Foundation Crack Repair & Injection
Most foundation cracks in Wayne County homes are caused by hydrostatic pressure, soil settlement, or freeze-thaw expansion. Not every crack is structural — but every crack lets water in. We use two proven methods:
- Polyurethane injection — flexible, expands to fill the crack, ideal for active leaks. $400–$700 per crack.
- Epoxy injection — rigid, structurally bonds the wall back together. Used for non-moving cracks. $500–$900 per crack.
Bowed Wall Repair
When you see horizontal cracks or walls that visibly lean inward, you have a structural problem. Hydrostatic soil pressure is pushing the wall in — and ignoring it leads to collapse. We install:
- Carbon fiber straps — for walls bowed less than 2". Non-invasive, $400–$700 per strap.
- Steel I-beams — traditional bracing for moderate bowing. $600–$900 per beam.
- Helical wall anchors — exterior anchors that can actually pull the wall back toward plumb. $700–$1,000 per anchor.
Crawl Space Repair & Encapsulation
Wayne County's older homes — especially in Wyandotte, Lincoln Park, Allen Park, and parts of Dearborn — commonly have crawl spaces with chronic moisture problems. We solve it permanently:
- 20-mil vapor barrier across the floor and up the walls
- Crawl space dehumidifier sized to the space
- Sealed vents (modern code allows conditioned crawl spaces)
- Structural support posts where needed
Typical full encapsulation: $3,500–$7,500. Pays for itself in heating efficiency and protects the home's structural integrity for decades.
Underpinning for Settling Foundations
If parts of your home are visibly sinking — cracked drywall, uneven floors, doors that won't latch — your foundation has settled. We stabilize and often lift the foundation back to level using:
- Push piers — hydraulic steel piers driven to load-bearing soil. Best for full settlement. $1,500–$2,500 per pier.
- Helical piers — screwed into stable soil. Best for lighter loads and additions. $1,200–$2,000 per pier.
Most jobs require 4–10 piers. Total project: $8,000–$20,000.
Why Wayne County Foundations Fail
Three factors make Michigan tough on foundations: clay-rich soil that expands when wet, deep freeze cycles (frost line is 42" in Wayne County), and decades-old construction that predates modern waterproofing standards. The combination is why this region needs specialized foundation contractors — generic handymen miss the underlying causes.