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F
"So the gentleman came with a 4' leveling stick in hand and placed it in different areas around my house. He said my house was leveled, I just needed new floors," new doors and to have my windows replaced. Anyone with working vision and common sense can tell from the interior and exterior that I have serious foundation issues. When I tried addressing the obvious issues, he dismissed them as though I didn't know what I was talking about. So he leaves and tells me it's not necessary for them to take on the job. What's funny is that when i had other companies come out for bids, without mentioning any names while telling them this story, they knew exactly who it was and advised me that if I know of anyone hiring them for repair, to make sure you read every single line of the contract.

-Emily H.

A
"We are very pleased with the results of the installation of the Clean Space product. While our crawl space was relatively dry compared to many crawl spaces, it had" begun to get much more damp over the 26 year lifetime of our home. Now we have a moisture
on the walls and floor, so there is no dampness at all. In addition, the product is bright white, and we have gained a nice storage area that is clean, dry, and warm. We believe that we have solved the problems associated our crawl space, and while the product was expensive, we feel it was very worth-while. The installation process was very smooth. The installer was polite, and careful as he moved through our home to get to the crawl space door. He did everything that I asked him to do during the installation, and explained precautions we should take (such as not puncturing the floor with sharp objects, or not storing objects too close to the walls of the crawl space). While the process usually takes two days to install Clean Space, our installation was completed in one day because our crawl space was not as nasty as many crawl spaces are. We like that the lifetime warranty is backed by a nationwide network, Basement Systems. This means that if the local company is no longer in business, any warranty claim can still be dealt with. Since it is not uncommon for basement repair companies to come and go, we felt it
to go with a company that is part of a larger network. In addition, their sales materials were clear, and the sales representative was informative and helpful.

-GAIL C.

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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.

The crew pouring the foundation for this member's house drew raves from the county building inspector. (Photo courtesy of Angie’s List member Debra C. of Palm Coast, Fla.)
Foundation Repair, Concrete - Pouring & Repair

Pouring a foundation is the first critical step in building your home, so make sure you know what to look for if you're hiring a custom builder or doing a portion of the work yourself. Here are some foundation basics.

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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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     There are two types of cracks in foudation walls, horizonal and vertical. The vertical is from settling and usually is not that bad a repair onec the settling stops or the cause is fixed. A horizontal crack in my opinion worse unless it happened right as the house was built and it was backfilled incorrectly. That should have been fixed at that time though. Horizontal cracks are a sign of lateral pressure due to either a water problem, improper wall sizing or a combination of these. In these conditions I have always felt complete excavation outside the wall and reconstruction is your best approach with the proper sized block or concrete wall with buttresses as needed.

     You mention the future sale of the home and I would think the total replacement would be the best way as it will not leave any red flags. The steel plating would point to the problem and I can just think of all that would go through a buyers mind. Little things like how long will it be before the plate rusts out and needs to be replaced, even though it would probable last a long time.

     I would think you should spend the money on a consult with a structural engineer and get a written report on the problem and his recommendations as to the best repair. It will help with any future sale of the home. Without drawings the consult should be less than $500. I would bet he would recommend total replacement.

 

Don

Foundation Repair reviews in Detroit

A

Rating
Selected
Detroit Foundation Repair Specialists Provider Name Locked
in
Detroit Foundation Repair Specialists Provider Name Locked
to repair foundation after having 3 other companies give assessments/estimates.
Detroit Foundation Repair Specialists Provider Name Locked
was the most reasonable and they offered financing if needed. I was able to do all this long distance as I live out of town.
Detroit Foundation Repair Specialists Provider Name Locked
, manager, was friendly and easy to talk with regarding work set up and payment. Any question she could not answer she put me in contact with
Detroit Foundation Repair Specialists Provider Name Locked
, owner, who was able to explain installation in more detail. Had 8 helical piers installed around the perimeter of my town home. The job was done over a week. My realtor,
Detroit Foundation Repair Specialists Provider Name Locked
, and Mr.
Detroit Foundation Repair Specialists Provider Name Locked
both took pictures of the work in progress. Pictures sent via email. My neighbor went over and checked the area where the work was done and commented that they cleaned up so well that you could not tell they were there. She also took pictures. Upon final payment I received the completed paperwork and a Lifetime transferable Warranty on the area that the piers were installed. I would recommend having
Detroit Foundation Repair Specialists Provider Name Locked
do your foundation repairs.
- Anita F.
B

Rating
The crew chief was great and they did a good job cleaning up afterwards. I really like the crew that performed the work. The issues I ran into was with the office staff. Absolutely no communication. I had to call to make sure I was still on the schedule the day before. I was not warned that the main crew was behind due to weather the day before and they only sent a starter crew of 4 people on the first day. I had also sent a couple of emails that were not returned.

According to the crew chief the office staff is famous for not communicating with customers. They are performing work on someones investment and need to keep clients informed.

I wouldd advise using them for cost and quality of work, but be prepared to have to make calls to get questions answered.
- Darren D.
A

Rating
Detroit Foundation Repair Specialists Provider Name Locked
provides easy to read, yet detailed bids including a foundation plan and pier locations. And he has a thorough knowledge of foundation repair. He arrives on time, completes the work in a professional manner within the time frames specified in his bid and does a thorough clean up afterwards. An independent engineer reviews the work and provides a Letter of Completion. The warranties on his work are generous in terms (five years) and easily understood. I would use no one else when it comes to foundation work. Thank you,
Detroit Foundation Repair Specialists Provider Name Locked
, investor and General Contractor,
Detroit Foundation Repair Specialists Provider Name Locked
Hill, California
- Timothy R.
N

Rating
It went very well. We knew a large area of the floor wasn't level by about 1 1/4" because a wall wasn't load bearing that probably should have been, but the sales person did not add that service to the price. Instead, he made a note of it for the workers to look into. After the project had begun, I was given an explanation of what needed to be done to raise the floor and given a price. They quickly adjusted their plans to pour the concrete and install the smart
Detroit Foundation Repair Specialists Provider Name Locked
before finishing the encapsulation.

They finished in two days. The floor was raised 1/2", which is guaranteed to stay that way, but we are responsible for raising the floor further every three months until it is level, if possible. The floor feels more solid and it is noticeably more level. They also did the necessary things to do the job, like rerouting the drier vent and rerouting a duct.

The encapsulation is working as expected. The crawl space is now room temperature and the above room's floor is also room temperature.
- Samuel G.
A

Rating
They performed the work in one day, and everything went smoothly. They made some recommendations that other companies did not mention, and felt more comfortable after speaking with the salesman from this company.
- Allan Y.
A

Rating
They were on time and completed the task promptly, I had little loss in plants around the house even though the flower beds were full. They were careful replanting most of the bushes. They also had to work inside house and cleaned their work and replaced carpet.
- Janis T.
N

Rating
Entire process took over 20 days. Yearly reviews inaccurate. MBroom continue to shift due to half of slab done right. Company informed and reproposed $14000 to fix their work again. MBroom still shifting (3) other contractors indicate that Mitcho failed to correct matter. BBB has been informed of the breech.
- Lisa Leia G.
B

Rating
The actual work turned out good, but they cut the line to my water sprinkler system. They came to try to fix it in January after several calls. They couldn't fix it themselves so they had to hire a sprinkler professional to fix it.
- Juanita H.

All Foundation Repair Specialists in Detroit, MI

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

57186 Curtis Street
Washington Township

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

51543 Industrial Dr
New Baltimore

Affordable Dry Basement

37501 Lyndon
Livonia

Affordable Property Services, LLC

38070 Mast
Harrison Township

All Type Landscape Co

PO Box 201
Whittaker

Allied building & contracting

12865 Leech Dr
Sterling Heights

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.

P.O. Box 121
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

Capaldi Construction Company

5559 Farmington Rd
West Bloomfield

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

D&S Masonry Inc

5882 Dixie Highway
Clarkston

DA HAIG CONTRACTING

476 HILLDALE DR
Ann Arbor

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

1406 Mackinaw Ave
Cheboygan

Evangelista Construction Co

34954 Munger St
Livonia

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 Co

2929 W Main St
Kalamazoo

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 Dr.
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

KISH MASONRY

Ann Arbor

L & L Ross Concrete Placement

6064 Dudley St
Taylor

LM Engineering

25315 Dequindre Rd
Madison Heights

Lombardo Restoration

532 Notre Dame
Grosse Pointe

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

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

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

SAS Services Inc

5800 E 10 Mile Rd
Warren

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

Stay Dry Basement Waterproofing Inc

4600 N Grand River Ave
Lansing

Suburban Basement Waterproofing

20836 hall road
Clinton Twp.

Sure Safe EFS

1440 Grand Ave Ste B

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

Versatile Unlimited

Saratoga
Ferndale

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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