Lift, resurface or repair
Concrete Leveling & Repair in Grand Rapids, MI
Sunken walks, tilted stoops and flaking driveways fixed without a full tear-out when the slab allows it.
- Free on-site measuring and a written, itemized quote
- Leveling or resurfacing priced next to replacement when it applies
- Air-entrained concrete on a compacted stone base for outdoor slabs
Fix It First When the Slab Is Worth Saving
Concrete leveling and repair can bring back a slab that has sunk, tilted or worn on the surface, often for much less than replacement. In Grand Rapids, freeze-thaw and spring thaw soften and shift the ground under walks, stoops, patios and driveways, and the void that forms under a slab lets it drop. Concrete lifting is one of the common searches here, and for good reason: HomeGuide's leveling guide lists mudjacking at $4 to $9 per square foot and foam lifting at $8 to $25, compared with $6 to $15 to replace.
Leveling, resurfacing or replacing
Leveling raises a sunken slab that is still in one piece. Small holes are drilled through it, and material is pumped underneath to fill the void and lift it.
- Mudjacking uses a cement-based slurry. It costs less but uses larger holes, about 1 to 2 inches.
- Foam lifting (polyjacking) uses expanding polyurethane foam through smaller holes. It is lighter and sets quickly, and HomeGuide says it often lasts longest.
Resurfacing puts a thin new layer over a slab whose surface has flaked or worn but whose structure is sound. HomeGuide lists it at $3 to $7 per square foot and says it lasts about 8 to 15 years.
Crack repair fills and seals cracks so water and salt cannot get in and make them worse. HomeGuide lists crack filling at $0.50 to $3 per linear foot.
Replacement is the answer when the slab is broken into pieces, has cracks wider than about a quarter inch, or is spalling badly. HomeGuide's leveling and resurfacing guides both point to those as signs replacement is the better choice.
What we check before recommending a repair
- Is the slab in one piece? Leveling works on slabs that have settled but not broken apart.
- Why did it sink? Downspouts emptying next to the slab, a gap that lets water run underneath, or soft fill around a newer house. If the cause is not fixed, the slab will sink again.
- How deep is the surface damage? Light scaling can be resurfaced. Damage that goes deep into the slab cannot.
- What is it next to? A stoop against the foundation or a walk near a tree needs a different approach than an open patio.
If repair is not worth it, we say so and price replacement instead.
Common repairs around Grand Rapids
- A sidewalk square that dropped and created a trip edge
- A front stoop that settled and pulled away from the house
- A driveway panel by the garage that sank and holds water
- A patio that now tilts toward the house
- A garage floor section that sank near the door
- A driveway or walk with surface flaking from salt
For work on a public sidewalk or driveway approach in the City of Grand Rapids, a Sidewalk/Drive Approach Permit under a City Sidewalk Builder's License applies to repairs as well as replacement. We explain how that is handled before scheduling.
How long repairs last
HomeGuide says professionally leveled concrete lasts about 5 to 10 years or more, with mudjacking typically lasting 5 to 7 years with good drainage. Resurfacing lasts about 8 to 15 years. The biggest factor is water: keep downspouts extended away from slabs, seal joints and cracks, and avoid harsh de-icers. A repair that also fixes the drainage problem lasts much longer than one that does not.
Repair Services
Ways to fix concrete that has sunk, cracked or worn without starting over.
Mudjacking
Cement-based slurry pumped under a sunken slab to lift it.
Foam lifting
Polyurethane foam injected through small holes to raise and support the slab.
Resurfacing
A thin new top layer over flaked or worn concrete that is still sound.
Crack filling and sealing
Cracks cleaned and filled to keep water and salt out.
Joint sealing
Gaps along the house and between slabs sealed so water does not wash out the base.
Section replacement
Badly broken panels cut out and replaced while the rest stays.
Typical Leveling and Repair Costs
| Item | Published range |
|---|---|
| Mudjacking, per sq ft | $4 to $9 |
| Foam lifting (polyjacking), per sq ft | $8 to $25 |
| Steps, 40 sq ft (mudjacking) | $300 to $700 |
| Sidewalk, 100 sq ft (mudjacking) | $400 to $900 |
| Driveway, 450 sq ft (mudjacking) | $1,800 to $4,100 |
| Resurfacing, per sq ft | $3 to $7 |
| Crack filling, per linear ft | $0.50 to $3 |
| Typical minimum job fee | $300 to $700+ |
Figures from HomeGuide's concrete leveling and concrete resurfacing cost guides (national averages). The size of the void, access and the condition of the slab change the total. Your written estimate after inspecting the slab is the price.
How It Works
1. Inspect
We check whether the slab is sound and why it moved or wore.
2. Recommend and quote
Repair and replacement priced side by side when both apply.
3. Repair
Lifting, resurfacing or crack work, usually finished in a day.
4. Fix the cause
Downspout, joint and drainage fixes so the problem does not come back.
Why Choose Us for Concrete Leveling & Repair
Straight answers
If a slab is not worth saving, we tell you and price replacement.
Cause addressed
Drainage and joint fixes included so the repair lasts.
Concrete Leveling & Repair Questions
Is mudjacking or foam lifting better?
Both lift sunken slabs. HomeGuide lists mudjacking at $4 to $9 per square foot and foam at $8 to $25. Foam uses smaller holes, weighs less and often lasts longest; mudjacking costs less and works well on many walks and patios.
How long does concrete leveling last?
HomeGuide says professionally leveled concrete lasts about 5 to 10 years or more, and mudjacking typically 5 to 7 years with good drainage. Fixing the water problem that caused the sinking makes a big difference.
When is a slab too far gone to repair?
When it is broken into several pieces, has cracks wider than about a quarter inch, or the surface is badly spalled. HomeGuide points to those signs as reasons to replace instead of level or resurface.
Can resurfacing fix a flaking driveway?
If the flaking is shallow and the driveway is otherwise solid, yes. HomeGuide lists driveway resurfacing at $3 to $5 per square foot for a basic finish, lasting about 8 to 15 years. Deep scaling or wide cracks call for replacement.
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Get a Concrete Leveling & Repair Estimate
Have your sunken or worn concrete inspected and get repair and replacement prices in writing.