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Best 5 Foundation Repair Companies in Kansas City, MO

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

Kansas City gets 41 inches of rain each year, so Kansas City residents need firm foundations to safeguard their properties. A building company can help you detect issues such as cracking and shifting before they threaten your home's structural integrity. Discover Kansas City's most reputable foundation repair companies according to our thorough research.

5 Best Foundation Repair Companies in Kansas City

KC Waterproofing and Foundation Repair Logo

KC Waterproofing and Foundation Repair

5/5
Based on 608 customer reviews.

Services Offered

Concrete Vapor Barrier Foundation Installation Leveling Foundation Repair French Drains Retaining Walls Inspection Foundation Waterproofing Sealing Crack Repair Sump Pumps Crawl Space Encapsulation Underpinnings Sidewalks

Highlights

  • Free quotes
  • Transparent pricing
  • Good customer service
24 W 15th Ave, North Kansas City, MO 816-720-7457 kcwaterproofing.com
Olshan Foundation Repair Logo

Olshan Foundation Repair

4.9/5
Based on 480 customer reviews.

Services Offered

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

Highlights

  • Transparent pricing
  • Free quotes
  • Helps educate customers
6003 Arlington Ave, Raytown, MO 816-333-8888 olshanfoundation.com
City of Fountains Foundation Repair Co Logo

City of Fountains Foundation Repair Co

4.7/5
Based on 26 customer reviews.

Services Offered

Inspection Foundation Repair Leveling Concrete Foundation Installation Grading Retaining Walls

Highlights

  • Good customer service
  • Transparent pricing
  • Helps educate customers
2345 Grand Blvd, Kansas City, MO 816-320-6981 foundationrepair-kansascity.com
LifeProof Foundation Systems Logo

LifeProof Foundation Systems

4.7/5
Based on 20 customer reviews.

Services Offered

Leveling Foundation Repair Sump Pumps Foundation Installation Driveways

Highlights

  • Transparent pricing
  • Free quotes
  • Good customer service
714 Linwood Blvd Suit 4, Kansas City, MO 816-421-9125 lifeprooffoundationsystems.com

More Local Foundation Repair Companies

Foundation King

User Reviews: 4.7/5 

10119 E Truman Rd
Independence, MO 64052

Heartland Foundation Repair of Kansas City

User Reviews: 4.7/5 

3017 Strong Ave
Kansas City, KS 66106

Midwest Basement Solutions

User Reviews: 4.7/5 

6000 Nall Ave
Mission, KS 66202

Grant Renne & Sons Inc

User Reviews: 4.7/5 

1200 E 8th St
Kansas City, MO 64106

Foundation 1

User Reviews: 4.7/5 

7448 Blue Ridge Blvd
Raytown, MO 64133

DLN Solutions | Foundation Repair

User Reviews: 4.6/5 

6609 N Montgall Cir
Gladstone, MO 64119

Smart Foundation Repair and Basement Waterproofing Kansas City

User Reviews: 4.6/5 

5520 Raytown Rd
Raytown, MO 64133

JH Restoration & Foundation Repair

User Reviews: 4.6/5 

7501 NW 80th Terrace
Kansas City, MO 64152

Olson Foundation Repair

User Reviews: 4.5/5 

7500 Blue Ridge Blvd
Kansas City, MO 64138

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 Kansas City
Average Max Temp: 64°F
Average Min Temp: 45°F
Average Monthly Precipitation: 3.38"
Percent of Homes With Basements 60%
Average Cost of Foundation Repair: $2,260
Average Cost of Foundation Waterproofing: $2,367

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 Kansas City

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

  • Standing water: Pooling water around your home can be menacing to your foundation's integrity, especially when it collects in areas your drainage system doesn't protect.
  • Aging plumbing: The average Kansas City home construction year is 1974. If you live in an older home, it's likely to have cast-iron plumbing. When the pipes start eroding, leaking water could reach your foundation and even pool beneath it.
  • Improper modifications: Roofing or landscaping work that wasn't performed properly could lead to your foundation settling.
  • Tree Roots: Tree roots can encroach on a home's foundation through crevices, and may exert pressure that leads to your foundation cracking, pipes rupturing, and overall structural weakening.

How to Choose the Best Foundation Repair Company

Your home's foundation is vital to its structural integrity, so it's important to work with a trustworthy foundation repair firm. Evaluate each contractor using the following factors:

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 more insight into a company's experience. You should ask about local building codes, inspection processes and permit ordinances.

One of the easiest 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 leading companies publish educational content for potential customers.

Customer Reviews

We advise examining the company's Better Business Bureau (BBB) profile to determine whether it's accredited and has a high 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. Remember that complaints don't necessarily mean a contractor is unqualified. BBB comments also show how companies resolve complaints. A responsive team that aims to achieve positive outcomes is a good one. Don't work with a company if you don't see clear communication about problems.

Foundation Repair Cost in Kansas City

The price of foundation repair can differ quite significantly depending on the scale of the issues and what's required to resolve them. For minor foundation fissures and settling issues, you may pay as little as $1,800. However, if there is significant deterioration, the normal cost falls at about $2,300. More involved projects involving excavating, helical piers, or major mudjacking could cost upwards of $6,600. Below are the average foundation repair costs for common issues.

Common Foundation Repair Services Average Cost
Crack Repair $282
Leak Repair $2,153
Stabilization $3,650
Underpinning $1,084
Waterproofing $2,367

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Frequently Asked Questions About Foundation Repair in Kansas City

How much does foundation repair cost in Kansas City?

You could pay about $2,300 on materials and labor for your foundation project. Ultimately, your expenses will depend on your specific needs and the extent of the damage.

How long does foundation repair usually take?

The time to complete a foundation repair job usually depends on the contractor's efficiency, the extent of the damage, and the repair method used. Foundation repairs can take several days for minor issues to 2-4 weeks for more extensive problems. It's crucial to consult with a specialist 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 reduce the chances of foundation issues:
  • Ensure your home's gutters and downspouts are in good condition and direct water away from your foundation to avoid 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 minimizing the risk of foundation issues.
  • Inspect your foundation for signs of damage, and fix any issues immediately.

What are some "red flags" indicating a foundation company to avoid?

There are several signs that you should avoid a particular foundation contractor. Watch out for poor online reviews, unresponsiveness, inadequate credentials, lack of insurance, and high-pressure sales tactics. Above all, do your research, trust your instincts, and get multiple estimates for the most decision-making power.

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)