How to Choose a Foundation Contractor in Michigan (Red Flags & Green Flags)

Published 2026-04-02 · Wayne County Foundation Repair

Foundation repair has a trust problem

This industry has more than its share of bad actors. High-pressure sales, scare tactics, "today-only" pricing — we've heard every horror story. Here's how to avoid getting taken.

Red flags to walk away from

• "Today-only" pricing. Foundation problems don't go away in 24 hours. Any contractor who says you must sign today is using pressure tactics.
• No written estimate. Get every number on paper, itemized.
• Pushes the most expensive option first. Exterior excavation isn't always needed. A good contractor explains why interior drain tile might work just as well.
• Vague warranty. "Lifetime" should mean lifetime — and transferable. Read the fine print.
• No license or insurance. Michigan requires builder licenses for structural work. Verify at the LARA website.
• Subcontracts everything. If they show up to inspect and immediately subcontract the work, you're paying a markup for nothing.

Green flags to look for

• Free, no-obligation inspection. Standard in this industry. If they charge for the initial assessment, walk away.
• Walks you through the diagnosis. A good contractor shows you the problem, explains the cause, and presents options.
• Transferable warranty. Adds value to your home and proves they stand behind the work.
• Local crews (not subcontractors). Direct accountability.
• References in your neighborhood. Ask for 3 recent jobs in your ZIP code.
• Reasonable lead time. 1–3 weeks to schedule. If they can start tomorrow, they're not busy — which is a warning sign in this industry.

Questions to ask before signing

1. Are you licensed and insured in Michigan? (Get the license number and verify)
2. What's the exact warranty? Is it transferable?
3. Will your crew or a subcontractor do the work?
4. What's the total cost in writing? Any conditions that could change it?
5. Can I see 3 jobs you've completed in Wayne County in the last year?
6. What's the payment schedule? (Avoid contractors demanding more than 25% up front)

The honest test

The best foundation contractors will sometimes tell you that your "problem" doesn't actually need professional repair — that you can monitor the crack, or that a $200 sump pump replacement solves the issue. We say this regularly. A contractor who never says "you don't need us" is a contractor who'll sell you services you don't need.