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A
"After giving us an estimate in
2014 and constantly following up with us they earned our business. They installed 8 piers and 3 beams under" our home and what a difference! Just walking across the floors feels so sturdy. Now that this has been completed we can begin working on our kitchen remodel. Thanks Again!

-Donald R.

A
"The
team was great. They were very punctual for the consult. The person who came explained exactly what needed to be done and gave me a" clear cost estimate. They scheduled the work immediately once we decided to go with them. One crack had been "repaired" by the builder but started leaking a couple years later. The
tech chipped off the mess before repairing it correctly. He was at my house by 7:30 am (perfect for me) and out by 8:30 after cleaning up everything. They could probably have talked me into more services since there are some problems in my basement. but they did only what I wanted without any hassle. I would hire again.

-Mary M.

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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.

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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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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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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Foundation Repair reviews in Lakewood

A

Rating
I called
Lakewood Foundation Contractors Provider Name Locked
at
Lakewood Foundation Contractors Provider Name Locked
to come check out the foundation of my 100-year-old house. I'd noticed some new cracks in the plaster walls in one area of the house and wanted to make sure nothing serious was happening.
Lakewood Foundation Contractors Provider Name Locked
responded to my call within the day and made an appointment for two days later. I had to change the time the day before and he was easy to reach and accommodated my schedule. He was very professional and seemed quite knowledgeable. He identified the cause of the problem-- poor draining of a gutter downspout resulting in too much moisture in the ground, which caused a small crack in the foundation-- but advised that the crack was not big enough to warrant repairing. He assured me that it was fine to leave as-is and said that if we drain the water further away from the house, it should prevent any worsening of the situation. I was so relieved that we weren't going to need an expensive repair and he didn't even charge me for the visit! If I have any need for foundation work in the future, I will definitely be calling him.
- Justine S.
A

Rating
Lakewood Foundation Contractors Provider Name Locked
contacted me promptly after I left a message on his phone. He gave us a quote and charged exactly that quote - no surprises. He completed the work as soon as his scheduled allowed in a timely manner. The arrangements, the quote, the work, and payment were all accomplished via three phone calls.
Lakewood Foundation Contractors Provider Name Locked
is a trustworthy man. We hired
Lakewood Foundation Contractors Provider Name Locked
to level the same house in 2009. He install several piers and completed the work in short order. He followed up to ensure the quality of his work was intact. We have now used
Lakewood Foundation Contractors Provider Name Locked
twice and we will definitely use him again in the future as needed.
- Jeffrey C.
F

Rating
misrepresented the work they could do. Took a hefty deposit and
Failed to meet deadlines that were explained up front. Permajack
Lakewood Foundation Contractors Provider Name Locked
not have engineers, we had to hire our own, who did not agree
With permajacks ideas for repairs. These are shady people that
We would not recommend for anything!
- Robert R.
A

Rating
With all the rain at the beginning of the year my house had really settled,doors and windows sticking really bad, after accurate did the work my house seemed like it was brand new again, If I ever have to do any foundation work on another property, only
Lakewood Foundation Contractors Provider Name Locked
will do the work... Thank You
- myron J.
A

Rating
WENT VERY WELL. HE CAME AT THE TIME HE SAID HE WOULD TOOK MEASUREMENTS OF THE HOUSE,. HE EXPLAINED WHAT WAS CAUSING MY PROBLEM AND SUGGESTED A SOLUTION.
- BRENDA G.
A

Rating
They take a lot of care when leveling so as to minimize the damage.
Lakewood Foundation Contractors Provider Name Locked
and
Lakewood Foundation Contractors Provider Name Locked
were very good at communicating throughout the job, which took about a week. I feel their work was of superior quality.
That said, workers are workers and take care to protect anything you do not want dust on or in or have lumber thrown on.
- Timothy K.
D

Rating
The provider was nice and courteous to talk to but promised to finish landscaping around the pool and did not then stated he would at least load the extra dirt left over if we provided a truck then told us we would have to rent a bobcat and take care of the dirt ourselves cause he didn't have time.He neglected to get a permit for the job which we had take care of.The next problem was the provider stated he would have to charge $1500 to install bonding to pass inspection and $50.00 to wire the pool pump.Very disatisfied overall.If he was losing money on the job as he stated then he should have quoted the price appropriately instead of leaving it unfinished. The yard is still a mess with piles of dirt that we are still trying to deal with Overall he didn not do what he promised when he agreed to take on the job.I will not use or recommend this company ever.
- robert C.
C

Rating
They work they did was fine. But if you want a warranty from
Lakewood Foundation Contractors Provider Name Locked
, get your plumbing leak-tested (and repaired) BEFORE you fix the foundation. If you live in an old house, it probably has some cast-iron pipes and they probably leak.
Lakewood Foundation Contractors Provider Name Locked
's contract stipulates that you must pass a leak test and have any leaks repaired within 30 days after they finish. That's 30 days to get the system tested, hire a second company to locate the leaks, get bids from plumbers to repair the leaks, pick one to do the work, get the work done and get the system retested. Thirty days. If you dawdle, no warranty. Doesn't apparently matter where in the house the leaks were or how bad they were. They tell you this in a form letter and include a copy of the contract you signed with your signature highlighted in yellow in case you forgot what your signature looks like. This lesson cost me more than $3,000. If you've read this far, you've gotten it for free.
- Clay Z.

Foundation Contractors 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

14424 158th pl SE
Renton

AAA Handyman Specialists

5709 110th St. SW
Lakewood

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

ATA Contracting

20412 100th Ave. SE
Kent

BAY CONCRETE INC

3122 E 104TH ST
Tacoma

BBSF Builders LLC

4905 Black Lake Belmore Rd SW
Olympia

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

Chris Lind Construction

P,O,Box 2381
Gig Harbor

City West Construction

425 SW 304th St
Federal Way

Clean Crawls

3707 124th Street 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

D B Davis LLC

11014 19th Avenue SE,
Everett

Davisbackhoe LLC

17119-52nd ave west
Lynnwood

DOCHNAHL CONSTRUCTION INC

16442 SE RENTON ISSAQUAH RD
Renton

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

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 inc

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

PO Box 183
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

Mud Masters LLC

5823 186th Ave CT e

Mullen Homes INC

P.O. Box 4957
Spanaway

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

Obregon Innovacion L.L.C.

101 7th Avenue
Port Hadlock

OG Construction

1020 308th SW

Oliver and Blue Construction

9317 42nd Ave. NE
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

Ram Jack West

PO Box 11701

REEVES CONSTRUCTION

152 s 112th st
Seattle

RH DESIGN & CONSTRUCTION INC

3920 N 13TH ST
Tacoma

Rick Thiele Builder Remodeler Inc.

24219 SE 436th St
Enumclaw

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
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

Tekline Roofing

609 Industry Drive
Seattle

The Wall Doctor, Inc.

1618 130th Ave NE
Bellevue

Three Guys Concrete LLC

7905 Detroit Ave SW
Seattle

TNT Contrete

Federal Way

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

Your Home Management

20003 Fremont Ave N

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