BWM Basement Waterproofing of Michigan

4.5/5
Based on 95 customer reviews.

Services Offered

Mold RemediationWaterproofingInspectionCrawl Space EncapsulationSump PumpsRepairRetaining Walls

Highlights

  • Free quotes
  • Helps educate customers
  • Transparent pricing
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

ConcreteSidewalksGrading And LevelingRepairDriveways

Highlights

  • Good customer service
  • Free quotes
  • Punctual service
2171 Rushmore Dr, Troy, MI 586-914-0516 reliablecustomconcrete.com

More Local Foundation Repair Companies

Tri county basement waterproofing

User Reviews: 4.4/5 

31500 W 13 Mile Rd
Farmington Hills, MI 48334

DriForce Property Restoration

User Reviews: 4.4/5 

1470 Souter Blvd
Troy, MI 48083

D & G Cement Co

User Reviews: 4.3/5 

4 Cabri Ln
Dearborn Heights, MI 48127

HomeSpec Waterproofing and Foundation Repair

User Reviews: 5/5 

3501 S Henry Ruff Rd
Westland, MI 48186

Finished Basements Plus

User Reviews: 4.5/5 

2550 Oakley Park Rd Suite 200
Commerce Charter Twp, MI 48390

Affordable Dry Basement

User Reviews: 5/5 

636 N Hix Rd
Westland, MI 48185

Lemus Concrete Co.

User Reviews: 4.5/5 

856 Cesar E Chavez Ave
Pontiac, MI 48340

On The Level Concrete Raising Inc

User Reviews: 4.5/5 

43634 Utica Rd
Sterling Heights, MI 48314

Foundation Solutions 360

User Reviews: 4.5/5 

34400 Klein Rd
Fraser, MI 48026

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 Southfield
Average Max Temp:55°F
Average Min Temp:40°F
Average Monthly Precipitation:2.76"
Percent of Homes With Basements45%
Average Cost of Foundation Repair:$3,403
Average Cost of Foundation Waterproofing:$3,575

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 Southfield

Foundation issues have a few possible causes. Here are the most prevalent ones for Southfield residents:

  • Topsoil Frost: When temperatures plunge, topsoil freezes rapidly and lower layers can't expand, pushing upper layers to heave and permanently damage infrastructure.
  • Aging plumbing: The average Southfield home construction year is 1969. If you live in an older home, it's likely to have cast-iron plumbing. When the pipes start to erode, leaking water could reach your foundation and even pool beneath it.
  • Improper modifications: Landscaping or roofing work that wasn't completed to standard could lead to your foundation settling.
  • Standing water: Water accumulation around your home can harm your foundation, especially when it collects in areas your gutter system doesn't reach.

How to Choose the Best Foundation Repair Company

To choose a foundation repair business, you should consider what's most important to you. Use this guide to help you go through 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 what local codes apply to your project, how its team will draft plans and pull permits, and how the company inspects foundations.

Another way to measure a company's reputation is to look at 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

When you're researching a company's reputation, head to its Better Business Bureau (BBB) profile. There, you can find its "letter grade" rating and a list of customer reviews, both complaints and positive experiences. Complaints aren't necessarily a red flag in themselves. You want to discover how a company responds to them. If the management team consistently and proactively resolves issues, it's a good sign. However, if the company lacks accreditation, has more negative reviews, and doesn't communicate properly, you should think twice about working with it.

Lastly, we recommend you search additional sites, like Trustpilot and Google, for more opinions.

Foundation Repair Cost in Southfield

The price of your foundation repair project can differ quite significantly depending on the severity of the issues and what must be fixed. For minor foundation cracking and settling concerns, you may pay as little as $1,900. However, if there is substantial damage, the typical cost falls at about $3,400. More involved projects requiring excavating, helical piers, or major mudjacking could cost $7,000+. See below the average foundation repair costs for common issues.

Common Foundation Repair ServicesAverage 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 Southfield

How much does foundation repair cost in Southfield?

You could spend about $3,400 on materials and labor for your foundation project. Ultimately, your costs will depend on your specific needs and the extent of the foundation damage.

What's the most popular foundation type in Southfield?

The top four foundation types in Southfield are slab foundations, basements, crawlspaces, and pile-and-beam assemblies. The specific type your property has will depend on local temperatures, soil quality, and flood risk.

Is foundation repair covered under my homeowners insurance?

Sometimes. Whether you'll have coverage depends on the kind of insurance you have and the cause of the foundation damage. Earthquake or flood insurance will typically cover foundation damage caused by those specific disasters. Homeowners insurance can cover damage from other disasters, but will not cover normal wear and tear. We recommend speaking with your insurance agent about the extent of your policy and how to file a claim.

What preventive measures can I take to avoid foundation issues?

You can take several preventive measures to reduce the chances of foundation issues:
  • Make sure your home's gutters and downspouts are in good condition and direct water away from your foundation to prevent water accumulation.
  • Water the soil around your foundation evenly, especially during dry spells, to prevent expansion and shrinking.
  • If possible, grade the soil around your home to slope away from your foundation, promoting water drainage and minimizing the risk of foundation issues.
  • Inspect your foundation for signs of damage, and repair any issues promptly.

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)