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A
"Doing this meant I avoided having to have the steps rebuilt. Also pulling out the bushes was a huge help and worth the small extra charge I paid. After this work," the area around the steps (front of the house) was nearly ready for new landscaping. I am very pleased.

-Patricia F.

B
"Came promptly and examined house from top to bottom. Advised several areas that needed attention and recommended corrections that improved structure and appearance." Saved me money that I might have spent on products from other structure providers. His knowledge was very reassuring.

-John M.

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Local Articles in Louisville

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 Louisville

A

Rating
This summer I got on Angie's List looking for a company to do some "foundation repair" because a small section of the outer part of my house foundation had cracked and started to fall off in sections. The first company I called out instantly said that visible damage was no big deal--in fact it was such a "cosmetic" problem they didn't even fix things like that--but he also started going all around the outside of the house and pointing out various cracks and telling me I needed piers all around to keep my house from basically falling apart (my house is about 80 years old, made of brick, and was built by a relative out of scrap parts). Since I had been fretting that my "falling off section" was going to cost me hundreds of dollars, I was a bit stunned to learn that I was instead looking at about 15k.
Having learned my lesson on estimates in the past, I started hunting up other Angie's List companies and comparison-shopping, as well as getting a friend who owns his own construction company (but doesn't do piers) to give me an unbiased opinion--which turned out to be, that though my porch did indeed need some support, the rest of the house, based on his extensive experience with old houses, was really just showing typical don't-worry-about-them settling-cracks. Of the four foundation companies that came out, 3 of them told me I needed my entire house shored up--they only differed in how many piers they thought would be needed to do the job properly--which oddly enough ranged from 8 to 17! (All the companies seemed to agree that 1 pier=$1,000.)
Louisville Foundation Repair Specialists Provider Name Locked
was the only company that recommended I have just the porch done, as well as one small area at the side with significant cracks (the beam supports in the basement, and the drainage pipes, were at my request, and a separate contract after I had hired them for the piers). Now, whether the fact that they didn't advise me to pier the whole house was due to the circumstance that they were the last company I had come, and that they practically met my construction friend as he was leaving and knew of his opinion, I don't know; I'd like to keep my illusions and think not, because from start to finish
Louisville Foundation Repair Specialists Provider Name Locked
was astonishingly professional.
I use the word "astonishingly" because, living, as I do, in an old, cobbled-together house in need of frequent repairs, I have become sadly braced to find both incompetence and unprofessionalism on all levels.
Louisville Foundation Repair Specialists Provider Name Locked
, on the other hand, always came when they said they would, and did exactly what they said they would do (even when the weather was beastly--they jackhammered sidewalks and dug holes by hand for 3 days in about 30 degree temps), and their office was always very good about calling (sometimes more than once) to warn us when to expect the workers to show up, and confirm times. I never once had to call and ask "Did you forget about me?" One of the things that impressed me the most was a sort of add-on: due to the cold weather, they couldn't immediately replace the sidewalks and repair the outside cracks as they had contracted to do, and so for about 3 weeks the sidewalk alongside the house was missing big chunks, and was just mud with trenches for the drainpipes that would go in eventually. This got kind of annoying because it meant we had to drag heavy garbage cans all the way around the other side of the house through the yard, and after a rain storm it was just a mess. So after about 2 weeks I called to see if they could possibly come and at least put some boards over the muddy areas that we could walk on--and less than two hours later they had someone come over and spend about an hour arranging plastic and boards over the sections so we could use them again.
They'd told me they would come back and replace the sidewalk as soon as the weather looked favorable, but I confess I found myself wondering if they'd be so caught up in other big jobs (since I'd already paid them for most of the work) that I'd end up spending the winter with those boards, and having to call them in the Spring to remind them. But no--as soon as it looked like we'd have 3 days of less miserable weather, they called again to say they would be their the next day, and spent another 8 hours or so laying down a nice sidewalk, and repairing the cracks on porch and side.
So I have come away from this experience thinking two things, mainly: 1. Anyone who is ever told they need piers for their home should definitely take the trouble to get an independent assessment from a structural engineer; and 2. I am sorry
Louisville Foundation Repair Specialists Provider Name Locked
only does basement and foundation work, as I have a lot of other repairs I'd like to hire them for!
(And no, I never did find anyone to take care of my little 'cosmetic' repair job--that is next year's project, I guess!)
- Rebekah F.
A

Rating

They arrived on time in the morning. Young man called my attention to come look at each level of work and explained why and what the outcome would be. They came back after I could not navigate my way to close a window to close it so I could set the security system promptly.
- Isis P.
A

Rating
Louisville Foundation Repair Specialists Provider Name Locked
does beautiful work in every detail and he uses excellent materials. When I first contacted him he responded immediately and, once work started, he stayed with the job until it was completed. The job site was very orderly and neat and was spotless when he finished. He is very communicative about building issues and I got good advice from him. it is important, however, to give him lots of "lead time" to do the project as he is very busy. I think the price was very fair considering all that he did. The result looks terrific and I feel secure knowing that an important structural aspect of the house is in good shape now.
- Joanna G.
A

Rating
These guys did an outstanding job! They were on time and worked all day to complete the job in one day. Early into the project, it was discovered that my sewer line was damaged and in need of immediate repair for completion of the waterproofing. They pressed on and completed what they could while working in close proximity to another service provider who was called in to repair the damaged pipe, which was NOT damaged by the crews, it was a pre-existing issue. These guys did a great job walking me through the project and all work was completed in one day, despite the setback. They were very professional and took care to clean the job site upon completion. I would highly recommend using Case.
- Joe B.
A

Rating
The company was excellent to work with. The consultant was very knowledgable. The repairman was very professional and competent. I would refer them highly.
- Norma V.
A

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The crew came out and did an excellent job. Shrubs needed to be taken out to get access and they had to dig down a considerable distance. They were awesome, everything was done exactly as stated and I was kept abreast to their progress by the team lead. They put all shrubs back, swept back all dirt and mulch (they had put sheets down to not ruin the grass) and pressure sprayed sidewalks and porches along with part of the drive. I will use
Louisville Foundation Repair Specialists Provider Name Locked
and his crew any time I have trouble with any of my rental homes or if I have trouble again.


- Brian U.
A

Rating
Overall it went extremely well. The provider explained what he was going to do. The company was also the best priced for what we were having done. We have not had any water issues since :)
- Adam and Itamara S.
A

Rating
After looking at the crack he told us it would cost a couple hundred dollars for him to fix it. He then said that it was an easy fix and told us how we could fix it ourselves for less than $50. We will definitely use this company in the future since they weren't just out to take our money.
- Christina R.

All Foundation Repair Specialists in Louisville, KY

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

A-1 Bob the Builder & Sons

2301 Magazine Street
Louisville

Affordable Builders

522 Emery Rd
Louisville

American Basement Solutions

1988 Old State Road 44

Aqua Lock

1907 Production DR
Louisville

B-Dry Systems of Louisville

3909 Bishop Ln
Louisville

Baileys Masonry, Inc

240 West Dixie Ave
Elizabethtown

Best Concrete LLC

PO Box 34606
Louisville

Bone-Dry Waterproofing Inc

2529 Ridgemar Ct
Louisville

CARDINAL FOUNDATION & WTRPRFNG

1008 TODDS POINT RD
Simpsonville

Case Foundation Systems

449 Downes Ter
Louisville

CDS Midwest Labor Solutions

117 W Jefferson St
Georgetown

Champion Waterproofing & Piering LLC

406 Production Ct
Louisville

CK Construction

P.O. Box 414

Color Craft Painting LLC

2517 Valley Vista Rd
Louisville

Crawlspace Doctor

120 S 15th St
Louisville

Devon and Malvern Group

117 W. Jefferson St
Georgetown

DWYER COMPANIES

486 ROBERTS AVE
Louisville

Goodfellas Electric Co

7126 Denver Ln
Louisville

GRB Design

1909 Production Drive

Handy Helpers

349 Arlington

Heritage Renovations

7707 Cecilia Way
Louisville

Highland Basement Waterproofing

4635 Illinois Ave
Louisville

Home Design Expo Inc.

455 South 4th Street
Louisville

ICON Engineering And Inspection Services PLLC

35 Public Square
Elizabethtown

J & R Construction Services Inc

633 West Main Street
Lexington

Jaco Waterproofing

4350 WADE MILL RD

JOE JAMES CONSTRUCTION CO INC

4605 ILLINOIS AVE
Louisville

Jordan Enterprises

4814 Red Oak Lane
Louisville

JW WINTERS CO INC

4200 WESTERN AVE
Louisville

KAUFMAN AND SONS

114 N 11TH ST
Louisville

Kingdom Builders Llc

4106 Sanford Ave.

Louisville Masonry & Stone

2344 Dorma Ave
Louisville

Matrix Construction LLC

1215 Manitau Ave
Louisville

Metrohandymen LLC

208 S Hite Ave
Louisville

Mike Perry Masonry

8327 Roseborough Rd
Louisville

New Circle Mechanical NCM Services

PO Box 43397
Louisville

RAISORS EDGE

8219 MINORS LN.
Louisville

Renfro Concrete Construction

1308 Fairdale Rd
Fairdale

Rocky's Waterproofing

109 N 19th St
Louisville

Rod Layman Masonry

321 Stonegate Way
Lexington

Shelburne Contracting

2741 Brashears Creek Rd
Taylorsville

Spencer Concrete Services Inc

9303 National Tpke
Fairdale

Sprigler Concrete, Inc.

1720 Old Potters Lane

Stealth Foundation

1020 Marcie Ln

Story Restorations

1626 Story Avenue
Louisville

Sure Safe EFS

1440 Grand Ave Ste B

The Basement Doctor

1504 B Magnolia Dr

The Basement Wizard

4813 Hummingbird Cir.
Louisville

TJ'S maintenance

4578 buds rd

United Dynamics Inc

2555 Cannon St

United Structural Systems Ltd Inc

723 Chenault Brg Rd
Lancaster

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