In need of foundation repair? Our foundation repair specialists are ready to help.
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 30, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 27, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 24, 2023
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 30, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 27, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 24, 2023
Best Pricing On Labor and Materials
Professional, Efficient, and Friendly Service
Licensed Structural Engineers On Call 24/7
Flexible Payment Plans & Financing Options
Laser Level Measuring Practices
Worry Free Warranties On All Services
If you’re noticing cracks in your sheetrock, uneven or sloping floors, windows and doors becoming challenging to close, or nails pushing through your drywall, it likely means your foundation is suffering from some type of damage. Foundation problems tend to worsen if left unrepaired, so you should quickly seek out professional help. That’s where we come in!
First, fill out our convenient contact form with your best contact information and a brief description of the issue you’re seeing in your home. Our 24/7 on-call project manager will instantly see your request and reach out to the most qualified team member we have to address your specific problem.
Our technician, who specializes in the issue you’re experiencing, will schedule an inspection if needed, or provide a detailed quote for service if enough information is provided in the form.
At Regional Foundation Repair, we believe that communication and timeliness are of utmost importance, so you can rest assured that your request will be handled by our team members quickly and professionally. We typically provide quotes or schedule inspections within a day or two to minimize the damage done by an unrepaired foundation.
Our foundation specialist will complete the job with 5-star service, as all of our technicians have years of experience and knowledge behind their work. We also stand behind every project we complete with a 100% satisfaction guarantee, so you can be confident in choosing Regional Foundation Repair for all your foundation needs.
Pier Foundations
Concrete Slab
Basement Foundations
Crawl Space Foundation
Wood Foundation
- Erica J.
- Suja K.
- Dan T.
What Causes Bowing Foundation Walls & How It Can Be Corrected?
Foundation Crack Repair: Costs & Repair Options
Foundation Cracks
Foundation Installation Costs
Foundation Leak Repair
What Are The Common Signs Of Foundation Problems And When Should You Be Concerned?
Foundation Repair Methods
What Is Foundation Spalling & When Should You Be Concerned?
How Does Foundation Waterproofing Protect Your Home?
Date of Request: 06/01/2023
Location: Ann Arbor, MI
Description: Cracking and critter damage to exterior cinderblocks around the base of the house.
Date of Request: 05/31/2023
Location: Ann Arbor, MI
Description: Hello! To the extent of our knowledge, our foundation is in good shape. However, our basement ceiling height is only 6'4 . We would like to raise the house by 20-32 so the ceilings are 8'-9'. Our home is two-story and 22'x26'. Would you be able to provide a quote?
Date of Request: 05/31/2023
Location: Ann Arbor, MI
Description: Hello, We have a 1150sqft two-story house. Our basement ceiling height is 6'6 , and we would like to increase it to at leasy 7'6 if not 8'. Interested in either foundation underpinning or raising the house with jacks. Foundation is in good condition otherwise. Thanks!
Date of Request: 05/28/2023
Location: Ann Arbor, MI
Description: We need (2) 2 ft x 2 ft holes filled and repaired in our cinder block garage wall.
Date of Request: 05/25/2023
Location: Ann Arbor, MI
Description: Do you have a method to affix the floor joists to the top of a 12 unreinforced CMU block wall. Please call me asap
Date of Request: 05/23/2023
Location: Ann Arbor, MI
Description: We have a significant crack in our the masonry of the foyer of our 1920's home. We noticed the crack in the summer and attempted to get a local contractor to fix it for us. They have yet to fit us into their schedule so we're seeking other options. We now have a leak in the closet of our foyer and believe that this is connected to the masonry crack. The crack/gap is has grown to nearly 1/4 inch. We may also like to add extend the small raised patio/step to be a style-appropriate porch of sorts also.
Does Foundation Movement Affect Ann Arbor?
Your home’s foundation is arguably the most important component of its construction. A solid foundation is absolutely imperative in order for your home to stand and remain stable over the years. Foundation movement threatens the stability of the foundation and puts your home at risk for structural damage. Like most areas of the country, foundation movement affects Ann Arbor homes. Sometimes the foundation issues are minor, but other times foundation movement can cause serious problems for your home.
What Causes Foundation Problems In Ann Arbor?
There are a number of things that can cause problems for your home’s foundation. The age of your home, combined with the type of soil it’s built upon, moisture, and even the weather can have an impact. Some of the most common causes of foundation issues in Ann Arbor include:
Home builders usually have to excavate the soil in order to properly lay a home’s foundation. Using heavy equipment, the contractor removes excess soil, installs the foundation, and then they backfill the foundation walls with imported soil. The problem with this process is that the backfill is looser than the surrounding, virgin soil. If the backfill isn’t properly compacted, it will shift, leaving voids around and under the foundation. While this is a serious issue, care must be taken when attempting to compact the soil as this can cause foundation cracks and other issues.
Michigan’s clay-heavy soils can easily become saturated with water from rain and seasonal snowmelt. When the water content is high, the soil actually expands and becomes very heavy. Your foundation was designed to handle weight and pressure from above, not from the sides. Expanding soils put so much pressure on the foundation that it ultimately cannot handle the strain and hairline cracks will start to form. Over time, those cracks widen and the foundation becomes unstable.
Gravity pulls the water in saturated soils downward causing pressure to build up around your home’s foundation. One of the first signs of hydrostatic pressure issues is the appearance of moisture on the inside of your basement or foundation walls. Because concrete is porous, the water is easily pushed through due to the immense pressure it’s under. Over time, hydrostatic pressure can cause your foundation walls to buckle, bow, and lean inward.
Winters can be brutally cold in Michigan, and frost can penetrate nearly four feet into the ground. This is a major problem when the soil is wet, like after a thaw or heavy rains. The reason that it’s such a problem is that when water freezes, its volume increases by a full 9%. The frozen water and heavy soil put an immense amount of pressure on your foundation, causing it to crack, bow, or heave.
What Are the Signs of Basement Foundation Damage in Ann Arbor?
It’s completely understandable that you’d be worried about the consequences of foundation damage to your Ann Arbor home. It’s your single biggest investment, your place of comfort, and your family’s safe harbor. You can’t necessarily avoid foundation issues, but you can mitigate the damage by catching the problem sooner rather than later. If you notice any of the following, you may need foundation repairs:
If your home’s foundation is moving, you may notice some issues with your floors. If your home has foundation issues, it can result in the support beams and walls shifting. This causes an uneven distribution of weight, leading to uneven, sagging floors.
Take a look at your home’s chimney. Is it standing tall and straight, or does it lean to one side? Although you may think that a leaning, lopsided chimney is simply due to a problem with the mortar and bricks, it may be an indication that you have a foundation problem.
Anytime you notice new cracks in your home’s walls, it’s a sign something is going on with your foundation. Cracks can appear anywhere from the foundation walls to your home’s exterior and even the drywall inside your home.
That familiar musty smell that emanates from your Ann Arbor basement is an indication that your foundation is failing. It’s likely that water is infiltrating the foundation walls due to hydrostatic pressure, expanding soils, or cracks. A wet basement means you need foundation repairs sooner rather than later.
Sticking windows and doors are more than a simple annoyance. They’re a sign that your house has shifted on its foundation. The same holds true for gaps that form around your windows and doors. If these issues are present in your Ann Arbor home, don’t put off foundation repairs, or the problems will only worsen.
Do You Need to Hire a Structural Engineer to Fix Your Foundation in Ann Arbor?
There is no legal requirement for you to hire a structural engineer like the ones we employ to deal with foundation problems in your Ann Arbor home. That said, it may be a good idea to have our structural engineers inspect your home’s foundation if you suspect that there are problems. You may also want to hire one if you’re going to put your home on the market. When we do foundation repairs in Ann Arbor, we’ll use the services of our structural engineers if the foundation is severely damaged so that we can determine the best way to take care of it.
Cost of Basement Foundation Repair in Ann Arbor?
The average cost of basement foundation repairs in Ann Arbor is somewhere between $3,200 and $5,500, but you may pay anywhere from $200 to $20,000 for your repairs. Of course, this is just an average and your foundation repair bill could be more or less than these figures. We can’t tell you how much foundation repairs will ultimately cost you until we’ve thoroughly inspected the damage. Some of the factors that will affect your foundation repair costs include:
One of the main factors in determining the cost of foundation repairs in Ann Arbor, or anywhere really, is how badly the foundation is damaged. Obviously, the sooner foundation damage is spotted, the less expensive it will be to fix it. A long-neglected foundation that’s exhibiting serious symptoms like a collapsed basement floor, leaning walls, and large cracks, on the other hand, isn’t going to be a cheap fix.
On average, it will cost between $5 and $9 per square foot for materials to make repairs to your foundation. However, high demand for materials in Ann Arbor and the surrounding areas can cause that price to rise exponentially. Because foundation problems generally can’t wait, you’ll have to pay whatever the market is asking at any given time.
Most of the time, you won’t need our engineers to help you with foundation problems in Ann Arbor. That said, there are times when our engineers are absolutely necessary. For example, if your foundation is severely damaged, or your home has shifted substantially, our structural engineer needs to be called in. If this is the case, you can expect your repair bill to be substantially higher.
Does the Soil in Ann Arbor Affect Your Foundation?
There are over 80 unique types of soil found in Washtenaw County and the City of Ann Arbor. Digging into your yard will reveal anything from sand and loam to clay, and sometimes, mucky organic soil. The type of soil on your property will determine how long your foundation remains stable. Some types of soil are more problematic than others. Seasonal rains, melting snow, drought conditions, and other natural phenomena affect different types of soils. In Ann Arbor, the major soil types you’ll encounter include:
This is generally a good type of soil to have under and around your foundation. The reason is that sandy soil allows rainwater, snowmelt, and other moisture to flow through it without losing its strength and compaction. However, if sand is used to backfill your foundation, it may not be as tightly packed as the surrounding soil, which can create a major problem as the sand shifts. Compacting the soil is tricky, however, so great care must be taken when this delicate operation is undertaken.
When clay is present in your Ann Arbor soil, it can have a dramatic impact on your home’s foundation. Clay tends to absorb water, and when it does, it expands and pushes against the foundation. That pressure can eventually lead to cracks, buckled walls, and other foundation issues. Dried-out clay presents another problem as it can leave voids under and around your foundation. Bowed walls and sunken basement floors are signs of this problem.
Loam is a combination of sand, silt, and clay. It’s commonly found in Ann Arbor and throughout the State of Michigan. Depending upon the ratio of the components in the soil, it can present some issues for your foundation. If, for example, there is a high percentage of clay in your soil, moisture issues can plague your home. If it’s sandier, you may not experience foundation issues.
