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Best 5 Foundation Repair Companies in Charlottesville, VA

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  3. Foundation Repair
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  5. Charlottesville
Written By Max Peterson|Last Updated: February 05, 2024

Charlottesville gets 44 inches of rain each year, so local residents need firm foundations to safeguard their properties. You should consult a foundation specialist as soon as you can after noticing shifting or cracking walls. Start your foundation company search with these Charlottesville contractors.

5 Best Foundation Repair Companies in Charlottesville

Knott's Home Repair Services Logo

Knott's Home Repair Services

Based on 25 customer reviews.

Services Offered



  • Free quotes
  • Good customer service
  • Transparent pricing
2301 Poplar St, Staunton, VA 540-292-5336 knotts-home-repair-services.business.site
Ogburn Construction, Inc. Logo

Ogburn Construction

Based on 188 customer reviews.

Services Offered

SidewalksRepairConcreteGrading And LevelingDrivewaysSealing


  • Good customer service
  • Free quotes
  • Helps educate customers
2552 Turkey Creek Rd Building #3, Oilville, VA 804-315-2798 ogburnconstructioninc.com
P&R Property Solutions, LLC Logo

P&R Property Solutions

Based on 20 customer reviews.

Services Offered

RepairRetaining Walls


  • Helps educate customers
  • Free quotes
  • Good customer service
10814 Courthouse Rd, Fredericksburg, VA 540-898-9915 pandrpropertysolutions.com
Stable Foundations Logo

Stable Foundations

Based on 77 customer reviews.

Services Offered

SealingRepairRetaining WallsGrading And LevelingConcreteCrawl Space EncapsulationMasonrySump PumpsWaterproofingInspection


  • Punctual service
  • Free quotes
  • Helps educate customers
12439 Maple St, Ashland, VA 804-798-7880 stablefoundations.com

More Local Foundation Repair Companies

Walder Foundation Products

User Reviews: 4.7/5 

12439 Maple St
Ashland, VA 23005

Superior Walls of Central Virginia

User Reviews: 4.4/5 

10101 Superior Way
Amelia Court House, VA 23002

Summit Waterproofing

User Reviews: 4.6/5 

5 Le Way Dr STE 125
Fredericksburg, VA 22406

Fortress Foundation Solutions

User Reviews: 4.7/5 

129 Vista Centre Dr Suite A
Forest, VA 24551

Abby Construction Co Inc.

User Reviews: 3.9/5 

1319 Lafayette Blvd UNIT 101
Fredericksburg, VA 22401

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 Charlottesville
Average Max Temp:65°F
Average Min Temp:47°F
Average Monthly Precipitation:3.61"
Percent of Homes With Basements98%
Average Cost of Foundation Repair:$3,041
Average Cost of Foundation Waterproofing:$3,193

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 Charlottesville

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

  • Soil composition: Soil with large clay or sand concentrations is highly expansive. In the heavy rainfall Charlottesville experiences, the soil absorbs moisture like a sponge, then releases it in dry seasons. The constant expansion and contraction presses against nearby foundations, even if the foundations keep dry.
  • Improper modifications: Landscaping or roofing work that wasn't performed to standard could result in your foundation settling.
  • Standing water: Water accumulation around your home can be menacing to your foundation's integrity, especially when it gathers in areas your gutters don't cover.
  • Aging plumbing: While many Charlottesville homes are fairly new, some still use cast-iron plumbing. When the pipes start eroding, leaking water could reach your foundation and even pool beneath it.
  • Tree Roots: Tree roots can encroach on a home's foundation through cracks, and may exert pressure that causes your foundation breaking, pipes leaking, and overall structural weakening.

How to Choose the Best Foundation Repair Company

When choosing a foundation contractor, you should consider your personal priorities. Ask each contractor on your list about the following qualities.

Licensing and Experience

The Virginia Department of Professional and Occupational Regulation issues licenses to foundation repair companies. The license a company has determines what work it can do and what size projects it can handle. 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.

Another way to evaluate a company's credibility is to check 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, check out 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. Remember that negative feedback doesn't necessarily mean a contractor is unqualified. BBB comments also show how companies handle complaints. A responsive team that works toward excellent outcomes is a good one. Steer clear of a contractor if you don't see clear communication about problems.

Foundation Repair Cost in Charlottesville

The cost of foundation repair can vary quite a bit depending on the scale of the issues and what needs to be done to fix them. For minor foundation fissures and settling issues, you may pay as little as $1,800. However, if there is substantial damage, the average cost will likely fall around $3,000. More complex jobs involving digging, helical piers, or major mudjacking could cost $6,900 or more. See below the average foundation repair costs for common issues.

Common Foundation Repair ServicesAverage Cost
Crack Repair$358
Leak Repair$2,889

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Frequently Asked Questions About Foundation Repair in Charlottesville

What will I pay to repair my foundation in Charlottesville?

Foundation repair costs about $3,000 in Charlottesville. The final numbers hinge on how severe the damage is and what type of repair you need.

What are the different types of foundations in Charlottesville?

Charlottesville-area homes use several foundation types, from concrete slabs and pier-and-beam foundations to crawlspaces and basements.

What's the time to complete a typical foundation repair job?

The time to complete a foundation repair job usually depends on the repair method used, the extent of the damage, and the contractor's efficiency. Foundation repairs can take just a few days for minor issues to a few 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 prevent foundation issues:
  • Ensure your home's gutters and downspouts are in good condition and direct water away from your foundation to avoid water accumulation.
  • Water the soil around your foundation consistently, especially during dry spells, to prevent expansion and shrinking.
  • If possible, grade the soil around your home to angle away from your foundation, encouraging water drainage and reducing the risk of foundation issues.
  • Inspect your foundation for signs of damage, and address any issues immediately.

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


U.S. Census Bureau (American Communities Survey)