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"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
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
"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.

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Local Articles in Lakewood

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 Lakewood

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.
A

Rating
Lakewood 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.
Lakewood 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.

All Foundation Repair Specialists in Lakewood, WA

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

A Better Crawl Inc

PO Box 4355
Bremerton

A-Grade Concrete

15514 Southeast 132nd Street
Renton

AAA Renovation Pros LLC

3201 SW Avalon Way #41
Seattle

About Time Enterprise Inc

1528 N Prospect St
Tacoma

ABS GENERAL CONSTRUCTION

3612 NE 4th St
Renton

All Faze Construction

4835 S 301st Dr
Auburn

All Star Chimneys Inc

20621 Calhoun Rd Apt 6
Monroe

Alpha Omega General Contracting

PO Box 5015
Bremerton

AR JOYCE REMODEL, INC.

2922 21ST AVE S
Seattle

ASPEN CREEK CONSTRUCTION

12820 W Shore Rd
Nine Mile Falls

BAY CONCRETE INC

3122 E 104TH ST
Tacoma

BBSF Builders LLC

4905 Black Lake Belmore Rd SW
Olympia

Bolster Specialty Coatings LLC

3220 S 291st St
Auburn

Broadmark Construction

522 Bayton St
Edmonds

Burlando Home Improvement

13526 SE 340th St
Auburn

Burrows Asphalt

12920 Juanita Dr NE
Kirkland

C & H Construction Company

2005 E Bay Drive NE
Olympia

Cascade Valley Construction

12447 Military Rd
Rainier

Chardonnay Homes

923 187th Ave. E.
Lake Tapps

Chermak Construction Inc

655 Edmonds Way
Edmonds

City West Construction

18503 SE 330th St
Auburn

Clean Crawls

3707 124th St NE Ste A 1
Marysville

Combined Construction, Inc.

4493 Russell Rd Ste G
Mukilteo

Complete Real Estate Rescue

3609 215th St E
Spanaway

Concrete Sealing Solutions, Inc.

5420 Kitsap Way
Bremerton

Craftsman Masonry

PO Box 1175
Fall City

Crawl Space Solutions

8118 Stinson Ave.
Gig Harbor

CWB Construction, LLC

PO Box 240
Renton

D B Davis LLC

11014 19th Avenue SE,
Everett

Davisbackhoe LLC

17119-52nd ave west
Lynnwood

Dirt Pros LLC

6418 Rebecca Ct SE
Auburn

DOCHNAHL CONSTRUCTION INC

16442 SE RENTON ISSAQUAH RD
Renton

E R Elite Remodeling LLC

2011 ADAMS AVE
Everett

Ellisport Engineering, Inc.

20501 81st Ave SW
Vashon

EMIL'S CONCRETE

PO Box 805
Redmond

Erein Construction Services

13703 NE 83rd St
Redmond

ESG Design

12540 202nd Place SE
Issaquah

Garages Etc Inc

2520 96th St E
Tacoma

Garcia Construction LLC

8836 Winter Bright Dr SE
Olympia

GENCON PACIFIC INC

8524 Steilacoom Blvd SW
Lakewood

GreenSun Construction

620 O'Farrell Ave SE
Olympia

HomeBridge Builders

18926 203rd Ave NE
Woodinville

Honeydew Construction LLC

4015 South K Street
Tacoma

Honorable Mention Construction

45119 284th Ave SE
Enumclaw

HWA GEO SCIENCES INC

21312 30th Dr SE Ste 110
Bothell

Infinity Construction & Design

5720 112TH ST
Puyallup

J & M CONSTRUCTION COMPANY

12109 Woods Creek Road
Monroe

J&F CONSTRUCTION

11205 GREENWOOD AVE N
Seattle

Jack Russell Wildlife Control

4810 Galvin Rd
Galvin

Jay Construction

4442 S 176th St
Seatac

JB Kirkman and sons inc.

Mountlake Terrace

Jeff Bones Enterprises

1312 18th St NW
Puyallup

JOE MYERS CONSTRUCTION

4418 128TH PL SE
Everett

KCMA and Services

20622 54th Ave. west
Lynnwood

Kelpman Construction

PO Box 881320
Steilacoom

KLEVEN HOMES INC

PO Box 1625
Gig Harbor

Kunkel Moving & Raising

13111 Beverly Park Rd
Lynnwood

L&R Creations & Construction

16414 34th st ne
Snohomish

Last Hope Construction

PO Box 881
Marysville

Lewis Construction Group

PO Box 248
Edmonds

LIAU Construction

P.O. Box 2483
Redmond

Matvey Construction

3041 68th Ave. SE
Mercer Island

Max Corp

PO Box 811
Gig Harbor

MBH Master Builder, LLC

1415 2nd Ave
Seattle

MC Home Inspections

900 Meridan E. Ste #19-182
Milton

MC2 Foundations Inc

PO Box 88387
Steilacoom

McCready Remodeling

2304 NE 9th St
Renton

Nanez Construction 2.

PO BOX 188
Port Orchard

Nibarger Construction LLC

32303 Lake Umek Rd SE
Ravensdale

Norco General

PO Box 731734
Puyallup

NORDIC CONSTRUCTION, INC

106 55TH AVE E
Tacoma

NW Quality Remodel & Deck LLC

15414 91st Ave SE
Snohomish

OG Construction

1020 308th SW

Oliver and Blue Construction

1150 10th Ave. E. #1
Seattle

Onamac Construction

802 East Utsalady Road
Camano Island

Pacific West Construction & Maintenance LLC

3240 15th Ave W Ste11
Seattle

Patrick Taylor Construction

5012 N Whitman St
Tacoma

Paul Haugen Construction LLC

8002 58th. Ave. NW
Gig Harbor

QUIRK

943 22nd Ave
Seattle

RAC Salvage Company

PO Box 1113
Monroe

RAINIER HANDYMAN SERVICES

536 Spiketon Road
Buckley

REEVES CONSTRUCTION

152 s 112th st
Seattle

Reidt Way Doors

13106 455th Pl Se
North Bend

RH DESIGN & CONSTRUCTION INC

3920 N 13TH ST
Tacoma

Rick Thiele Builder Remodeler Inc.

24219 SE 436th St
Enumclaw

Rite-Way Waterproofing Northwest

126 SW 148th St
Seattle

Robbins & Co

818 SW 142nd St
Seattle

Secure Retrofitting Co. LLC

PO Box 7
Granite Falls

Shenandoah Company

29641 196th Ave SE
Kent

Shirey Handyman Service LLC

230 NE Juniper St
Issaquah

SITE PREP NW INC

815 N Stadium Way
Tacoma

Sockeye Homes

14638 SE 229th Pl
Kent

sooscreek remodeling

27317 227th place s.e
Maple Valley

SOUND EXTERIORS INC

4720 112TH ST E
Tacoma

Sound Waterproofers Inc.

16300 Aurora Ave N Suite A
Shoreline

SoundView Construction

10904 21st dr se
Everett

SPT LLC

1804 N. Jefferson St.
Kennewick

Stanhope Construction

1406 203rd Avenue E.
Lake Tapps

Sturdy Structures Inc.

7532 18th Ave NE
Seattle

Sure Safe EFS

1440 Grand Ave Ste B

T-Jack Construction, LLC

PO Box 886
Auburn

T-OZ CONSTRUCTION INC

16409 Hoff Rd. KPN
Lakebay

The Wall Doctor, Inc.

1618 130th Ave NE
Bellevue

Three Guys Concrete LLC

7905 Detroit Ave SW
Seattle

TNT GENERAL CONTRACTING

P.O. BOX 59
Manchester

Tom Miller Construction

25571 State Rt
Cle Elum

VanCleave Homes

@gmail
Tacoma

WATERS & WOOD INC

3040 B ST NW
Auburn

Watershed Construction

p.o box 309
Ravensdale

WeHoneyDo.com Service Companies

10035 Main St
Bothell

Winners In-C

906 N Sheridan Avenue
Tacoma

York Enterprises

3517 S. 13th Street
Tacoma

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