Provider profile
Affordable Waterproofing LLC
Provider snapshot
What this listing says
South Jersey and Philadelphia homeowners who need basement waterproofing and mold removal handled by one family-owned crew with 30-plus years in the trade.
Best for
- Homeowners in Burlington, Camden, and Gloucester counties dealing with basement water or mold after flooding.
- Buyers who want waterproofing, drainage, and mold removal bundled into a single project with one crew.
- Homeowners preparing to sell who need fast turnaround -- several reviewers report jobs starting within days of signing.
- Anyone with a crawl space mold problem who wants encapsulation and remediation from the same company.
- Homeowners near the Delaware River in areas like Cinnaminson and East Riverton where water table issues are common.
About this company
Affordable Waterproofing LLC is a family-owned restoration company based in Delran, New Jersey, on Route 130. They handle basement waterproofing, mold remediation, structural repairs, and emergency flood response. Owner John McManus runs the operation with in-house crews -- no subcontractors, according to multiple reviewers.
On the mold side, they partner with MAS (Microbiological Air Safety) labs and describe a multi-step process on their website: containment with sealed barriers, negative air pressure to prevent cross-contamination, HEPA vacuuming, and air scrubbers to filter airborne particles after removal. They also offer dehumidification system installation to prevent recurrence. They do both mold testing and mold removal, which creates a conflict of interest worth understanding before you hire them.
They claim more than 30 years in the waterproofing business and hold contractor licenses in New Jersey (13VH050530000), Pennsylvania (105395), and Delaware (149809650). Multiple reviewers mention competitive pricing and jobs finishing in one to two days.
The company sits at 4.2 stars on Google across 111 reviews. That rating reflects a mix of strong praise for the field crews and occasional friction around warranty follow-through and sales promises.
Services
Service area
Headquartered in Delran, New Jersey (Burlington County). The website lists service areas across all 21 New Jersey counties, dozens of New York counties including New York City and upstate regions, all three Delaware counties, and southeastern Pennsylvania including Philadelphia, Bucks, Montgomery, and Delaware counties. That claimed footprint spans hundreds of miles. Reviewers confirm jobs in Burlington County, Camden County, and the Cinnaminson area. Jobs at the outer edges of their claimed area should be confirmed directly.
Review consensus
Mike (crew lead) gets the most mentions -- reviewers consistently describe his crews as fast, communicative, and unusually clean on jobsites. Several note the basement was cleaner after the work than before. John (owner) is praised for fair pricing and personal involvement when problems arise. Gary and William/Bill are mentioned positively as estimators who explain options clearly without pressure. Mike Jr. communicated well during a combined waterproofing and mold remediation job. Reviewers frequently highlight competitive pricing -- multiple report that Affordable came in lower than two or three other quotes. Jobs typically finish in one to five days.
1 found across 111 total reviews at 4.2★. Maryann Post (November 2025, Local Guide with 26 reviews) describes a crawl space sump pump installation that caused water pooling severe enough to sink the AC units into the ground. She reports that owner John McManus refused to return emails, texts, or calls, and she spent three days fixing the problems herself. She specifically calls out the owner as rude and condescending. The owner did not respond to this review. An older 4-star review from aj gindi describes a similar pattern: a waterproofing job that failed to stop flooding, followed by slow and dismissive callbacks -- though John eventually sent Mike Schmanek Sr. to fix it and the reviewer ultimately raised the rating.
The positive reviews and the negative reviews tell a consistent story from different angles: the field crews (especially Mike and his team) do solid, clean work, but when something goes wrong, the path to getting it fixed runs through the owner -- and that path can be rocky. Multiple reviewers who initially had problems (aj gindi, Krista Venafro, Nick Biauce, Donna Sica) eventually got resolution after escalating to John. The most recent negative suggests that escalation path has broken down for at least one customer.
John McManus (owner -- praised for fair pricing and personal involvement, criticized for refusing to address a crawl space problem). Mike (crew lead -- consistently praised across many reviews for clean work, communication, and speed). Mike Jr. (crew -- praised for communication during a mold and waterproofing job). Mike Schmanek Sr. (technician -- praised for diagnosing a missed drainage issue). Gary (estimator -- praised for clear explanations). William/Bill (estimator/sales rep -- praised for no-pressure approach). Marc Pressman (salesman -- criticized for overpromising and misrepresenting his role). Raymond (crew -- praised for efficiency). Bart (crew -- praised for quality work). Don, Doug, Tony (crew -- praised as part of a sump pump replacement team).
Ask for Mike's crew if you can. The field work gets strong reviews, and the pricing runs lower than competitors in the area. But get your mold testing done by an independent lab, nail down the scope of work and warranty terms in writing before signing, and confirm a direct line to the owner in case the job needs a callback. If you are in the immediate Burlington County area, this company has a real track record. If you are two hours away in Bergen County or upstate New York, ask hard questions about whether they actually send their own crew that far.
Keep in mind
- They do both mold testing and mold remediation. The same company that tells you whether you have a mold problem also profits from fixing it. Consider getting an independent mold test before committing to remediation work.
- Their 4.2-star rating across 111 Google reviews is below the 4.5 threshold where most buyers feel comfortable. The most recent 1-star complaint (November 2025) describes a crawl space sump pump job that caused water pooling so severe the AC units sank, and the owner refused to respond to calls, texts, or emails.
- They claim to serve all of New Jersey, large portions of New York (including upstate counties like Cattaraugus and Chautauqua), all of Delaware, and parts of Pennsylvania. That is an enormous geographic footprint for a single family-owned outfit. Confirm they will actually dispatch a crew to your area without a surcharge.
- A reviewer in 2023 described a salesman (Marc Pressman) who overpromised and misrepresented his role as an owner. The owner eventually intervened and resolved it, but the pattern of aggressive sales tactics is worth watching for.
- The owner did not respond to the most recent 1-star review. That 0% response rate on recent negatives stands out for a company that claims to stand behind its work.