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Foundation repair in Southeast Michigan.
Bowing walls. Settling footings. Active cracks. We start with an honest assessment — sometimes the answer is monitoring, sometimes a $400 crack injection, sometimes full structural work. We'll tell you which.
How we approach it
The Quali-Dry
approach.
Active vs. dormant — the question that decides the fix.
Most foundation issues homeowners panic about are dormant. They happened years ago and haven't moved since. The fix is sealing, not bracing. Active movement is rare but serious. We use crack gauges on the first visit when it isn't obvious — so the right fix becomes obvious.
Right-sized, never oversold.
We've spent thirty years walking into homes where the first contractor quoted $40,000 for a problem that needed $1,200 of work. The mirror situation exists too. We size the repair to the problem, not to a sales target.
Real engineering on big jobs.
Carbon-fiber straps, steel I-beams, helical piers, and push piers all have a place — but only on the right foundation. For active structural movement we bring in a licensed engineer to spec the system and stamp the drawings. Then we install.
What's included
Scope of work,
in plain English.
- Epoxy crack injection for static cracks ($400–$1,200 per crack)
- Polyurethane crack injection for active leaks and seasonal movement
- Carbon-fiber strap reinforcement for early-stage bowing walls
- Steel I-beam wall reinforcement for active bowing
- Helical pier and push-pier underpinning for settling footings
- Rod-hole sealing and parging on poured walls
- Crack monitoring with engineer review on close calls
- 10-year leak-free guarantee on every injection
Common questions
What homeowners
ask us first.
How do I know if a foundation crack is structural?+
Width and direction matter most. Hairline vertical cracks are almost always non-structural — they're shrinkage from the concrete curing. Horizontal cracks, stair-step cracks in block walls, or anything wider than 1/8" warrants immediate attention. We'll look at it for free.
How much does foundation repair cost?+
Crack injection: $400–$1,200 per crack. Carbon-fiber straps: $600–$900 per strap, usually 3–5 per wall. Steel I-beams: $3,500–$7,000 per wall. Helical piers: $1,800–$2,500 per pier. We diagnose first, then quote in writing.
Is a bowing wall an emergency?+
Usually not. Walls bow over years, not days. The exception is recent visible movement — a crack that grew last month, a wall that's pushed out an inch since last year. If it's moving, call. If it's looked the same for a decade, you have time to plan.
Do you do exterior excavation for foundation repair?+
Rarely. Excavation is appropriate for severe structural damage, lateral pressure failures, and historic foundations needing exterior membrane. For 95% of repairs, interior work is faster, less expensive, and less invasive.
Where we do this work
Foundation
across Southeast Michigan.
Related services
Often paired
with foundation.
Free, no-pressure
written estimate.
Tell us what's going on. We'll come look, explain what we see, and email you a written estimate within one business day. No deposit. No script.
