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A
"First of all they did not charge anything to check my home, but I sure felt like a $50 to $70 fee for their inspection woudl be worth it. After the inspection showed" no settling of the foundation anywhere, he suggested what to do about cracks in my bricks. He was very efficient with his test and very pleasant to speak to. All went well and I would use them again.

-Bobby L.

A
"We had 3 estimates from Angies list,
Drainage (
)was the only one who listen to our concerns,
" allowed my wife & myself to voice our concerns,the price was much less than the other 2 est.they came out at the time they said they would, & finished when
said they would. When they left the job everything look great & so far the drainage is working great, would highly recommend
Drainage

-steven A.

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Local Articles in Detroit

Crawl Spaces

Homes that aren't built on a slab foundation or basement feature crawl spaces to allow for the necessary access to plumbing, electrical and other home systems.

crack in concrete driveway
Foundation Repair

Many homeowners worry about the severity of foundation cracks in the basement.

Angie's List
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Contractors say homeowners with this trait are the most satisfied with home improvement projects.

Relying solely on measurements to determine the condition of a foundation often leads to risks incurring further damage to a home, says Granott. (Photo courtesy of Angie's List member Dale W. of Boones Mill, Virginia.)
Foundation Repair

Measuring your foundation for levelness alone is not enough to determine if your foundation needs repair. A foundation expert will evaluate all the factors.

Download the Angie's List Fall Maintenance Guide to get started on protecting your home from potentially damaging winter weather. (Graphic design by Matt Mukerjee)
Heating & A/C, Deck Maintenance, Lawn Fertilization & Treatment, Water Heaters, Plumbing, Roofing, Gutter Cleaning, Garage Doors, Fireplaces, Chimney Sweep, Insulation, Auto Service, Foundation Repair, Lawn Irrigation, Tree Service, Windows

When tree leaves and temperatures begin falling, it's a sign winter is on its way. Use this fall maintenance checklist to protect your home from winter damage.

Angie's Answers

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Unfortunately this is not something you will easily resolve; and even if you were to win, the amount of time and funds spent will probably exceed the cost of the actual repair.

Each state has different rules on what "as-is" means, but almost all use the term when it comes to realestate sales.  At two years, you are facing a hurdle that any issue could be the result of new conditions, acceptable wear / settlement, etc.  Has there been any changes in the area? (New house built next door, new addition, earthquake, flooding, etc?)

While you may have been given a home warranty with the purchase (do check your sales paperwork to see if there is any warranty and what it covers for how long) the house is sold to you as-is; it is your responsibility to raise concerns prior to taking over the house, so going back two years later is a huge up hill batle.

The home inspector is also going to be found faultless, as their reports almost always have words like "consult with an expert. . ." after each report section and they have disclaimers for missed items, etc. I got certified as a home inspector and was surprised at just how little they actually require you to know to become an inspector. They are really just an extra pair of eyes to help inexpereinced home owners look where most people don't look or go.  You even mention that the repair work was well masked, so you didn't notice it until you began looking for it.  A good inspector might have caught it, but you won't win any court cases proving yours wasn't good enough.

The Seller will claim that any foundation issues were fixed and resolved, which is why they marked "No" on the foundation issue section.  They fixed it; so it was no longer an issue.  If it came back, that is a new issue.  You and I know this is bogus, but to win in court you have to prove intent; and the builder can easily show they thought it was fixed.  Or, they might even be able to claim they were unaware - the repairs were from the previous owner, and were hidden so well HE and YOU didn't notice them.

So the next step is to meet with your home insurance agent.  As I mentioned above, if there have been any enviromental changes (a new house next door could have changed the underground water table flow or pressures, for example) you may be covered.  Even if there are no issues, you still may have a policy that allows for major repairs to be covered after a certian cost threshold, etc.  You'd be surprised at what your home owners insurance covers - find out first; they might have in house or low cost engineers who will do the initial inspection, etc.  They also will provide advice on your home sale; if they think you have a case against the Seller.

Best of luck on this issue.  Make sure any solution you pay for solves the cause (Stress on the wall), and doesn't just fix the results (cracks).




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For this type of job, you need plans and specs from an Architectural/Engineering firm before thinking about contractors - and to get a building permit. Ben's method would work and done incrementally could cost well over $100,000 plus as he says, but this not really the most economic way to approach this big a job. A House Mover or Foundation Underpinning specialty company can usually slide your house onto a whole new foundation, or jack it up on steel beams and hold it there while a basement is dug underneath it, without any intermediate piers. The jacking/move cost would probably be on the order of $30-40,000, and a new basement probably about $40-50,000 - rough ballpark, though I have been involved in some 1000-1500SF single story jobs that went for under $70,000 total. I have been involved in a fair number of these type jobs - and the way the numbers come out, if there is room on the property to move the house, it is almost always nearly as cheap or cheaper to build an equivalent square footage (basement plus ground level) addition rather than add a basement under the house, and that way your new footage is half above ground so worth more on resale, plus you do not lose use of the house for a month or two. Second cheapest is usually sliding house to a new foundation, if property is large enough to do this - though house is totally cut off from utilities for a week to three. Most expensive, and usually only done in tight city environments or with full 2 story or higher houses, is adding the foundation in place, though your utility interruptions should be on the order of hours at a time rather than days or weeks. Talk to an architect - I think you will quickly lean towards the addition option rather than adding a basement - it is just too expensive to deepen foundations in most cases, plus you WILL get cracking in the house and possible water and sewer pipe problems in a move/underpinning job, which is not the case with an addition. This become more likely the case since you want to add 8 feet off the back of the home anyway - so why not just enlarge the addition and do it all that way - MUCH simpler, and MUCH less disruption of your life, and you get much higher resale return on your investment.
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Foundation Repair reviews in Detroit

A

Rating
Great, they called me, gave me a time that the person would come. Sent an email with
Detroit Foundation Contractors Provider Name Locked
's information so I could contact him directly if I needed. I texted him the morning of just to confirm and make sure he had my number so could text if he needed to. He confirmed, texted me on the way to let me know. Texted me to let me know he ran into traffic because of rain. Arrived only 10 mins late, took a look and took pictures and notes and put together a quick estimate. Explained everything to me and later followed up with that same estimate in writing via email. He was super nice, super polite and a pleasure to work with. I'm still getting other quotes but even if their prices are a bit lower I'd be inclined to work with them because of his professionalism. I also felt like he was honest. He told me how long they were scheduling out and what to expect. I want it done yesterday and of course that can't happen :)
- Jessi H.
A

Rating
Perfect.
Detroit Foundation Contractors Provider Name Locked
and Her crew did an awesome job. Took their time and competed all aspects of the job in a way that demonstrated their professionalism. They went above and beyond what we expected. If you need a house or building leveled you will not go wrong hiring this company.
- Mark M.
A

Rating
Detroit Foundation Contractors Provider Name Locked
came in April, inspected the interior, exterior and foundation of the house. He educated us what was going on with our foundation and recommended a handyman that could install a dryer vent for us. We hired the handyman and got the dryer vent installed. Then we called
Detroit Foundation Contractors Provider Name Locked
again in mid August and said we would like to do the repairs and retrofit. They honored the estimate even though it was past 45 days, and scheduled the job for the following week. The job was done in a day in a half.
Detroit Foundation Contractors Provider Name Locked
kept us informed how the job was going and times that they would arrive and finish. Everything went smoothly.
- DANA W.
A

Rating
Working with this company was great.
Detroit Foundation Contractors Provider Name Locked
responded quickly, came out right away to look at what we needed, discussed in detail what he proposed, scheduled work easily, The work appears to be quality. We feel so much better to have the basement cracks taken care of and have the warranty to back it up.
- Cynthia P.
A

Rating
It went very smoothly from the initial estimate to the end of the job.
Detroit Foundation Contractors Provider Name Locked
was great in explaining what I needed to have done and why and didn't try to upsell me on anything that other companies had said I needed. He also took numerous calls from me before and after installation to answer all my questions. After discovering a leak under the house, it was determined that 16 piers were needed. The crew was out for two day digging and installing with little interruption to me. I appreciate the workers quickness and
Detroit Foundation Contractors Provider Name Locked
the supervisor was great to keep me updated on what was going on. It turned out to be a lot less trouble than I had been anticipating. I would recommend them for anyone who needs to have foundation work done.
- CHRISTI W.
A

Rating
i contacted
Detroit Foundation Contractors Provider Name Locked
and Basement Repair a few months ago to get an opinion on one horizontal and two vertical cracks in 2 of my basement walls. I did not have any water issues, but wanted to know if I needed to be concerned about the cracks. Due to their workload, it took a while for them to free up time for me, but
Detroit Foundation Contractors Provider Name Locked
kept me updated along the way as to when he might be able to fit me in. Today, his son
Detroit Foundation Contractors Provider Name Locked
came by to inspect the walls.
Detroit Foundation Contractors Provider Name Locked
was professional, prompt, and put my mind at ease by letting me know that I did not need to worry about the cracks. He explained what they were, and when I asked if I needed to do something to prevent any water problems in the future, he said that it wasn't necessary; he said he did not want to sell me something that I did not need. I really appreciated the honesty and respect I received from
Detroit Foundation Contractors Provider Name Locked
, and I will definitely use
Detroit Foundation Contractors Provider Name Locked
in the future if the need arises.
- rae ann M.
C

Rating
Terrible responsiveness. Didn't finish the job anywhere close to when I had asked them to finish it. There was a lot of rain at that time of year so that was part of the problem. The main thing is that I could never get a hold of them though.
- Benjamin W.
A

Rating
I have a concern that I didn't know if it is a handyman or foundation related work. I decided to contact a foundation company just to be sure.
Detroit Foundation Contractors Provider Name Locked
answered the phone immediately when I called. He understood my concern right away, and started giving me step-by-step instructions on how to fix it myself, from shopping for the right material to finishing the job properly. He made it clear that it's a
Detroit Foundation Contractors Provider Name Locked
and inexpensive DIY job. He explained each step in details, and answered all my questions. Now I am eager to get this DIY project started.
Per my request,
Detroit Foundation Contractors Provider Name Locked
gave me an estimate if I decide not to take the DIY approach, and the estimate is very reasonable. Also, since he answered the phone himself, my concern was addressed right away. I truly appreciate his help. Thanks again
Detroit Foundation Contractors Provider Name Locked
!
- Wendy C.

Foundation Contractors in Detroit

Companies below are listed in alphabetical order. To view top rated service providers along with reviews and ratings, Join Angie's List Now!

4-Ever Water-Tite

33333 Kelly Rd
Fraser

5 Star Construction and Design

2899 E. Big Beaver Rd.
Troy

A & M Basement Waterproofing

62115 Hidden Pond Dr
Washington

A to Z Home Remodeling Co.

17601 Roselawn St
Detroit

A-1 Concrete Leveling Southeast Michigan

6590 Rawsonville Rd
Belleville

A-1 ROOFING & SIDING

37838 Seaway Court
Harrison Township

A1 Construction Solutions LLC

7760 Willow Rd
Saline

AAA CONSTRUCTION CO

12117 ROSA PARKS BLVD
Detroit

AC & D Contracting

2568 Eaton Gate Rd.
Lake Orion

Action Fire Repair Corporation

29157 Five Mile Road
Livonia

active asphalt

46537 Ecorse Rd
Belleville

Active Basement Waterproofing

3456 Burns St
Detroit

Advance Home Inspectors

7261 Voerner Ave
Center Line

Advance Restoration

22815 Macomb Industrial Dr
Clinton Township

Affordable Dry Basement

37501 Lyndon
Livonia

Affordable Property Services, LLC

38070 Mast
Harrison Township

All Type Landscape Co

P.O. Box 201
Whittaker

Allied building & contracting

12865 Leech Dr
Sterling Heights

ALWAYS BUILDING CO

5204 Jackson Rd
Ann Arbor

Anchor Masonry, LLC

37642 S Groesbeck Hwy
Clinton Township

ANDRE GELLE CONSTRUCTION

26190 GROESBECK HWY
Warren

APOLLO HOME IMPROVEMENT

P.O. Box 23009
Dearborn

ARGON CONSTRUCTION SERVICES INC

3773 E ELLSWORTH RD
Ann Arbor

ARK Foundation Repair & Waterproofing LLC

10740 Fowlerville Rd
Fowlerville

Arnolds Home Improvement

1770 Tremainsville Rd

Atlantic Coast Waterproofing Inc

8101 Sheraton Park Dr
Fenton

Attention To Detail

28 South HIGHLAND
Mt. Clemens

Bauer Builders Inc.

53590 Andrew Cir
New Baltimore

Bayside Builders Inc

21304 Mack Ave
Grosse Pointe

Belvedere Construction LLC

6149 Trailside Dr
Washington

BMC-Remodeling

1440 E.Lincoln
Madison Heights

Bond Bilt Home Improvement Inc

30140 Van Dyke
Warren

Boom Construction

3790 Childs Lake Rd
Milford

Brick Preservation

8724 Essex.
Warren

Brickworks Property Restoration LLC

35122 Cordelia St
Clinton Township

BROADCO Property Restoration

44700 N.Groesbeck Hwy.
Clinton Twp.

BRUCE DONOVAN CONSTRUCTION, INC.

10811 HAMBURG RD
Hamburg

Budget Renovations Llc

8304 Timberline
Utica

Building Services Unlimited

524 Hunt Pl
Ypsilanti

Calandra & Son's Construction Company

38361 Pineridge St.
Harrison Township

CALCULUS FOUNDATION SYSTEMS

26272 GROESBECK HWY
Warren

Champine Services Inc

49344 Monte Rd
Chesterfield

Choice Home Improvement

6623 Middlebelt Rd
Garden City

Chuck Davidson Concrete

930 Roeder St
Monroe

CLI-Concrete Leveling Inc

1659 Beverly Ave
Ypsilanti

Cobalt Construction

PO Box 2213
Dearborn

Complete Service Restoration

3528 Lakewood Dr
Waterford

Concrete Water Solutions Inc

4195 Thom Rd
Columbiaville

Constructive Services

985 E. Jefferson Ave., Ste. 300
Detroit

Cumming Concrete Construction, Inc.

10916 Big Lake rd
Davisburg

D E EVANS CONSTRUCTION CO

55375 Park Pl
New Hudson

D J & Associates (Restoration Contractors)

56450 Grand River
New Hudson

D L GARDNER CONSTRUCTION

12131 BOSTON POST ST
Livonia

DA HAIG CONTRACTING

476 HILLDALE DR
Ann Arbor

Darryl's Home and Business Services

5650 Carpenter Road
Pitts Field Twp

David Veatch

6478 Simmons
Waterford

DBC Company, Inc.

46574 ERB DR
Macomb

DEC General Home Improvement

700 Laird St
Lake Orion

Deciantis Building and cement LLC

1526 Rattalee Lk rd.
Holly

DeMarcos Home Improvements

YPSILANTI
Ypsilanti

Dependable Construction

5304 Eastview Rd
Clarkston

Deroche Construction

21205 Martin Rd
St Clair Shores

DEVONCE CUSTOM CONSTRUCTION

PO Box 182468
Utica

Diversified Excavating LLC

7810 Whittaker Rd
Ypsilanti

Drip Dry Waterproofing and Restoration

57666 Abraham
Washington Twp.

Dry-Tec, LLC

2856 Wood Rd
Erie

Duco Home Services Inc

PO Box 3331
Ann Arbor

DW Brick & CHIMNEY REPAIR

17801 Homer St
Roseville

DW Brick & Chimney Repair

17801 Homer St
Roseville

Dynamic Construction Co.

54588 Horizon Dr.
Utica

ECO COATINGS

27274 WEDDEL AVE
Trenton

ELLIS PAINTING & MAINTENANCE

16500 N PARK DR
Southfield

Enright Construction

2786 Roundtree Dr
Troy

EpoxyPro

51947 Filomena Drive
Shelby Township

Everdry Waterproofing

2930 Centennial Rd

EverDry Waterproofing of S.E. Michigan

33533 Mound Rd
Sterling Heights

Fix My Crawl LLC

28712 Wall st
Wixom

foundation repair systems

16145 Maplewood Ct
Northville

Foundation Systems of Michigan

32985 Schoolcraft Rd
Livonia

french construction

13451 Brainwood Ave
Warren

FULLER CONSTRUCTION

10301 TUTTLE HILL RD
Maybee

G. SARGENT INCORPORATED

3362 TRACY
Sterling Heights

Geppetto Building & Restoration

685 W. Romeo Road
Oakland

Great Lakes Waterproofing

34770 Summers St
Livonia

Grosse Pte.,Waterproofing LLC

2018 Manchester Blvd
Grosse Pointe

HEARNS CONCRETE

PO Box 973226
Ypsilanti

High Point Construction Inc

39162 Wanda Ave
Sterling Heights

HOME TIME CONSTRUCTION

5530 OAKVILLE WALTZ RD
New Boston

HomeSpec Advanced Basement

850 Minion
Ypsilanti

Homestead Construction

4512 Rochester Rd
Royal Oak

J&K Outdoor Services LLC

11250 McCrone
Milan

J.R. And Sons Services

23254 Croft Ave
Flat Rock

JOE & SON'S CEMENT CO INC

26342 SIMONE ST
Dearborn Heights

johnhood construction

27512 littlemack ave
Saint Clair Shores

JP Quality Carpentry

4199 Cornell St
Dearborn Heights

JT Waterproofing

Commerce Township

Jusino Concrete

4699 Pardee Ave
Dearborn Heights

L & L Ross Concrete Placement

6064 Dudley St
Taylor

LM Engineering

25315 Dequindre Rd
Madison Heights

Lombardo Restoration

9399 Mitchell St
Hamtramck

M.T. Chargot Building Co

22510 Hoover Rd
Warren

MARIO MASONRY

231 ROMEO ROAD
Rochester

Mark Ellis Builders

1325 Jeffery St
Ypsilanti

Masi Power

4001 9 Mile Road
Warren

Maxwell Masonry

21793 David

MBK CONSTRUCTORS INC

2675 W JOY RD
Ann Arbor

MERRETT DESIGN

590 California
Crystal Lake

Metro Construction & Restoration

19110 Canterbury Dr
Livonia

Michigan Realty Solutions LLC

69246 North Main
Richmond

MitchCo Construction Inc

1809 Bellaire Ave
Royal Oak

Mr Sponge Waterproofing Inc

42705 Grand River Ave
Novi

MZK Home Improvement & Roofing

1874 Canal St
Commerce Township

Noel T Brown Custom Homes Inc

10649 Mountainview Dr
Dexter

Northend Builders, Inc.

8040 Ortonville Rd STE B
Clarkston

Now Dry Basement Waterproofing

6544 E. Allen Rd.
Fenton

Pafco Construction Inc.

1555 Chapin Ave.
Birmingham

Park Ave Assoc

41237 Clairpointe
Harrison Township

Patriot Building and Design

31330 Mound
Warren

PAYEUR FOUNDATION CO

5146 MARTON ROAD
Ann Arbor

Penar Improvements

9247 Crockett Farm Rd
South Lyon

Perma Dry Basement Waterproofing

23590 Bicking Ct
Farmington

Perma Dry Basement Waterproofing

23590 Bicking Ct
Farmington

Perma Dry Basement Waterproofing

23590 Bicking Ct
Farmington

Plumb Pro

14043 Denne St
Livonia

Precision Foundation Systems LLC

1353 E Fairview
Rochester

Professional Home Restorations

43862 Freeway Drive Suite J75
Sterling Heights

RC Waterproofing

769 E Mt Morris
Mt Morris

Rob-n-Son Construction

3025 Central
Milford

Ross Homes Inc.

4568 Elizabeth Lake Rd
Waterford

Ryan Renovations

2579 Frankson Ave
Rochester Hills

Sentry Contractors Inc

7250 Capri Dr
White Lake

Sharper Homes, Inc

22136 Springbrook Ave
Farmington

Signature Services

17500 Dix
Melvindale

Smith's Waterproofing

P.O. Box 428
Almont

SMITHGROUPBUILDERS,LLC

5464 Annapolis Rd

Sodonis Group

2709 Buckingham Ave
Birmingham

Somerset Painting & Professional Improvements

647 S Spinningwheel Ln
Bloomfield Hills

Son In Law Service

PO Box 87742
Canton

Spectrum Construction

1002 Manderly
Milford

src construction llc

3356 ewald circle
Detroit

Stay Dry Basement Waterproofing Inc

4600 N Grand River Ave
Lansing

StayDry Waterproofing

6490 E 10 Mile Rd
Center Line

Suburban Basement Waterproofing

20836 hall road
Clinton Twp.

Sure Safe EFS

1440 Grand Ave Ste B

TDH home renovations llc

459 rolfe
Oxford

TERRAFIRMA INC

3780 MORGAN RD
Ypsilanti

THE YELLOW ROSE, builders

5627 Jackson St.
Dearborn Heights

Tim Brown's Excavating

8334 Gray St
Westland

Tom's Basement Waterproofing

25590 24 Mile Rd
New Baltimore

Tomassi Cement Inc

25505 meadowview ln
Livonia

Top Hat Masonry Repair

7244 Ida Terrace
Waterford

Ultimate Contracting Corp.

5216 Pointe Tremble Rd Frnt
Algonac

Versatile Unlimited

Saratoga
Ferndale

Wallace Handyman Service

2116 Park Ln
Holt

Water'b'Gone Basement Waterproofing

28500 Safie Dr
New Baltimore

White Construction

1120 W BALTIMORE ST
Detroit

WILLIAM ELLIS CO

3311 12 MILE RD
Berkley

Young masonry

11116 27 mile rd
Washington

Ypsilanti Restoration LLC

313 Maple St
Ypsilanti

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