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Foundation Repair

Foundation problems like a sinking foundation and cracked brickwork can be scary and frustrating as a homeowner. IFS has stabilization options to repair foundation damage and put your home back on solid ground. 

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When your home has a foundation problem, the task of diagnosing and repairing the problem can be daunting. From cracked exterior brickwork to sagging floors or a sinking foundation and bowing walls, the experts at Indiana Foundation Service have nearly three decades of experience repairing homes in central and southern Indiana. With this experience comes the knowledge that waiting to repair your foundation problem only makes the solution more dangerous and costly. Since the foundation is the base of your home when it is damaged, you’ll also see secondary problems like cracked flooring or drywall in addition to the foundation repair needs.

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Causes of Foundation Damage

There are various ways the soil and its composition can impact your home. These are the most common ways.

Once your home’s foundation was completed, previously excavated soil is replaced or “backfilled” around the walls. This soil is loose and fluffy, and not as dense or tightly packed as undisturbed soil farther away from the house. Because of this water can easily collect in the soil directly surrounding the home and create a “clay bowl.” The soil expands and contracts as it becomes saturated and dries out. When saturated soil expands, it exerts pressure on the foundation walls known as hydrostatic pressure. When this constant force becomes more than the walls can handle, they will begin to show signs of failure in the form of cracks and inward movement.

Similarly, it is common for soil to settle over time. But as it does, it can do so at an angle and slope towards the foundation. This allows water collecting near the wall to easily seep inside as well as contribute to the previously mentioned problems. Plus, if the soil under your home sinks unevenly, this also leads to foundation settlement. You’ll start to notice diagonal cracks in drywall and from corners of windows and doors, and windows and doors may not properly function.

A more dramatic and scary sign of soil and foundation settlement is a chimney that is cracking and leaning away from the house. Exterior chimneys may not always be built on the same soil or foundation as the rest of the house, or even have the proper footing. When the soil underneath can no longer support the chimney, it will start to separate from the rest of the structure.

A house built on soils with high clay content will be susceptible to heaving forces because clay-rich soil expands significantly when it gets wet.

The excavation for a foundation often gives the soil around and under a house a chance to dry out and shrink. After the house is built, clay-rich soil that gets soaked during wet spells can cause heaving problems, while also damaging foundation walls.

Water increases in volume by nearly 10% when it freezes, and wet soil can expand even more when frozen. When wet soil freezes the resulting pressure can cause the slab or foundation wall to shift and crack.

The colder the temperature, the deeper the soil will freeze. Frost forces can lift a foundation dramatically – sometimes by several inches – leading to serious heave damage.

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Is Foundation Repair Right for Me?

Making the decision to stabilize and repair your foundation issues is a big first step. Choosing the right foundation repair company is key.  You want a team that understands the silty loam and clay soil through the central and southern Indiana region. You want a company with years of experience who has seen and repaired it all—so you can feel confident in your choice. You want products designed in-house to meet your home’s unique needs—Indiana Foundation Service is the best choice.

Our outstanding workmanship means we take pride in the foundation stabilization work we perform, addressing the root cause of the problem, not just bandaging the symptoms. We offer free foundation inspections and financing options. There is no reason to wait; contact Indiana Foundation Service today to schedule an inspection time that works for your schedule.


Indiana foundation repair problems can be caused by different issues. However, many are traced back to one source – the soil. Some of these issues include improperly compacted fill soils, poor soil maintenance and expanding or contracting soil bases. They may appear to be irreparable, but they can be easily fixed if caught in time. 

Various soil types exist throughout Indiana, but three main ingredients make up these soil types and their textures – sand silt, and clay, and any combination of the three. Sandy soils tend to drain water faster, silt has more intermediate drainage properties, and clay is more likely to hold onto water. 

Indiana has all three of these soil ingredients and is particularly rich in clay soil. Indiana also has a state soil called Miami, which is made up of silt loam and clay loam.  

Cracked walls, doors that won’t close and chimneys that separate from the house are symptoms of the underlying foundation settling issues. But here’s the good news – yes, these problems can be fixed! And the experts at Indiana Foundation Service can help you address the underlying foundation settlement. We have helped hundreds of Indiana homeowners do so. 

A concern many homeowners grapple with is foundation repair vs. foundation replacement. Some homeowners may jump to the conclusion that if their foundation has a problem, they’re going to have to pull out all the stops and remove and replace the entire foundation. This method is time-consuming, expensive, invasive, and doesn’t address the root of the problem. Depending on the problem and symptoms, various repair methods can instead be used to mend the issues your home is facing. 

There are so many ways you, your family, and your home will benefit from foundation repair. Here are just two of the major perks: 

  • Enhanced Safety and Structural Integrity – Everyone deserves a safe place to call home, but it won’t exist of the walls collapse or the floors sink below your feet. You might have other projects you’d like to tackle, but the longer you ignore foundation problems, the more expensive they will be down the road and the more danger you’re subjecting your family to. By properly addressing foundation cracks and movement, you’ll ensure the safety of your home and your family today and for years to come.
  • Improved Real Estate Value – You may intend to live in your house for the foreseeable future or selling could be something you’ve been entertaining. Either way, your home is going to be on the market at some point, and you want to make sure it is ready. The real estate/resale value of your home depends on a wide variety of factors. There are many people out there who enjoy renovating and flipping fixer-uppers, but most homebuyers expect pristine worry-free homes. Foundation problems can reduce your home’s resale value by 10 to 30 percent, and buyers could have problems getting a mortgage. Something you must do as an Indiana homeowner selling your house is complete the Seller’s Residential Real Estate Sales Disclosure form to the best of your ability. This includes disclosing any foundation and structural problems, as well as any areas that were treated for wood–destroying insects.

After reading about typical foundation problem signs, their causes, and why they should be fixed, don’t you feel motivated to nip these problems in the bud? Are you ready to take back your home? 

You have a wealth of resources at your disposal all over the Internet and even at local hardware and home improvement stores. But before you decide to take on a project on your own, hear us out for a minute. 

You may be very handy and capable, but foundation repair is a big deal. It’s not meant to be something you can tackle in your free time with a friend. A lot can go wrong with quick fixes, and you’d just end up spending more time and money to have those repairs re-done. Fix your foundation issues the right way the first time with trusted solutions from a reliable contractor.  

No doubt, you’ve probably heard stories about other homeowners and friends who have had awful experiences with contractors. Or you may have already experienced it firsthand. The homeowner-contractor experience has a history of tales of shoddy work, damage, messes, incomplete projects and more.  

Don’t get caught up in this inaccurate depiction of contractors as a whole. If your home requires foundation repair, arm yourself with knowledge and research about potential contractor partners. Do yourself a favor and do your homework before you make up your mind about which contractor to hire. Learn as much about a company as you can, and ask for contractor must-haves like licenses, insurance, certifications, and other pertinent documents. It’s also good to learn about a contractor from its customers. Check out reviews, ask for references, and turn to third-party resources like the Better Business Bureau for further information and customer input. 

If you are facing foundation repair problems, the team at Indiana Foundation Service is your solution. We are not like other contractors, and we can prove it to you. We are challenging and changing the way homeowners work with contractors. When you choose to work with us, you will have an experience like you’ve never had before with a company, and we will provide world-class solutions and world-class service. 

Indiana Foundation Service is proud of our foundation team. They have received advanced training and certification as part of the Groundworks network. When we come and visit your home, we bring the knowledge of hundreds of successful foundation repair projects with us. 

Contact us today and one of our certified field inspectors will visit your home for a free foundation inspection. During this consultation, our foundation expert will complete a thorough evaluation of your home, identify the issue, and explain the solution. The inspector will answer any questions you have, as well as put together a full, written cost estimate of recommended repairs tailored to your home’s specific needs. He also will take your budget into account and review payment and financing options

Take your time to review the recommended project and reach out to your inspector with any questions or concerns. Then, after the work, price, and schedule sounds good to you, we take care of the issue. You can expect expert service, permanent solutions and fast installation. You are our top priority, and our work is not done until you are completely satisfied with the project. So, don’t be afraid to speak up with any questions or if something does not meet your expectations. Also, keep in mind that we offer service and maintenance opportunities to ensure our work and your home remains protected. 

We take your home and your safety seriously. That is why we only use the most reliable solutions. Manufactured here in the United States, each product is carefully designed and tested by a team of structural and geotechnical engineers. All our systems come with a long-term written warranty, giving you complete peace of mind. 

Our strong wall reinforcement and piering solutions are made with galvanized steel to prevent rust, corrosion, and damage, and stand up to the toughest forces.  

Here are the solutions we’ll use to address foundation problems in your home: 

Wall Repair and Reinforcement Systems – What is used to repair and protect your foundation walls depends on factors such as the extent of damage and interior or exterior access. 

  • Wall Anchors – Wall Anchors are the most effective method for permanently stabilizing moderate to severely distressed or bowed basement walls. They extend out to more stable, untouched soil well beyond your home’s foundation, providing an anchor point to brace the foundation wall. This stops inward movement and prevents wall failure. The anchors can be tightened over time to help move your foundation walls back toward their original positions. 
  • IntelliBrace™ Beams – Like Wall Anchors, IntelliBrace™ beams permanently stabilize foundation walls and can help straighten them over time. This system is ideal to use when there is little or no access available outside of the home for exterior wall repair. 
  • Carbon Fiber Supports – Our heavy-duty Carbon Fiber supports firmly adhere to walls with minimal to moderate cracking or bowing. They permanently reinforce the walls, hold them in their current positions, and prevent any further cracks or inward movement. Their low profile and smooth finish allow them to easily be concealed by paint or basement finishing materials. 

Foundation Piering Systems – We use pier systems on settling foundations and walls to permanently stabilize them, stop settlement, and help lift them back to their original positions. Each system is installed into deep soil strata better able to support the structures. 

  • Push Piers – Push Piers are hydraulically driven through a bracket attached to the foundation footing and down to bedrock or stable soil. This is the most common type of pier used for most foundation settlement applications. 
  • Helical Piers – Helical Piers perform the same function and are installed almost the same as Push Piers, but Helical Piers are manually advanced or screwed into the ground. These round shaft helicals do not bend like square shaft pieces. These piers typically are used in specialty foundation settlement applications and for very light structures like porches.  
  • Slab Piers – Slab Piers can be installed the same way as Push Piers and Helical Piers. They are used to stabilize your concrete slab foundation and lift your home back toward its original position. 

Crawl Space Support System – We use IntelliJacks™ to stabilize and help lift sagging crawl space or basement floors and floor joists back to level. Our crawl space support system has an allowable load capacity of more than 24,000 pounds per support jack, and is tested and certified to the highest industry standards.

Additionally, we can use the unique PolyRenewal™ concrete lifting and leveling system on cracking and settling concrete. This system typically is applied outdoors to sidewalks, driveways, and patios, but we also can use it on slab floors and in garages. 

The cost of repair probably is the most commonly asked question regarding foundation repair. Money matters, and it’s natural to want to know how much to plan on spending.  

But there is a lot to consider when it comes to repairing your foundation. That’s why it is important for one of our inspectors to physically visit your house and look at exactly what is going on with the foundation. 

Things like the extent of any damage, square footage and material usage also go into the mix. And our inspector will customize the solutions to meet your specific repair needs. No two foundation problems are alike, and our solutions are not “one size fits all. Every home is different and requires its own unique repairs. The inspector you meet with also will take your repair goals and budget into consideration. 

To give you an idea, average home improvement spending typically is around $7,500, and most homeowners pay from $4,000 to $10,000 on foundation repairs. Some average foundation repair product prices are $1,000-$3,000+ per foundation pier, $500-$1,300+ for leveling/slab jacking, and $2,000-$6,000 for sealing/subfloor drainage. 

Be sure to check with your insurance carrier if you are concerned with your repair needs and insurance coverage, as all policies are different. Some policies cover losses from fires, but many exclude coverage for issues like foundation cracks or settling. Coverage may kick in if the foundation has been damaged from other problems such as broken plumbing. (Source: SF Gate) 

Can you put a price on your family’s health, safety, and happiness? When you choose to work with us, what you are really investing in is peace of mind. 

You are closer than you realize to a safe and stable living environment for your family! We at Indiana Foundation Service would be honored to assist you during your foundation repair journey. Contact us now to receive a free cost estimate and start investing in your home’s foundation. 

Why Foundation Repair Is Needed

Maybe you’ve just started to notice cracks at your Muncie home or your Terre Haute home has been showing signs of foundation damage for years; learn why foundation repair is necessary.

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Steals Value from Your Home

When your foundation is damaged, the value of your home is greatly diminished. Even if the repair is easy and reasonable to repair, your home value is directly affected because your foundation is such an integral part of the health of your home. If you are in the process of selling your home, potential home buyers now recognize the signs of foundation problems like cracked walls or sloping floors and often walk away.

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Foundation Failure Is Dangerous

Your home’s foundation supports the entire structure and your family life above it. When this intricate piece begins to fail, the long-term effects can be dangerous. In addition to a basement or crawl space wall caving in and causing injury, sloping floors cause tripping hazards and sticking doors and windows can be serious in the event of an emergency.

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Foundation Problems Only Get More Costly

When foundation problems are identified early and repaired quickly, lower repair costs can be expected. Additionally, if left untreated, foundation issues lead to secondary damage like cracked flooring and even cracks to major items like granite countertops or roofing. It’s best to repair your home’s problems from the ground up. Ensuring your home’s foundation is solid enough to withstand the weight of your home is the best way to avoid additional costly repairs.

Common Foundation Repair Tips & Mistakes

Although the foundation repair process can seem overwhelming, finding the right company to work with you step-by-step can make all the difference. Indiana Foundation Service has been helping homeowners for nearly three decades and has compiled a list of tips and mistakes seen in the field.

Foundation Repair Tips

  • Repair Root Cause, Not Symptoms

When it comes to repairing foundation problems, it’s important to address the root cause of the problems instead of just bandaging the symptoms. Since the soil and weather conditions in Indiana are often the culprit for foundation damage, these elements can’t be changed, so it’s essential to choose a repair that considers these factors. For example, our pier systems are driven deep into the ground, bypassing Indiana’s problematic soil until they reach strong, stable bedrock soil.

  • Choosing Local Is Important

As previously mentioned, the sandy loam and clay soils prevalent throughout Indiana play a large factor in why your home is experiencing foundation problems. For this reason, choosing a local company with inspectors and installers that are familiar with the unique soil types and weather conditions of Clayton, Ellettsville, Poland, and Avon, IN. helps ensure your repair will be successful the first time. For example, areas in central Indiana like Bloomington and Bedford have silt loam or silty clay loam soils, while areas near Indianapolis have rich clay soil with varying drainage properties. These small yet important distinctions can make the difference between repair suggestions, and it’s why choosing a local company is essential.

  • Transferable Warranties Are Key

You’ve decided it’s time to move forward with foundation repair work, but there are still some factors to consider. Obviously, a warranty is important, but even if you don’t have plans to move any time soon, a transferable warranty can provide peace of mind for the future. Potential buyers see foundation repair as an asset, and a transferable warranty adds only confidence.

Foundation Repair Mistakes

  • Waiting Too Long

Foundation damage never gets better with time and only becomes more costly as repairs are left untreated. Without stabilization repairs, your foundation will continue to fail, resulting in both more serious repair solutions as well as secondary damage like cracked or broken windows and flooring.

  • Rebuilding vs. Repairing

It makes sense, your foundation damage is severe, start over, and you’ll be good as new. Unfortunately, this isn’t the best solution. Foundation rebuilding is incredibly expensive and a huge disruption to your life, forcing homeowners to be away from their homes for weeks or even months.

  • Not Checking Experience

When it comes to foundation repair, look for a company that focuses on foundation repair exclusively. A company that offers foundation repair plus windows, pest control, basement remodeling, and more has to split its resources somewhere. If a company does foundation repair exclusively, their technicians and inspectors are in the field every day, repairing homes and working to improve their products and practices to serve you best.

Find your service area

Lafayette, IN

Lafayette, IN

Lafayette homeowners need to be aware of the area’s above-average rainfall and silty, clay soils. This combination can cause problems for your foundation, but IFS has world-class solutions that protect your most important asset.

Kokomo, IN

Kokomo, IN

Above-average precipitation levels and the area’s clay-based soil leads to big problems for your Kokomo basement, crawl space, and foundation. Indiana Foundation Service has the best products to repair your home permanently.

Bloomington, IN

Bloomington, IN

Bloomington’s climate and above-average precipitation wreak havoc on your foundation. The experts at Indiana Foundation Service know how to protect your home permanently.

Terre Haute, IN

Terre Haute, IN

Musty basement? Wet crawl space? Indiana Foundation Service has seen and repaired them all. Let us help.

Indianapolis, IN

Indianapolis, IN

Wet basements, moldy crawl spaces, cracking foundations and concrete are common in Indianapolis homes, but they are destructive. Indiana Foundation Service has the best solutions to keep your home safe, dry, and stable.

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    Indiana Foundation Service Map

    Foundation Repair, Basement Waterproofing & Crawl Space Repair and Encapsulation, Serving Central Indiana & Indianapolis

    Indianapolis, IN

    624 North Front Street
    Whiteland, IN 46184

    Kokomo, IN

    2731 Albright Rd
    Kokomo, 46902

    Lafayette, IN

    8 N 3rd St
    Lafayette, IN 47901