Foundation Repair in Kalamazoo, MI

What foundation trouble looks like in Kalamazoo

In Kalamazoo, foundation trouble is often basement trouble. Many homes here have a full basement. The walls hold back soil and water all year. Over time, that weight and the winter frost can crack them or push them in.

Here is what people tell us they see:

• A crack in the basement wall that leaks when it rains.
• A crack in a block wall that steps up like stairs.
• A long crack that runs sideways along the middle of the wall.
• A wall that bows in at the middle or leans in at the top.
• Mortar that crumbles out of an old brick or stone wall.
• A gap where the wall meets the floor.
• Doors upstairs that stick, or a floor that slopes.
• A crack in the outside wall above the ground.

Some of these are minor. Some mean the wall is moving. The free inspection tells you which is which.

How the crew fixes it

The contractor we connect you with picks the fix that matches the problem. These are the most common ones in Kalamazoo.

Crack sealing

Many cracks in poured walls can be sealed from inside. The crew fills the crack with a foam or epoxy. Foam stops leaks. Epoxy also bonds the wall back together. See foundation crack repair.

Wall bracing

A wall that bows in needs to be held in place. Crews use carbon fiber straps, steel beams or wall anchors. Straps and beams go on the inside face of the wall. Anchors run out into the yard and pull the wall back. See bowing wall repair.

Tuckpointing old masonry

Brick and stone walls in older homes often need new mortar. The crew scrapes out the worn joints and packs in fresh mortar. This makes the wall stronger and keeps out some water.

Piers

If part of the house has settled, piers can lift and hold it. Steel piers are driven down past the soft soil until they reach firm ground. Then the house is set on them. Piers are often used on soft or filled ground.

Fixing the water

Most wall damage starts with water. If you fix the wall but not the water, the problem can come back. A good plan often includes a drain, a sump pump, gutter work or soil that slopes away from the house. See basement waterproofing.

Rebuilding a wall

When a wall has moved too far, the crew may dig it out and rebuild it. This is the biggest job. It is used only when bracing will not do.

What a good inspection covers

• Every basement wall, including behind shelves when the inspector can see.
• How far each wall bows, measured top to bottom.
• Each crack, its shape, its width and whether it leaks.
• The joint where the wall meets the floor.
• Floors and doors upstairs, to check for settling.
• Gutters, downspouts, soil slope and window wells outside.
• The sump pit and pump, if you have one.
• A written plan that shows what is wrong, how to fix it and the price.

What it costs

The cost table on this page shows typical ranges from the Fixr, This Old House and HomeBlue cost guides, not a quote. The biggest things that move the price are how many feet of wall need work, which fix is used and whether water work is included. See the Kalamazoo foundation repair cost guide for more.

Before you sign

Ask these questions before you hire anyone:

1. What is causing the damage, and how do you know?
2. Will the fix stop the movement, or only cover the crack?
3. Does the plan deal with the water?
4. How many straps, beams or anchors, and where do they go?
5. What does the warranty cover, and does it move to the next owner?
6. Who pulls the permit?
7. Can I see your Michigan license?

Book your free foundation inspection

A crack or a leaning wall is easier to fix before another winter. Call (269) 448-7655 or send the short form. A local foundation crew will call you back, usually the same day. The inspection is free, and the price comes in writing.