Tips for Hiring a Foundation Repair Contractor

Foundation work is definitely not a do-it-yourself project, so it makes good sense to get at least three licensed contractors to give you a detailed proposal along with an assessment of your issues. The average inspection takes about two hours. A representative of Ram Jack Systems also offers the following advice and precautionary measures:

• Educate yourself on foundation repair methods and ask a lot of questions. Don't make your final decision based on advertising and cheap prices. If it sounds too good to be true, it probably is.
• Don't do business with a contractor whose foundation repair methods haven't been evaluated by ICC-ES (International Code Council Evaluation Services). This nonprofit organization ensures that building products meet code compliance.
• In most areas of the country, a reputable contractor will have a clause for the depth of the hydraulic piling (typically 20 to 30 feet). Beyond that depth there is usually an additional charge, ranging from $20 to $30 per foot. If a contractor has no depth clause, be cautious: it's unlikely a contractor would continue to operate at a loss, and would instead just stop at the depth that guarantees a profit.
• Some foundation repair projects require removal of landscaping in the work area, and the contractor typically won't guarantee that a bush or shrub will survive removal and replacement.
• Warranties or guarantees for foundation repair work are very important, so pay close attention to their terms. A warranty is only as good as the company that backs it. Look for a national company that can offer a warranty trust, meaning that if the company goes out of business, there's a plan in place to provide follow-up service if needed.

When you feel that you may have a foundation issue with your home, you'll need some basic information to make a good decision on which contractor to choose. Making the wrong choice could be a very expensive lesson. There are many varied issues that could be happening to your home, which lead to some important questions you should ask every contractor.

Questions to ask every contractor

1. How are you and your employees trained?

Listen closely: is there a real ongoing training program? Are tests given, and are employees certified? Ask to see their certification card.

2. How are piles/piers tested? Do they have ICC-ES evaluation? Do they run pile load tests for engineering firms?

If they can't meet these code requirements, we'd recommend not using them.

3. How long have they been manufacturing their piles/piers?

There should be a good history: 20+ years.

4. How many types of foundation piles/piers do they have available?

Given the different foundation issues out there, look for a contractor with at least 20 standard types available.

5. What's their failure rate, and how often do they have to re-adjust a pile/pier?

A good contractor should rarely have to repair or replace their materials, less than 1% of the time.

6. Do their materials hold any patents?

The answer should be yes, with patent numbers they can show you.

7. How do they warranty their work and products?

There should be a limited lifetime warranty that is transferable.

8. Do they have access to a national warranty trust program?

If the answer is no, your warranty may only be as good as the life of their company.

9. Does their piling/piering system have a protective coating?

If the answer is no, ask yourself how long raw steel will last in the ground.

10. Do they carry workers' comp and general liability insurance?

Ask them to prove it.

Your request for a foundation inspection will require an on-site visit that may last 2+ hours for the average home. A certified and trained specialist should perform this service, someone with the understanding, expertise, and experience to interpret what the various movements of your structure mean.

What a proper inspection should include

• A visual inspection of your home or business, with your input, to help you and the foundation consultant understand what parts of the structure are involved.
• Measurements of the actual dimensions of your home or business, transferred to a diagram to assist in the evaluation.
• Exterior foundation elevations, and interior floor elevations taken with an instrument that measures changes in your floor surfaces.
• Indications of cracks and areas of foundation failure marked on a service plan profile.
• A complete service plan explaining any problems discovered during the inspection and the recommended course of action.
• A plan of repair outlining the type and placement of pilings so the structural loads have a high safety factor.
• An estimated cost for the work, with a clear explanation of what to expect and what not to expect.

Even after foundation repairs are done, foundations still must be maintained to help prevent problems with other parts of the home. See Maintaining a Foundation and Post Foundation Repair Tips.

Local resources: Los Angeles Foundation Repair