Kansas City Foundation Repair Specialists

in Kansas City, MO

135
Foundation Repair Specialists are
in Kansas City

46
Foundation Repair Specialists in Kansas City
are top rated

A
Rated by
paul M.
"Provider representative showed up promptly at the agreed upon time. Repair took about an hour. After a moderate rain the next day, there was no sign of water leakage. The explained" what he had done and stated that he would return if there was a problem.
A
Rated by
bil W.
"I very pleased with their work. They came a day early, after they called us to make sure it was ok to do so, and dug out the holes for the piers. On the day of the work, they were" on time and ready to go to work when they said so. I am very pleased with their work, there was a time constraint because of putting in a new driveway and they met it beautifully. Only complaint was that they said they would put down plywood over the grass to keep the backhoe from damaging the lawn. They did not put down the plywood and the lawn around the work area was damaged pretty good. The salesman said they would send me a check for the cost of grass seed, but as of this date, 9-16, I haven't seen it yet.
A
Rated by
Maureen M.
"Spartan did an excellent job. They were very respectful of our neighbors property, which they had to walk across in order to get to our site. Their analysis of the job aligned with" what our independent foundation engineer had told us. They were on time and hard working as well as being very good about addressing any questions or concerns I had for them as the project commenced. Foundation repair is stressful and expensive, but if you have to do it, I highly recommend
for their knowledge and professionalism. Also, having gotten multiple bids on the project we felt confident that they were reasonably priced. Thank you
!

Local Articles in Kansas City

crawl space sealing

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.

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Foundation Repair

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Foundation and basement repair experts advise homeowners not to ignore cracks, which can expand into costly foundation failures. (Photo courtesy of member Dale W. of Boones Mill, Va.)
Basement Waterproofing, Foundation Repair

Foundation damage can lead to costly repairs, especially if left untreated for a long time. Check out our expert tips for best advice on how to handle.

Angie's Answers

?
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

?

I hope I am reading the question correctly.  By added work, I assume you are speaking of change orders or additional work as opposed to the original work he contracted for? I think there are very few occasions that it would be wise to pay a contractor in full up front for work on the main contract that you are hireing him for. BUT, It is quite common that a general contractor will charge for (and should be paid), all change orders 100% upfront, as changes are typically very disruptive to a building process. Charging up front is somewhat to discourage changes as well as to not make the builder deal with chasing after money at least if he has to work quickly to modify his schedule due to the change at hand. It should have been spelled out in his contract with you prior to the start of the job that that was the agreement for how changes would be handled.

 

Some unscrupulous customers can also contract for work that they don't actually have the money for and then it puts the builder at a disadvantage at the end of the project when trying to collect. so basically doing a change is a courtesy so paying changes up front is part of reciprocating and extending courtesy back.

 

Also, check with some of his references and referral customers and find out if they too had the same experience and see if it worked out ok for them. 

Foundation Repair reviews in Kansas City

A

Rating
We received several estimates. Pier magic gave the best presentation and the prices were very competitive.
Kansas City Foundation Repair Specialists Provider Name Locked
was great with the bid and communication before the job started.
Kansas City Foundation Repair Specialists Provider Name Locked
, the project manager, has an excellent crew with
Kansas City Foundation Repair Specialists Provider Name Locked
in the lead. Everyone was very courteous and very professional. We would absolutely use them again and recommend them to everyone.
- Nancy P.
A

Rating
LJ showed up on time and got right into checking out the areas of concern. He inquired about whether we had doors upstairs that would no longer open or close properly (amazingly not all the foundation repair companies we had out considered that relevant information). He brought in an instrument to measure the elevation differences around the perimeter of our main floor and looked at the foundation from the outside as well as indoors. We discussed the construction of our deck and ways to minimize the disruption to it. Visit was short but professional and he didn't try to push me to schedule anything. He wanted to give me a ballpark before he left but said there was something he would recommend that he didn't remember the exact cost on and didn't want to be way off, but promised to email me an estimate and work plan, which I received within an hour or two of his visit. At this time we are considering just filling the cracks for now and doing major work in the next year or two.
- Sarah B.
A

Rating
In 2012,
Kansas City Foundation Repair Specialists Provider Name Locked
installed two foundation anchors and injected a foundation crack with epoxy. I recently discovered that an existing crack in the foundation was leaking water so asked
Kansas City Foundation Repair Specialists Provider Name Locked
to come out and see if it was related to their original work and thus covered under warranty. It turns out this issue was not related to the original work but they still gave me an assessment of the problem and applied epoxy to the outside of the crack, all free of charge.
- Jeffrey B.
A

Rating
It was very loud, but the end result looked good. My only complaint was that my basement and the steps leading to the basement were left very dirty. It had rained and the workers tracked a lot of mud into the house. They made a slight effort to clean it up after they were finished, but they accomplished this by asking me for a towel that I didn't mind throwing away. I mentioned these issues to the business owner when he called to inquire about payment and he was very receptive. A very nice man came by and offered to do whatever needed to be done to make sure I was happy with the job in its entirety. In the end, I was completely satisfied and so were my parents....they've already hired them to do their basement, as well.
- Whitney I.
A

Rating
Kansas City Foundation Repair Specialists Provider Name Locked
came out to look at my foundation after I discovered multiple cracks in the basement walls. He was very professional and most important to me, completely honest. He said I did not need any work done at this time. He told me to put caulk in the biggest crack and just keep an eye on it. It is refreshing to have someone give you an honest answer and not just try to create work for themselves.
- Audrey C.
A

Rating
This company was wonderful to work with!
Kansas City Foundation Repair Specialists Provider Name Locked
was very honest and upfront about all my basement issues, the costs for repairs, the materials that would be used and the warranties. AND he spent a great deal of time with me explaining every detail of the repair and answering all my questions. The crew was punctual, polite, and worked very hard. They made every effort to keep the work area clean. They finished ahead of schedule. I would definitely use
Kansas City Foundation Repair Specialists Provider Name Locked
again and would highly recommend this company to family and friends.




- Lynne C.
A

Rating
Kansas City Foundation Repair Specialists Provider Name Locked
has worked for us before and we are pleased with the work performed and would recommend them to others who are in need of foundation work. The only complaint about
Kansas City Foundation Repair Specialists Provider Name Locked
is that they had to be re-contacted to complete a minor area that couldn't be completed at the time the majority of the work was done. After we contacted them, an appointment was set up the next morning to complete the work.
- Mary H.

All Foundation Repair Specialists in Kansas City, MO

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

"KCS" Kansas City Sunrooms, Room Additions

7900 NW 100th Street
Kansas City

221 Construction LLC

1050 W Innovation Dr
Kearney

A & D WOODSHOP

17126 158TH ST

A Handyman & A Greenthumb

30893 W 152nd St
Excelsior Springs

A-1 Construction

2435 N 68th Place

A1 Concrete Leveling Inc

816 NE Emily Ln
Lees Summit

AAdvantage Mudjacking LLC

12207 E 37th st. S
Independence

Advanced Systems of Kansas City, Inc.

1012 NE Jib Court, #C
Lees Summit

Anthony Weir Plumbing & Remodel LLC

8404 E 105th St
Kansas City

Atlantis Drainage Solutions

15640 E US HIGHWAY 40
Kansas City

Ault Design and Construction

1212 SE Broadway Dr
Lees Summit

Bailey Backhoe Service

21401 S Cleveland Ave
Belton

BAKKEN CONSTRUCTION

3021 S BLACK FOREST AVE
Blue Springs

Barber Construction

10007 E 211th St
Peculiar

BEAVER FOUNDATION REPAIR LLC

5100 E Martha Truman Rd
Grandview

Bennett Home Improvement & Building

708 NW R D Mize Rd
Blue Springs

Brick Chute Masonry

505 NW Brad Cir
Blue Springs

Browne Concrete

18725 High Prairie Rd

Capital Masonry

6616 Charles St

CD Handyman Services

1410 S. Liberty
Independence

Central Foundation Repair Co

20920 E Truman Rd
Independence

CG HISHAW CONSTRUCTION INC

P.O. BOX 140462
Kansas City

Collette Remodeling

511 E Washington St

Copeland's Home Inspections, LLC

3703 Robin Ln
Saint Joseph

Cornerstone Foundation Repair LLC

7201 Central St
Kansas City

Dennis Sieg

105 NW Cody Dr
Lees Summit

Dry Basement Foundation Repair

5121 E Front St
Kansas City

E.B.SMITH CONSTRUCTION

618 W 40TH ST
Kansas City

Elkins Home Repair Services

413 Lacy Lane
Belton

Foundation 1

5616 Raytown Rd
Raytown

Foundation Guy Inc

1712 SW New Orleans Avenue
Lees Summit

Foundation King

1321 N 13th St

Foundation Recovery Systems

224 Sparks Ave
Moberly

Gordon Energy & Drainage

15735 S Mahaffie St

GRANT RENNE & SONS INC

1200 E 8TH ST
Kansas City

Hammer Down

33700 E. Oak Hill School Rd.

Heiman Development Co Inc

635 E 117th Ter
Kansas City

ironclad remodeling

6629 n e 49th st
Kansas City

J R Construction, LLC

2001 Grand Blvd
Kansas City

JC Casazza Rehab & Remodeling Co.

6347 NW 49th ST
Kansas City

Jett Renovations

10403 E 35th St
Independence

JG MASONRY

33105 East 307th
Garden City

Kansas City Master Companies Inc

13501 Arrington
Grandview

KC Concrete Care

3357 Harvester Rd

KC Metro Renovations

58 T Street
Lee's Summit

KC Pro

1616 N Corrington Ave
Kansas City

KC Quality Foundation Repair LLC

Po Box 11972
Kansas City

King Piers - Foundation Repair Specialist

14825 E. 42nd St. S.
Independence

Lower Inc

501 E 17th St

Lumberjack Construction Inc.

9431 Somerset Drive

M & M TOTAL CONSTRUCTION

4917 N Central
Kansas City

MAC General Contracting

5908 N Jackson Dr
Kansas City

mack masonary inc.

3519 s.Stayton Ave

mark yancik construction co

508 nw manor dr
Blue Springs

Masonry Transformations

17705 E 28th St S
Independence

May Development Co

4325 Troost Ave
Kansas City

Metro Foundation Repair

3710 E 104th St
Kansas City

Miller's Kampark

145 1/2 N Stewart Rd
Liberty

Nelson Eddy Construction Inc

25410 E St Rt EE
Harrisonville

Norton & Schmidt Consulting Engineers

311 E 11th Avenue
Kansas City

Olshan Foundation Solutions

6003 Arlington
Raytown

Olson Foundation Repair

905 W 100th Terrace
Kansas City

OLSON QUALITY HOMES

110 HOLMES ST
Kansas City

P & V Masonry

3100 S 46th St

Parks Roofing and Renovations

3843 Montgall
Kansas City

Permanent Foundation Solutions

33605 E US 50 Hwy
Lee's Summit

PG Plumbing & Backhoe Service llc

7424 NW Oak Drive
Kansas City

PierMagic Foundation Specialists

13024 2nd St
Grandview

Presko Custom Homes LLC

P.O. Box 11115
Kansas City

Pro Foundation Technology Inc

5525 Raytown Rd
Raytown

PST Engineering

8141 N Oak Trfy
Kansas City

Renovation MD

2040 W 31st

Residential Engineering Services, LLC

2032 Chateau Place
Raymore

ReTouch Design-Build-Renovate

6025 Metcalf Lane, Suite 310

Rick Cole Rock Works

861 NW 1801st Rd
Bates City

SealMasters of KC

401 S Clairborne Rd

Segale Construction

4917 Ballentine

Sonrise Masonry

7109 Harecliff Dr.
Kansas City

Stokes Public Adjusters

16470 S. Laurelwood Street

Suburban Home Services

312 E. 78th Terrace
Kansas City

Summit General Contracting

205 E 1st street
Lees Summit

Sure Safe EFS

1440 Grand Ave Ste B

T G Construction Llc

11719 Highway FF
Mayview

Talbot & Sons Construction

1722 Commercial St
Saint Joseph

The Leaky Cellar

3175 Terrace St
Kansas City

Tomahawk Contracting

1520 Central Ave

Totalimprovementcompany

1205 dunwich
Liberty

WALKER'S Home Repair

9516 Linwood
Independence

Wilson Concrete & Construction LLC

2632 Six Mile Church Rd
Independence

WOLFE CONSTRUCTION

842 OSAGE AVE

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