Structural Foundation Repair in Chicago & Northwest Indiana
Our team at Perma-Seal has over 45 years of experience in structural foundation repair, bowed wall repair, and wall crack repair throughout Chicago and the surrounding suburbs. As a trusted foundation repair contractor, we use proven solutions to stabilize foundations, repair structural damage, and protect your home or business from further issues.
For more than 45 years, Perma-Seal has helped homeowners throughout Chicago, the surrounding suburbs, and Northwest Indiana identify and repair foundation problems before they become serious structural concerns. Whether you’ve noticed cracks in your foundation walls, stair-step cracks in brickwork, bowing basement walls, uneven floors, or signs of settlement, our team can determine what’s causing the problem and recommend the right repair solution.
Foundation issues can be stressful. Many homeowners worry about whether a crack is structural, whether their home is settling, or whether the damage is getting worse. Our goal is to provide clear answers, honest recommendations, and proven repair solutions that restore stability and protect your home for the long term.
Common Signs of Foundation Problems
Most homeowners don’t call us because they think they need foundation repair. They call because they’ve noticed something unusual. Some of the most common warning signs we see during foundation inspections include:
Cracked Brickwork or Caulking
A common symptom of a foundation problem can be that cracks have formed in your brickwork or caulking. Tearing wallpaper can also indicate underlying foundation movement or cracks, as a tear may signal that the wall or foundation behind it is shifting. If you have noticed these cracks forming or have had them fixed previously, it could mean that your foundation walls have begun to sink or shift. If this problem is occurring in your home, look for other symptoms of foundation problems and consult a professional. This is one of the most serious threats to the structure of your home, but we can permanently solve this problem.
Using a system of foundation piers we can raise the foundation to the correct position and close the cracks. Combined with crack repair the walls will be as good as new.
Foundation Wall Cracks
Offset, or uneven cracks in your foundation walls are a common sign that there could be an underlying structural problem with your foundation. Offset cracks are generally proof that your walls have succumbed to movement and you should have your foundation inspected by a trained consultant. There are several reasons that can cause these kinds of cracks, and based upon the type of movement and other foundation symptoms, a trained consultant can recommend a permanent solution that is appropriate for your home. In many cases, epoxy resin is used to fill cracks and bond reinforcing materials, such as carbon fiber, to provide additional structural stability.
If this is happening at your home, we would use a combination of foundation piers as well as wall anchors to both raise the foundation up and pull it back into position. Underpinning is another method used to stabilize foundations, especially in cases of settling or weak soil conditions. Underpinning involves strengthening the existing foundation by extending its depth or adding support to restore structural integrity.
Learn more about the types of foundation cracks and what they mean.
Floors are Uneven or Slanting
If you have realized that your floors are uneven or slanting, that is a very sure sign that there is a structural problem in your home. The cause could be a flaw in the way that your home was built, or a problem with your floor joists, but it could also mean that your foundation walls have begun to sink or shift. If this problem is occurring in your home, look for other symptoms of foundation problems and consult a professional. Although this is one of the most serious threats to the structure of your home, we can permanently solve this problem.
Our foundation piers are able to lift the home back to its correct position and can even restore the floors to their original slope. By increasing the depth of the foundation with piers, we help prevent future settling or uneven floors, providing long-term stabilization.
Gaps Under Baseboards
If you have noticed gaps starting to form under you baseboards, that is a very sure sign that there is a structural problem in your home. It could be related to a problem with your floor joists, but it could also mean that your foundation walls have begun to sink or shift. Although this one of the most serious threats to the structure of your home, we can solve this problem permanently.
As with the uneven or sloping floors, a system of foundation piers can lift the foundation back up and help close the gaps under baseboards.
Drywall & Ceiling Cracks
There are many reasons why cracks can form on your walls or ceilings. We become concerned when large cracks, or entire wall cracks, develop in your main level or upstairs living environment. If you have noticed these types of cracks, it could be a sign that your foundation walls have begun to sink or shift, and you should have a professional foundation inspection conducted immediately. If a structural problem is left untreated, it will be more costly and lead to further damage to your home.
Since cracking in this way is an indicator of the foundation sinking, installing foundation piers can restore the foundation and stop the cracks from growing.
Hard to Open Windows or Doors
If you have noticed that your doors and windows are not functioning properly, your home may have an underlying structural problem. Check for other symptoms of structural damage, and, if present, you should have your foundation inspected by a professionally trained consultant. Although a shifting or sinking foundation is one of the most serious threats to the structure of your home, and severely compromises its value, it can be permanently fixed.
When this is happening, this is an indicator that the foundation is not level. Our foundation piers can level the home and allow the windows to open and close again properly.
Chimney is Pulling Away From House
If your chimney is pulling away from your house, you need to have it fixed immediately. It could be a problem with the chimney itself, but it could also mean that your foundation walls and home have begun to shift or sink. Regardless of the problem, if your chimney continues to pull away from your home, it will not only lead to a collapse of your chimney, but it can lead to water or structural damage to your home, walls, siding, etc.
Bowed or Leaning Walls
If your basement or foundation walls are leaning or bowed, you may be dealing with bowed walls—a serious structural issue caused by lateral pressure from the soil. Bowed or leaning walls are sure signs of a structural problem in your home and, if left untreated, could lead to your basement walls collapsing in and causing further damage to your home.
When you’ve got bowing walls, the best repair is to use a system of wall anchors to pull the walls back into place and prevent them from bowing or buckling inward. Carbon fiber reinforcement is another modern, minimally invasive solution for stabilizing bowed walls and preventing further movement, offering strong structural support without extensive excavation.
Basement Floor is Cracked or Uneven
If you have noticed that your basement floor is cracked or uneven, there is a chance that you could have an underlying structural foundation problem.
Often, floors can crack and shift due to changes in the soil beneath the floor or because the floor was poured incorrectly. However, If you have noticed that your floor is continuing to lean or crack more in a certain direction, it could mean that your foundation walls have begun to shift or sink. Although a shifting or sinking foundation is one of the most serious threats to the structure of your home, and severely compromises its value, it can be permanently fixed.
Some of these issues may be cosmetic. Others can indicate active foundation movement or structural damage. The key is identifying what’s causing the problem before deciding on a repair approach. Click the button below to see our visual guide to these issues.
Why Foundation Problems Are Common Throughout Chicagoland
Foundation problems are common throughout Northern Illinois because of the unique soil and weather conditions found across the region.
Many homes throughout Chicago and the surrounding suburbs are built on clay-rich soils. These soils expand when they absorb moisture and shrink when they dry out. Over time, this cycle of expansion and contraction can put stress on foundations, leading to settlement, wall movement, and cracking.
Our team frequently sees foundation movement associated with:
- Expansive clay soils
- Seasonal freeze-thaw cycles
- Heavy rainfall and changing groundwater conditions
- Poor drainage around the home
- Aging foundations and deteriorating building materials
In older homes, especially those with block foundations, mortar joints can weaken over time. As these joints deteriorate, cracks and wall movement become more common. In poured concrete foundations, settlement cracks are often one of the earliest signs that foundation movement may be occurring. Because these problems typically develop gradually, many homeowners don’t realize a problem exists until visible warning signs begin to appear.
Common Foundation Problems We Repair
No two foundation problems are exactly alike. That’s why every repair begins with a thorough evaluation of the structure.
Foundation Settlement
Foundation settlement occurs when the soil beneath a home can no longer adequately support the structure above it. As the foundation settles, homeowners may notice cracks, uneven floors, sticking doors and windows, and separation around trim or masonry.
Our team uses engineered foundation pier systems designed to transfer the weight of the structure to more stable soils below, helping stabilize the foundation and prevent further movement.
Bowed Basement Walls
Bowed walls are often caused by pressure building against foundation walls over time. In many cases, water-saturated soil surrounding the foundation creates pressure that pushes basement walls inward. Homeowners frequently first notice horizontal cracks, inward wall movement, or walls that appear to be leaning.
If left untreated, wall movement can worsen and eventually compromise the foundation’s structural integrity. We offer proven wall stabilization solutions designed to stop further movement and restore confidence in your home’s structure.
Foundation Wall Crack Repair
Wall cracks are one of the most common reasons homeowners contact us. While not every crack requires structural repair, cracks can become pathways for water intrusion and may indicate settlement or movement. Our team evaluates each crack individually and recommends the appropriate repair based on the underlying cause.
We offer both structural crack repair and waterproofing solutions to help protect your foundation from future damage.
Why Foundation Problems and Water Problems Often Go Together
Many homeowners are surprised to learn that foundation repair and basement waterproofing are often closely connected. It’s common for foundation cracks to begin as structural issues and later become water intrusion problems. Likewise, excess moisture around the foundation can contribute to wall movement, cracking, and bowing over time.
Because Perma-Seal specializes in both foundation repair and basement waterproofing, we can evaluate the entire situation rather than focusing on a single symptom.
During our inspections, we often identify:
- Foundation cracks that are actively leaking
- Water pressure contributing to bowed walls
- Drainage issues affecting foundation performance
- Waterproofing concerns that may accelerate structural damage
Our Foundation Repair Solutions
No two foundation problems are exactly alike. That’s why our team offers a variety of foundation repair solutions designed to address the specific cause of the damage. After a thorough inspection, our team can recommend the most effective repair method based on your home’s foundation type, soil conditions, and the severity of the problem.
Why Homeowners Throughout Chicagoland Trust Perma-Seal
For more than 45 years, Perma-Seal has helped homeowners throughout Chicago, the suburbs, and Northwest Indiana protect their homes from foundation damage.
We’ve repaired thousands of foundation cracks, stabilized settling foundations, reinforced bowed walls, and helped homeowners understand the difference between cosmetic concerns and true structural issues.
When you choose Perma-Seal, you’re working with a team that understands the unique foundation challenges found throughout Northern Illinois and has decades of experience solving them.
- Serving Chicagoland since 1979
- Over 500,000 homeowners helped
- Free foundation inspections
- Proven repair systems
- Transferable warranties on qualifying repairs
Schedule Your Free Foundation Inspection In Chicago
If you’ve noticed foundation cracks, bowing walls, uneven floors, or other signs of foundation movement, don’t wait for the problem to get worse.
Contact Perma-Seal today to schedule your free foundation inspection. Our experienced specialists will identify the cause of the problem, explain your options, and help you protect your home for years to come. Call us at 800-421-7325 or click the button below to schedule your free foundation inspection with our experts!
Frequently Asked Questions
What are the signs that my home needs structural foundation repair?
Common signs include cracks in walls or floors, sticking doors and windows, sloping floors, or visible gaps between walls and ceilings. If you notice any of these, it’s important to have a professional inspection.
What Happens If Foundation Problems Are Ignored?
While some cracks may remain stable, active settlement and wall movement can continue over time if the underlying cause is not addressed.
As foundation problems worsen, homeowners may experience:
- Larger cracks
- Increased wall movement
- More severe floor settlement
- Additional moisture problems
- Higher repair costs
The earlier foundation issues are identified, the more options homeowners typically have available.
What causes foundation settlement in Chicago?
Foundation damage can result from shifting or settling soil, hydrostatic pressure, poor drainage, tree roots, plumbing leaks, or extreme weather changes. Over time, these stresses can cause the foundation to crack, shift, or sink.
Is foundation repair covered by homeowners insurance?
It depends on your policy. Most insurance plans do not cover foundation issues caused by settling or poor construction but may cover damage from plumbing leaks or natural disasters. It’s best to review your policy or talk to your insurance provider.
How long does structural foundation repair take?
How serious is a bowed basement wall?
A bowed wall indicates significant pressure against your foundation and should be addressed quickly. If ignored, it can lead to structural failure or collapse. The sooner it’s repaired, the less invasive and costly the solution will be.
What is the best way to fix a bowed foundation wall?
There are several proven solutions depending on severity, including wall anchors, carbon fiber straps, or steel I-beams. Perma-Seal’s experts will recommend the best method based on the extent of the bowing and the condition of your foundation.
