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A
"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
"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.

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Local Articles in Blue Springs

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 Blue Springs

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.
A

Rating
Blue Springs Foundation Repair Specialists Provider Name Locked
did a great job of explaining options and understanding our time-frame. They fit us in quickly and repair was done with respect for our finished basement. All in all, we are completely satisfied.
- Alexandra N.
A

Rating
They are outstanding. They are totally professional. They listen and offered suggestions for what would have also made sense (when we did the foundation). They power washed the algae off the foundation after the completed the repairs. They managed to work around the fact that we share a driveway with the house next door. The other company we hired to do our snow plowing was not getting done fast enough so I hired them to help with that as well.
- Deanie L.
A

Rating
Our home foundation was sagging in one of the corners due to a washed out storm sewer line. The foundation was ncracked in many places and we were concerned that the process would continue until we addressed the cause. The company gave us a reasonable estimate for the extensive work that would be required. They were prompt, courteous, and efficient.
Blue Springs Foundation Repair Specialists Provider Name Locked
, the owner, is knowledgeable and friendly. We would recommend the company to anyone needing similar work done.
- Thomas M.
B

Rating
The technician came out and took measurements at various corners of the house (internal). He also inspected the outside. There is some foundational drop, which I already suspected. He advised me to install soaker hoses around the front perimeter of the home to prevent further sinking. Also provided a quote for piers to fix the front end of the home.
- Sonya S.
A

Rating
Their price was the best of the other estimates we received. The job was completed in about five days and they cleaned up well. They were very professional and knew what they were doing. Everything worked out real well.
- David O.
B

Rating
This was my first time using the company, and everything went well. They had a competitive price, they did good work, and they didn't leave behind any messes.
- Gaylene G.
C

Rating
All I did was pay for an “evaluation”—essentially an estimate. The aim was to prevent basement seepage. The plan proposed was to patch possible cracks from the inside, which seems to be less good than from the outside but better than nothing. However, this involved my removing drywall from the basement wall to determine whether there were cracks and then replacing it. Later I found another person who dug from the outside, patched a number of cracks and covered the outside of the basement wall with a protective substance. This is, I have heard, a better technique and it also didn’t involve removing and then replacing drywall from the inside.
- Vincent M.

All Foundation Repair Specialists in Blue Springs, 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-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

Affordable Construction Co

6401 N Interstate Dr

AFFORDABLE FOUNDATION REPAIR LLC

3220 N Juanita Dr
Buckner

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

David Cunningham Construction

3497 Shady Bend Dr
Independence

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

Faulkner Enterprises Inc

302 W Main St
Sedalia

FIRST CHOICE PROPERTY EVALUATIONS INC

705-B SE MELODY LN
Lees Summit

Foundation 1

5616 Raytown Rd
Raytown

Foundation Guy Inc

1712 SW New Orleans Avenue
Lees Summit

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

J R Construction, LLC

2001 Grand Blvd
Kansas City

JC Casazza Rehab & Remodeling Co.

6347 NW 49th ST
Kansas City

JG MASONRY

33105 East 307th
Garden City

Kansas City Master Companies Inc

13501 Arrington
Grandview

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

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

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

Olson Foundation Repair

905 W 100th Terrace
Kansas City

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

Pro Foundation Technology Inc

5525 Raytown Rd
Raytown

PST Engineering

8141 N Oak Trfy
Kansas City

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

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

Wilson Concrete & Construction LLC

2632 Six Mile Church Rd
Independence

WOLFE CONSTRUCTION

842 OSAGE AVE

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