How to Choose a Foundation Repair Contractor: A Practical Checklist

1. Check licensing or registration for your state

Rules vary a lot. Some examples from our service areas:

Each regional page on this site explains the local rules in more detail, for example North Jersey, Northern Virginia and Nashville.

2. Verify insurance

The FTC advises asking whether the company carries insurance for workers’ compensation, property damage and personal liability, and then calling the insurer to confirm coverage. Foundation work involves excavation and lifting a house; you do not want to be responsible for an injury or accidental damage.

3. Ask how the diagnosis is made

• Do they measure floor elevations, or only look at cracks?
• Do they check drainage, trees and plumbing as possible causes?
• Will an engineer be involved, and is the engineer independent?
• Can they explain in plain language what is moving and why?

See foundation engineer reports explained.

4. Get a detailed written quote

The FTC recommends a written contract that includes the contractor’s name, address and phone, a thorough description of the work, start and completion dates, the total cost, the payment schedule and any warranties. For foundation work, also ask for:

• A sketch with pier, anchor or brace locations and counts
• The system or product used and target depths
• What is included: engineering, permits, plumbing tests, restoration, cleanup
• How changes and surprises are priced (change orders)

5. Compare two or three quotes fairly

Compare the diagnosis first. If contractors disagree about what is wrong, an independent engineer can settle it. Then compare the scope (number of piers or anchors), what is included and the warranty. A much lower price often means fewer piers, no engineering or no restoration. See the cost guide for typical ranges.

6. Read the warranty before you sign

Ask what “lifetime” means, what is covered, what is excluded, whether it transfers to a buyer and who backs it if the company closes. See foundation repair warranties.

7. Watch for red flags

The FTC lists warning signs that apply directly to foundation repair:

• Door-to-door solicitation, especially after storms
• Pressure for an immediate decision or a “today only” price
• Cash-only payment or a request for full payment up front
• Asking you to get the permits yourself
• Exceptionally long guarantees without clear terms
• Suggesting you borrow money from a lender they know
• No verifiable business address or phone number

8. Agree on payment terms

A reasonable schedule ties payments to progress: a modest deposit, a payment when work starts, and the balance after completion, final inspection and the engineer’s final letter. Some states limit deposits for home improvement work by law.

9. Plan for the paperwork

At the end you should receive final measurements, a pier log, the engineer’s final letter where applicable, the permit sign-off and the warranty. See the foundation repair process.

How our service fits in

Local Foundation Pros is a free referral service, not a contractor. When you call, you are connected with an independent local foundation contractor who serves your ZIP code. Use this checklist with that contractor just as you would with any other: verify their license or registration where required, confirm insurance, ask about engineering and get everything in writing. You are never obligated to hire anyone.

Questions to ask on the first visit

• What do you think is causing the movement, and how did you decide?
• What would happen if I waited a year?
• Which parts of the house are you proposing to support, and why there?
• Who installs the piers or anchors: your crew or a subcontractor?
• How do you handle plumbing, landscaping and interior cracks after lifting?
• Can I talk with two or three customers whose repairs are a few years old?

Reading reviews wisely

Online reviews help, but read them for patterns rather than stars. Look for how a company handled warranty calls years later, whether crews cleaned up, and whether the final price matched the quote. Check whether complaints were answered. Also check the state or local licensing agency’s records for complaints and discipline where your state keeps them. The FTC recommends checking with your state or local consumer protection agency as well.

Timing and scheduling

Most foundation repairs are not emergencies, so you usually have time to compare quotes and get an engineer’s opinion. Exceptions include walls that are moving quickly, doors that suddenly will not close, new large cracks after a flood, sinkhole signs or anything that makes you worry about safety. In those cases, contact a professional promptly and, if needed, leave the affected area.

After the work

Keep a folder with the contract, pier or anchor log, final elevations, permit sign-off, engineer letters, photos and the warranty. Note the date and follow any maintenance steps the warranty requires, such as keeping gutters clear. If something moves again, call under the warranty first; a new company may not want to work on another company’s piers.

Sources

• FTC Consumer Advice: Hiring a contractor
• NJ Division of Consumer Affairs: Hiring a home improvement contractor
• Pennsylvania Office of Attorney General: Home improvement contractor registration
• Maryland Home Improvement Commission: Check a contractor
• Fairfax County: Information for prospective contractors (DPOR licensing)
• Tennessee Board for Licensing Contractors: Home improvement licensing requirements
• Alabama Home Builders Licensure Board
• Georgia Secretary of State: Residential and general contractors FAQ
• Hillsborough County: Florida contractor licensing (DBPR or local license required)
• Jobber Academy: North Carolina general contractor license ($40,000 threshold, NCLBGC)
• Nassau County Office of Consumer Affairs: Home improvement license FAQ
• Oregon Construction Contractors Board: Earthquake retrofitting consumer guide
• Washington State: Business checklist (L&I contractor registration)