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Best 5 Foundation Repair Companies in Independence, MO

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

Your Independence home's stability depends on the health of its foundation. A building company can identify issues such as cracking and shifting before they endanger your home's structural integrity. Start your foundation company search with these Independence specialists.

5 Best Foundation Repair Companies in Independence

Olshan Foundation Repair Logo

Olshan Foundation Repair

4.9/5
Based on 328 customer reviews.

Services Offered

Foundation Waterproofing Crawl Space Encapsulation Garages Grading Concrete Leveling Maintenance Foundation Installation Inspection Sidewalks Driveways Retaining Walls Sump Pumps Foundation Repair Sealing

Highlights

  • Transparent pricing
  • Helps educate customers
  • Free quotes
6003 Arlington Ave, Raytown, MO 816-333-8888 olshanfoundation.com
Foundation 1 Logo

Foundation 1

4.7/5
Based on 198 customer reviews.

Services Offered

Underpinnings French Drains Foundation Repair Retaining Walls Stabilization Sump Pumps Concrete Crawl Space Encapsulation Sidewalks Foundation Waterproofing Inspection Foundation Installation Leveling Mudjacking Crack Repair

Highlights

  • Good customer service
  • Transparent pricing
  • Free quotes
7448 Blue Ridge Blvd, Raytown, MO 816-482-0552 foundation1.net
Absolute Masonry & Foundation Logo

Absolute Masonry & Foundation

4.6/5
Based on 45 customer reviews.

Services Offered

Foundation Installation Grading Retaining Walls Foundation Repair Sealing Foundation Replacement Concrete Masonry Leveling French Drains Sump Pumps Inspection Foundation Waterproofing

Highlights

  • Transparent pricing
  • Helps educate customers
  • Good customer service
2307 Nw S Outer Rd Ste. 207, Blue Springs, MO 913-228-1671 absolutefoundationkc.com
Everstead Logo

Everstead

4.6/5
Based on 43 customer reviews.

Services Offered

Foundation Repair Grading Inspection Foundation Installation Retaining Walls

Highlights

  • Punctual service
  • Free quotes
  • Transparent pricing
3741 Ne Troon Dr Suite 200, Lee's Summit, MO 816-399-4901 everstead.com

More Local Foundation Repair Companies

Smart Foundation Repair and Basement Waterproofing Kansas City

User Reviews: 4.6/5 

5520 Raytown Rd
Raytown, MO 64133

KJ Remodeling

User Reviews: 4.5/5 

417 S Spring St
Independence, MO 64050

ABI Corporation

User Reviews: 4.4/5 

1271 NE Delta School Rd
Lee's Summit, MO 64064

Pro Foundation Technology, Inc.

User Reviews: 4.2/5 

5525 Raytown Rd
Raytown, MO 64133

Grant Renne & Sons, Inc.

User Reviews: 4.7/5 

1200 E 8th St
Kansas City, MO 64106

KC Waterproofing and Foundation Repair

User Reviews: 5/5 

24 W 15th Ave
North Kansas City, MO 64116

LifeProof Foundation Systems

User Reviews: 4.7/5 

714 Linwood Blvd Suit 4
Kansas City, MO 64109

City of Fountains Foundation Repair Co

User Reviews: 4.7/5 

2345 Grand Blvd
Kansas City, MO 64108

Rescue 1 Construction

User Reviews: 4.3/5 

212 NE Main St #I
Lee's Summit, MO 64063

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 Independence
Average Max Temp: 64°F
Average Min Temp: 45°F
Average Monthly Precipitation: 3.38"
Percent of Homes With Basements 90%
Average Cost of Foundation Repair: $2,510
Average Cost of Foundation Waterproofing: $2,631

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 Independence

A home in Independence might experience foundation issues for multiple reasons. Some are unique to the local environment, while others are prevalent nationwide. They include:

  • Aging plumbing: The average Independence home construction year is 1967. 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: Roofing or landscaping work that wasn't performed to standard could lead to your foundation settling.
  • Standing water: Water accumulation around your home can threaten your foundation's integrity, especially when it gathers in areas your drainage system doesn't cover.
  • Tree Roots: Tree roots can enter a home's foundation through crevices, and may create stress that leads to your foundation breaking, pipes leaking, and overall structural deterioration.

How to Choose the Best Foundation Repair Company

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

Licensing and Experience

Missouri doesn't issue contractor licenses, but foundation repair companies must still register with the Secretary of State. Local governments often have their own licensing requirements for contractors. Talk to staff to gain additional insight into a company's experience. You should ask about local inspection processes, building codes and permit ordinances.

Contractor websites are some of the best places to do your research. Typically, a business will discuss how long it's been in the industry. It might also share other content to assist prospective customers.

Customer Reviews

We suggest reviewing the company's Better Business Bureau (BBB) profile to find out whether it's accredited and has a good customer review score. You can check whether other homeowners have reported 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. BBB comments also show how companies handle complaints. A proactive team that aims to achieve amicable outcomes is a good one. Avoid a company if you don't see effective communication about problems.

Foundation Repair Cost in Independence

The price of foundation repair can differ quite significantly based on the extent of the issues and what must be fixed. For minor foundation fissures and settling concerns, you may pay as little as $1,800. However, if there is considerable deterioration, the typical cost is about $2,500. More complex projects requiring digging, helical piers, or major mudjacking could cost $6,700+. This table shows the average foundation repair costs for common issues.

Common Foundation Repair Services Average Cost
Crack Repair $306
Leak Repair $2,389
Stabilization $4,086
Underpinning $1,176
Waterproofing $2,631

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Frequently Asked Questions About Foundation Repair in Independence

How much does foundation repair cost in Independence?

You could pay about $2,500 on materials and labor for your foundation project. Ultimately, your expenses will depend on your specific needs and the extent of the foundation damage.

What are some signs I need foundation waterproofing?

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

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

How long does foundation repair usually take?

The time to complete a foundation repair job usually depends on the contractor's efficiency, the repair method used, and the extent of the damage. Foundation repairs can take just a few days for minor issues to 2-4 weeks for more extensive problems. It's crucial to consult with an expert to get a more accurate estimate for your specific situation.

What preventive measures can I take to avoid foundation issues?

You can take several preventive measures to avoid foundation issues:
  • Make sure your home's gutters and downspouts are properly installed and direct water away from your foundation to prevent water accumulation.
  • Irrigate the soil around your foundation evenly, especially during dry spells, to prevent shrinking and expansion.
  • If possible, grade the soil around your home to slope away from your foundation, promoting water drainage and reducing the risk of foundation issues.
  • Keep an eye on 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)