Foundation problems won’t go away on their own, so it’s important to address them quickly. In addition to repairing cracks and raising sunken areas, foundation experts also install drainage systems, regrade the soil, and replace grass where necessary.
Your foundation repair contractor will install supports underneath your home using either steel piers or the pressed pile method (also called mud jacking). These supports lift your house back to its original level and offer long-term stability. Visit Website to learn more.
If you see cracks in your foundation, they are usually a sign of an underlying issue that needs to be addressed. A professional can help you understand the cause of your problem and recommend the best solution. A good contractor can also provide preventative services that will keep your foundation in good condition for years to come.
When it comes to foundation cracks, there are two broad categories: structural and non-structural. Structural cracks are caused by movement in the structure and can affect the integrity of your home. Non-structural cracks, on the other hand, are caused by concrete shrinkage and are not a major concern.
Cosmetic cracks, or hairline cracks, typically appear on concrete foundation walls and are a normal part of new construction. These cracks are less than a quarter inch wide and often caused by drying shrinkage or concrete contraction. They are usually not a major cause for concern but it is important to monitor them and to fill them with concrete caulk.
Cracks wider than a quarter inch indicate a structural problem and should be repaired by a professional. Cracks that are accompanied by signs of water damage, such as mold or mildew, require immediate attention. Similarly, cracks that are growing over time are a serious warning sign and should be checked regularly.
It is also important to distinguish between horizontal and vertical cracks. Horizontal cracks are more serious than vertical cracks and can indicate a shifting of the soil underneath your foundation. These cracks can lead to bowing or leaning of your foundation wall and can also allow for water infiltration, which can lead to further structural problems.
There are several ways to repair cracks in a foundation, including carbon fiber straps and wall anchoring, which can reinforce the foundation and prevent further movement. These repairs are a cost-effective alternative to slab replacement or excavation, and can be completed quickly and effectively by an experienced contractor.
Another common method to fix cracks is by injecting polyurethane or silicone into the gap. This method can be effective for fixing cracked basement floors but is not recommended for poured foundations, as it can lead to further settlement of the foundation. Homeowners can also try a quick, DIY fix by using caulking to seal the crack. However, this is a short-term fix and may only last for 6 months to a year before efflorescence (white mineral salts) breaks the seal and allows water to seep in again.
Shifting
Shifting in foundations is a big problem and should be taken seriously. It can lead to structural damage throughout your home, including bowed walls and misaligned doors and windows. Fortunately, it’s often possible to catch shifting in its early stages and repair the issue before it becomes severe. The first step is to identify the signs of a shifting foundation, which include cracks in walls or floors that become wider and more noticeable over time. These cracks can be diagonal, horizontal, or vertical and can appear in stair-step patterns. Shifting can also cause door and window frames to become misaligned, leading to gaps that make it difficult for them to open or close properly.
Poor drainage is a common cause of foundation shifting and can be prevented by ensuring gutters and downspouts direct water away from your house. Creating swales, or shallow ditches that guide water flow, can also help. You can also plant water-loving vegetation around your property, such as trees and shrubs, to absorb excess moisture. In addition, you can install French drains to reduce soil moisture and help your drainage system work better.
If you notice signs of a shifting foundation, call a professional immediately to assess the situation and recommend any necessary repairs. The most effective fix for a shifting foundation is underpinning, in which steel foundation piers are driven deep underground to stabilize the foundation and lift it back to its original position or as close as possible. This process can be costly, but it’s the most reliable way to solve the problem and prevent further shifts.
Depending on the severity of the shifting, you may need to have your foundation completely rebuilt. If the shift is severe, a professional will use hydraulic jacks and steel foundation piers to stabilize the foundation and lift it back to the original position. Other repair methods include mudjacking, in which a slurry of cement, sand, and water is injected underneath the foundation to lift it. While this can repair minor cracks, it doesn’t address the underlying cause of shifting.
Water Damage
The soil that supports a foundation is affected by water in many ways. It expands and contracts as it absorbs and loses water, and this can cause the foundation to shift. The damage isn’t only unsightly, but it can also put your home’s structural integrity at risk. This is why it’s important to understand how water can affect your foundation and take preventative steps to keep it healthy.
Fortunately, there are several signs of water damage in your foundation that can help you catch the issue before it becomes more serious. These signs include:
Mold and mildew growth
Mold and mildew are a clear sign of excess moisture. If you notice these signs in your crawl space or basement, it’s important to get the area cleaned quickly before the problem gets out of hand.
Leaking basement walls
A leak in your basement wall can lead to the same problems as a leak in your foundation. It can saturate the soil around your foundation and cause it to shift and crack. Leaks in the basement are often caused by poor drainage, a problem that can be fixed with an effective gutter system and proper yard grading.
Uneven floors
Even if your house doesn’t have any noticeable cracks in its foundation, uneven floors can be a sign of major issues. This can be caused by the settling of your home, which can create minor differences in floor height, but it can also be caused by underground leaks or interior plumbing leaks.
Luckily, there are several ways to prevent water damage in your foundation. Regularly inspect your home for any damp spots or foundation cracks and repair them promptly. You can also install a French drain to redirect rainwater away from your foundation and prevent standing water pooling around it. Ensure that your gutters are working properly and regularly clean them to avoid any backups. You should also consider installing a dehumidifier in your basement and a sump pump to remove any water that accumulates in the area. These simple steps can dramatically reduce the chance of water damage in your foundation.
Cost
The cost of foundation repair can vary based on the severity of the damage, how long it has been ignored, and the length of time you wait to get professional help. Ideally, you should act as soon as you notice small issues. These include uneven floors, cracks in walls, and doors that don’t open or close properly. In addition, you should monitor moisture levels around your home. If the soil gets too wet, it can affect the stability of your foundation.
In most cases, a reputable contractor will be able to restore the integrity of your foundation for less than you might expect. However, it is important to research contractors thoroughly before hiring one. Check that they are licensed and insured, and make sure to read online reviews or testimonials. Look for a contractor that offers a warranty on their work, as this can give you peace of mind that the repairs are permanent.
When you are ready to hire a contractor, ask about the methods they use for foundation repair. They may offer several options, including the pressed pile method and the bell-bottom pier method. The pressed pile method is quicker and less expensive but does not provide as much stability as the bell-bottom pier technique.
If you choose the bell-bottom pier method, your contractor will drill holes under your house and fill them with concrete. Then they will attach rebar-reinforced steel piers to hydraulic jacks, which can be used to lift the house back into place. The final step is to use a mud pump to fill the void created by the lifting process.
Some contractors may also perform a hydrostatic drain line test to ensure that there are no leaks under your home. If there are, your contractor will need to repair them before completing the job.
After your foundation has been repaired, small cracks are likely to reappear as the walls and joists settle back into their original positions. This is a normal part of the process, and these cracks can be repaired using caulk or putty. You may also need to replace mortar if it has become weakened or separated from the brick fascia.
