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Best 5 Foundation Repair Companies in Charleston, SC

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Written By Max Peterson|Last Updated: May 18, 2024

There's a lot to enjoy about living in Charleston, but the city comes with some drawbacks. The heat in South Carolina brings the ground to crack, shifting foundations and giving local homeowners headaches. If you notice shifting walls, cracks, standing water, or sticky doors, a local foundation contractor can identify and fix the problem before it worsens. Discover Charleston's most reputable foundation repair companies according to our extensive research.

5 Best Foundation Repair Companies in Charleston

CNT Foundations Logo

CNT Foundations

4.7/5
Based on 299 customer reviews.

Services Offered

MasonryMold RemediationDrivewaysConcreteRetaining WallsGrading And LevelingSump PumpsSealingCrawl Space EncapsulationRepair

Highlights

  • Free quotes
  • Good customer service
  • Transparent pricing
3362 Navajo St, North Charleston, SC 843-970-1382 yourfoundationexperts.com
Crawlspace Medic of Mt Pleasant Logo

Crawlspace Medic of Mt Pleasant

4.6/5
Based on 74 customer reviews.

Services Offered

MasonryRetaining WallsInspectionGrading And LevelingCrawl Space EncapsulationFrench DrainsSealingWaterproofingSump PumpsMold RemediationRepair

Highlights

  • Good customer service
  • Free quotes
  • Helps educate customers
800 Johnnie Dodds Blvd Suite 206, Mt Pleasant, SC 843-225-7892 crawlspacemedic.com
Palmetto Environmental Solutions Logo

Palmetto Environmental Solutions

4.5/5
Based on 73 customer reviews.

Services Offered

Grading And LevelingRepairInspectionMold RemediationCrawl Space Encapsulation

Highlights

  • Punctual service
  • Free quotes
  • Transparent pricing
455 Long Point Rd Ste J, Mt Pleasant, SC 843-310-0110 palmettoenvironmentalsolutions.com
First Team Construction, Inc. Logo

First Team Construction

4.4/5
Based on 27 customer reviews.

Services Offered

Retaining WallsRepairCrawl Space EncapsulationMasonryFrench DrainsMold RemediationConcrete

Highlights

  • Good customer service
  • Transparent pricing
  • Free quotes
504 Minim St, Charleston, SC 843-873-8030 1stteamconstruction.com
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Facts about Charleston
Average Max Temp:74°F
Average Min Temp:59°F
Average Monthly Precipitation:4.09"
Percent of Homes With Basements0%
Average Cost of Foundation Repair:$2,732
Average Cost of Foundation Waterproofing:$2,866

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 Charleston

Some common reasons why Charleston homeowners face foundation troubles include:

  • Soil composition: Soil with large sand or clay concentrations is highly expansive. In the heavy rainfall Charleston receives, the soil soaks up moisture like a sponge, then releases it in dry seasons. The constant expansion and contraction stresses nearby foundations, even if the foundations keep dry.
  • Aging plumbing: The average Charleston home construction year is 1972. 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 result in your foundation settling.
  • Standing water: Water accumulation around your home can threaten your foundation, especially when it gathers in areas your gutter system doesn't cover.
  • Tree Roots: Tree roots can intrude into a home's foundation through cracks, and may exert pressure that results in your foundation breaking, pipes rupturing, and overall structural destabilization.

How to Choose the Best Foundation Repair Company

Choosing a foundation contractor doesn't have to be complicated. We encourage you to write down what you desire most in a company, then evaluate each contractor on your list against these attributes.

Licensing and Experience

According to the South Carolina Department of Labor, Licensing, and Regulation, foundation repair companies need a general contractor's license. Contractors that do not perform commercial work can pursue licensure from the Residential Builders Commission. To further understand your contractor's experience, we recommend asking questions about how the company inspects foundations, how its team will draft plans and pull permits, and what local codes apply to your project.

One of the most effective ways to evaluate a company's reputation is to explore its website. Look for the company's years in business and the accreditations its team holds. Many leading companies provide educational content for prospective customers.

Customer Reviews

Before signing a contract with a company, check its online profile with the Better Business Bureau (BBB). You can examine both complaints and positive reviews. Complaints aren't necessarily a red flag in themselves. Instead, discover how a company handles them. If the management team proactively and consistently resolves issues, it's a good sign. However, if the company lacks accreditation, has more negative reviews, and doesn't communicate well, you should think twice about working with it.

Finally, we encourage you to search different websites, including Trustpilot and Google, for additional feedback.

Foundation Repair Cost in Charleston

The price of your foundation repair project can range widely based on the severity of the issues and what must be fixed. For minor foundation cracking and settling concerns, you may pay as little as $1,800. However, if there is considerable deterioration, the typical cost falls at about $2,700. More complex projects requiring digging, helical piers, or major mudjacking could cost $6,800+. See below the average foundation repair costs for common issues.

Common Foundation Repair ServicesAverage Cost
Crack Repair$328
Leak Repair$2,598
Stabilization$4,474
Underpinning$1,258
Waterproofing$2,866

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Frequently Asked Questions About Foundation Repair in Charleston

How much does foundation repair cost in Charleston?

You could pay about $2,700 on materials and labor for your foundation project. Ultimately, your costs will depend on your specific needs and the extent of the foundation damage.

When would I need a foundation replacement, and when could I just get a repair?

If you identified the issue through early warning signs like cracking walls, you'll likely not require a replacement. Usually, replacement's only necessary when the damage is severe and extensive.

Do Charleston foundation repair companies offer warranties or guarantees?

Many foundation repair services offer guarantees. It's important to confirm these warranties with your chosen contractor and be aware of the details.

What preventive measures can I take to avoid foundation issues?

You can take several preventive measures to minimize 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 shrinking and expansion.
  • If possible, grade the soil around your home to angle away from your foundation, promoting water drainage and reducing the risk of foundation issues.
  • Inspect your foundation for signs of damage, and fix 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)