7 Best Foundation Repair Companies Near Me in Charlottesville, VA

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Research and Content by the House Method Local Advisors - Updated December 8, 2022

Foundation problems can leave you feeling caught between a rock and a hard place, with costly repairs on one side and danger to the structural integrity of your home on the other. You may even be anxious about starting the process at all, fearful that your Charlottesville home has more extensive damage than you can see.

Make use of our guide to Charlottesville's best foundation repair companies to ease your worries. The experts on our list are reliable and will get the job done right the first time.

Best Overall
  • Leading foundation service provider
  • Warranty-backed solutions
  • Free inspections and estimates
Superb Reputation
  • Free estimates
  • 31 patents & 19 innovation awards
  • Over 20,000 customer reviews
Money-Back Guarantee
  • Money-back guarantee
  • Basement waterproofing experts
  • Mold removal and mitigation
Other Recommended Companies
Most Experienced
Best Limited Warranty

Our Picks for Foundation Repair Companies


Groundworks

Groundworks, founded in 1986, is currently headquartered in Virginia Beach. Groundworks is focused on continuously growing and improving and changing the industry for the better. This includes providing their employees with comprehensive and ongoing training at Groundworks University. Their services are customizable and backed by a long-term warranty.

Basement Systems

Basement Systems was founded in 1990. Founder Larry Janesky had noticed problems with basement leakage in a house he was building, and sought to discover a permanent solution to the problem. The company later designed the first crawl space encapsulation system. It has now served more than half a million customers, providing basement repair, waterproofing, and finishing services across the U.S. and Canada.

'58 Foundations

For more than 60 years, '58 Foundations has been in the business of foundation repair. The company always puts customers at the center of everything it does. '58 Foundations offers several types of services, including mold removal, foundation repair, crawlspace encapsulation, and waterproofing. The company has had an A+ BBB rating since 1991, and provides life-of-the-structure transferable warranties for its work.

Ram Jack

Ram Jack boasts over 40 years of foundation repair experience across the U.S. They have over 10 patents in the industry, and use American-made steel and specialized pile systems to create strong foundations. The company offers transferable warranties, and boasts a comprehensive inspection process and high customer satisfaction across its more than 50 locations nationwide.

Olshan

Olshan, founded in 1933, can complete repair and waterproofing jobs on foundations, basements, and crawl spaces. They offer free and convenient in-person or video evaluations for customers. Their patented Cable Lock™ ST Plus System combines the benefits of steel and concrete, and comes with a lifetime transferable warranty.

Local Foundation Repair Companies Near Me


Home and Basement Solutions, LLC.

3.4
LOCAL ADDRESS: 1247 Calf Mountain Rd
Waynesboro, VA 22980
PHONE: (540) 435-2747
WEBSITE: View Page
Company highlights
Price transparency
Locally owned
Free quotes
Good customer service
Services
Repair
Concrete
Foundations
Get Quote

As little as 30 seconds

Knott's Home Repair Services

3.5
LOCAL ADDRESS: 2301 Poplar St
Staunton, VA 24401
PHONE: (540) 292-5934
WEBSITE: View Page
Company highlights
Price transparency
Good customer service
Free quotes
Services
Cement
Repair
Concrete
Foundations
Get Quote

As little as 30 seconds

Foundation Repair Cost in Charlottesville


There are many different types of foundation repairs. Your local foundation repair professional can inform you exactly what solution(s) your foundation needs.

Not every company that does basement repair also does waterproofing, but this measure is often necessary and goes a long way towards mitigating future problems. A waterproofing contractor will determine the source of the problem and identify ways to fix it. Simple solutions may involve rerouting a gutter system, while more thorough solutions may necessitate waterproofing the entire basement or foundation. Interior waterproofing can involve the use of such devices as drains or sump pumps. Exterior waterproofing tends to be more expensive but more effective, and may involve things like landscape work or rubber foundation coating. The total cost is highly variable based on the size of your basement or foundation and the type of work that is done. Basement or foundation waterproofing in Charlottesville can cost in the thousands of dollars, even over $10,000 if the repairs are extensive.

Some other kinds of foundation repair are:

  • Piering / Underpinning / Leveling: If you need your foundation leveled, the process might be referred to as "piering" or "underpinning" by foundation repair professionals. This process involves adding supports (usually concrete pillars, or piers) under your foundation to support and level it. This is a major repair and could run you thousands of dollars for each pier, but contributes a great deal toward avoiding future issues.
  • Leak Repair: Your Charlottesville foundation repair company may recommend several kinds of solutions to fix leaks and their underlying cause. The cost of this repair will depend on whether the problem requires only minor fixes or something more extensive such as waterproofing.
  • Stabilization: Your foundation repair company can fix bowing walls with reinforcements made from carbon fiber or steel. These stabilizers typically will run you a few hundred dollars each. The final cost will depend on the kind and number of strips used.
  • Crack Repair: Small cracks in your foundation can be repaired with epoxy or polyurethane foam, while larger cracks might need to be filled with concrete. This type of repair usually costs in the few hundreds of dollars, depending on the size of the crack.

Signs Your Foundation is in Need of Repair


Without a professional inspection, it can be tricky to determine if foundation repairs are in order. However, you might notice certain signs of foundation damage around your home. You should get in touch with your local Charlottesville foundation repair expert for an inspection if you notice:

  • Shifted, skewed, or tight doorframes or window frames
  • Walls that lean inwards at the top
  • Uneven basement floors
  • Cracked driveways
  • Cracks in foundation walls or flooring
  • Water in your basement Visibly damaged or crumbling foundation
Signs that your house in Charlottesville may require basement or foundation waterproofing are:
  • Visible water in your basement
  • Changes in floor height or newly uneven floors
  • Damp or musty-smelling basement
  • Bowing or buckling walls
  • White powder, spots, or other signs of fungus Presence of mold or mildew

Choosing a Charlottesville Foundation Repair Company


Some specific factors can clue you into whether you've chosen a trustworthy Charlottesville foundation repair company. Some of these include:

  • Licensing and Insurance: Before you sign a contract with a foundation repair company in Charlottesville, you can ask to see proof of general liability insurance. The company should also meet the general contractor licensing requirements for Virginia.
  • Inspection and Estimate Process: The foundation repair company you plan to hire should provide you with a free inspection and estimate. After the inspection, the company should let you know what repairs they expect will be required and how much you should anticipate paying.
  • Cost: It's recommended that you get quotes from multiple companies so you can compare. Be aware of extra fees like travel fees (if the headquarters is far from your house) or companies with unusually low or extremely high prices.
  • Partnerships With Structural Engineers: Often, the foundation repair company you hire will contract with a structural engineer. The structural engineer's job is to (for a fee) verify the results of the inspection. They will confirm that the planned repairs are necessary and appropriate. If the foundation repair company you plan to hire does not have an existing relationship with a structural engineer, you can hire one yourself.
  • Warranties: You should make sure to employ a foundation repair company that provides warranties for its work. Depending on the company (and maybe even from location to location in Virginia) the things covered and other specifics of these warranties may vary.

Only the best foundation repair experts in Charlottesville should be working on your foundation, as this part of your house is so important. When you choose one of the experts on our list, you guarantee that the job will be taken care of quickly and competently by local pros who have all the right experience.

Best Overall
  • Leading foundation service provider
  • Warranty-backed solutions
  • Free inspections and estimates
Superb Reputation
  • Free estimates
  • 31 patents & 19 innovation awards
  • Over 20,000 customer reviews
Money-Back Guarantee
  • Money-back guarantee
  • Basement waterproofing experts
  • Mold removal and mitigation

FAQ's for Foundation Repair in Charlottesville


What are some ways I can protect my foundation?

If you're building a new home or an extension on an existing house, you can get a soil report before beginning construction. This will inform you as to whether the soil in a certain location can support a structure without leading to shifting or sinking. For your current home, you can pay a structural engineer (usually a few hundred dollars) to perform an inspection and report if there are any signs of damage or deterioration to your foundation. And of course, if you notice any problems yourself, contact one of your local foundation repair experts in Charlottesville to learn about what can be done about it.

If the weather in Charlottesville gets particularly hot and dry, you may need to water your foundation. This prevents the soil around it from drying out, crumbling, and increasing the risk of foundation shift. (How often you need to do this in Charlottesville will depend on the weather in recent weeks.) On the other hand, you'll want to avoid overwatering, as having excess moisture can cause as many issues as not having enough.

Can I continue to live in my Charlottesville home during foundation repairs?

In most cases, yes. During most foundation repairs you can remain at home. Be sure to check with your Charlottesville foundation repair professional so that you're aware of all details before you sign a contract.

Will I have to get a permit for a foundation repair project on my home in Charlottesville?

Your foundation repair company should be the one to get the permits. You can ask them for a detailed explanation of the steps in their process, and to see the permits and paperwork that they have to make sure everything is properly authorized per Virginia law.

Does foundation repair affect my house's value?

Successful foundation repair will improve your home's value. Depending on the extent of the repair, it might be classified as a capital improvement by the IRS. This might allow you to deduct the cost of repairs from your taxes. A capital improvement is an improvement that will "enhance the property's overall value, prolong its useful life, or adapt it to new uses," per Investopedia.

I'm looking to purchase a house in Charlottesville. How can I make sure that it won't need extensive foundation repairs?

If you are looking at purchasing a house that you suspect or know will need foundation repairs, it is worth it to figure out the extent of the problem and how much repairs might cost. One of Charlottesville's foundation repair professionals can provide a free inspection and estimate, which you might be able to factor into price negotiations for the property.

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