How do I verify a foundation repair contractor?

Foundation repair is the highest-risk residential trade for misdiagnosis and unnecessary work. A wrong foundation diagnosis can cost $20,000-$80,000 in unnecessary repair. The verification stack should include both contractor verification and independent diagnostic verification.

State licensing:

- California: B General Building, C-12 Earthwork and Paving, or C-50 Reinforcing Steel depending on work type. - Arizona: B-2 General Residential or B-3 Dual License through ROC. - Florida: CGC General Contractor or specialty foundation contractor through DBPR. - Texas: no statewide GC license; foundation contractors operate under local business licensing. - Most states: covered under general contractor licensing.

Specialty certifications:

- Foundation Repair Network (FRN), Engineered Solutions of Georgia certification, Helitech certification, RamJack dealer authorization, Olshan certification, AB Chance certified installer. - These are manufacturer or franchise-specific credentials indicating training on specific repair systems (helical piers, push piers, polyurethane injection). - Verify directly with the certifying organization.

The diagnostic problem:

Foundation issues are commonly misdiagnosed. Common scams:

- Cosmetic cracks misrepresented as foundation failure. - Normal soil-moisture-related movement presented as crisis. - Recommending pier installation when the issue is plumbing leak, drainage, or expansive-soil cycling. - "Engineering by sales rep" — the contractor's sales rep makes recommendations without actual structural engineering.

The right diagnostic process:

1. Independent structural engineer's evaluation. Hire a licensed PE (Professional Engineer) specializing in residential foundations to evaluate. $500-$2,000 for an evaluation report. The engineer is your fiduciary; the contractor is not.

2. Geotechnical investigation if soil-related issues are suspected. Soil borings, expansion-index testing, moisture content. $2,000-$5,000.

3. Permitted work. Foundation repair work above certain thresholds requires building permits, which require stamped engineering plans.

How to verify the contractor:

1. State license active.

2. Secretary of State entity status.

3. Court records. Foundation contractors with a pattern of mechanics' liens or judgments indicate either non-payment of subs or customer disputes.

4. OSHA. Foundation work involves trench excavation (cave-in risk), heavy equipment, and confined spaces.

5. Insurance. $2M general liability standard. Errors and omissions coverage if they're providing engineering services.

6. Bond. State contractor bond.

7. Specialty certifications. Verify at the certifying organization.

8. References on similar work (your soil type, your foundation type). Foundation issues vary regionally — expansive clay in Texas requires different techniques than glacial till in Minnesota.

9. Manufacturer authorization. RamJack, AB Chance, Helitech all maintain authorized installer programs. Unauthorized installation voids the system warranty.

10. Permit history. Foundation work is typically permitted. Building department records show whether the contractor has done similar work in your jurisdiction.

Red flags specific to foundation contractors:

- "Free foundation inspection" leading to immediate-repair sales pressure. - Recommended repair without an engineer's evaluation or stamped plan. - "Limited time pricing" — foundation issues don't accelerate that fast. - Door-to-door solicitation. Almost always fraud. - Estimates ranging from $5,000 to $50,000 for the same job from different contractors. Indicates lack of standardized diagnostics. - No warranty on the work, or warranty only valid if the original contractor stays in business.

Common foundation repair systems:

- Helical piers: screw-in piers, transferable warranty, well-suited for medium loads. - Push piers (hydraulic-driven steel piers): heavy load capacity, requires proper depth. - Slab piers: for slab-on-grade foundations. - Polyurethane injection ("PolyLevel" and similar): for slab leveling. - Wall anchors: for bowing basement walls. - Steel I-beam wall bracing.

Manufacturer warranty is critical: if the contractor goes out of business (and foundation contractors do, frequently), only manufacturer-authorized installations retain warranty coverage.

Groundcheck (earthmove.io/trust) verifies state licensing, Secretary of State, court records, OSHA, and BBB. For foundation-specific certifications and manufacturer authorizations, verify at the certifying organization. For independent diagnostic evaluation, engage a PE structural engineer — this is the single most important step in foundation repair.