Your Guide to Foundation Repair

Introduction to Foundation Repair

Foundation repair is the process of fixing damaged or deteriorating foundation systems in homes and buildings. As structures age and settle, foundation problems like cracking, sinking, and bowing can occur. If left untreated, these issues can worsen over time and lead to significant structural damage. Foundation repair aims to stabilise and strengthen foundations to prevent the further problems.

Common Foundation Repair Problems

Several common foundation problems may require repair:

Cracks

Cracks are one of the most common foundation issues. They occur as concrete shrinks during curing or when foundations settle unevenly. Small cracks under 1/4 inch are usually not a major concern. However, larger cracks can indicate foundation instability. Horizontal cracks are especially problematic, as they can allow water intrusion.

Settling or Sinking

Settling occurs when part of the foundation sinks lower than the rest. This happens when the underlying soil shifts or compacts. If one part of the house settles, it can throw the entire structure out of level and cause cracks or drywall damage. Deciding needs to be corrected to stabilise the foundation.

Bowing Walls

Foundation walls can bow inward or outward due to soil pressure. Outward bowing creates unsafe protruding walls above ground. Inward turning often leads to cracking and water damage. Excessive moisture, expansive soils, and poor original construction can cause bowing.

Leaks

Leaks allow water to penetrate the foundation, leading to various problems. Water can erode soil, corrode reinforcing steel, cause cracks as water freezes and thaws, deteriorate wooden supports and encourage mold growth. Identifying and sealing leaks is crucial.

Signs of Foundation Problems

Several signs may indicate foundation damage:

• Cracks in walls or floors
• Doors or windows sticking or jamming
• Uneven floors – noticeable slants, slopes, or dips
• Separating walls – gaps or cracks where walls meet
• Bowing foundation walls
• Leaks in the basement or crawl space
• Exterior cracks near the foundation
• Cracked sidewalks, steps, or driveway

If you notice any of these issues, it’s important to have your foundation inspected by a professional engineer. They can assess the extent of the damage and determine necessary repairs. Ignoring minor problems can allow them to worsen over time.

Common Foundation Repair Methods

There are several effective methods for repairing foundation damage:

Epoxy Injection

Epoxy injection involves filling cracks with a high-strength polymer resin. The epoxy bonds the concrete together, restoring structural integrity. It also seals the crack to prevent water intrusion. Epoxy injection can repair cracks up to 1/4 inch wide.

Carbon Fiber Reinforcement

Carbon fiber straps can be applied to bowing or cracked walls to provide additional structural support. The ultra-strong carbon fiber material is bonded to the concrete with epoxy. Carbon fiber reinforcement is an unobtrusive method that won’t reduce basement space.

Piering

Piering involves installing piers underground to support and stabilise the foundation. Steel or concrete piers are driven deep into stable subsoil and connected to the foundation. Piering can lift settled areas and provide a permanent base to prevent future settling.

Wall Anchors

Wall anchors are steel brackets installed into the foundation wall and attached to an exterior anchor. The anchors are then tightened to pull the wall back into its original position. This system can straighten bowing walls and repair inward movement.

Slabjacking

For settled concrete slabs like driveways or patios, slabjacking can raise and level the slab by pumping expanding polyurethane foam underneath. Once the foam sets, the concrete above will be lifted back into position. Slabjacking is less invasive than tearing out and replacing slabs.

Hiring Foundation Repair Contractors

Hiring professional foundation contractors is advisable, as repairs can be complex. Look for contractors who:

• Have extensive experience specifically with foundations – at least 10-15 years
• Offer multiple repair techniques to choose the best option
• Provide warranties of 10+ years on work
• Are licensed, insured, and bonded
• Have local references and positive reviews
• Inspect the foundation and explain repair options
• Use high-quality materials from reputable manufacturers

Beware of contractors who offer suspiciously low bids or pressure you to act quickly. Get at least 3-4 quotes before choosing a contractor.

Cost of Foundation Repair

Foundation repair costs range widely depending on the extent of the damage and type of repair needed. Minor crack injections may cost $500 or less. Repairing larger sections with piers or wall anchors may cost $2,000 to $10,000 or more. Other factors affecting cost include:

• Accessibility – Repairs are simpler for unfinished basements versus crawlspaces
• Excavation – Does soil need to be dug out before installing piers?
• Size of home – More foundation to cover raises costs
• Addition of waterproofing or drainage
• Local labour and material rates

Most homeowners spend an average of $2,500 to $5,000 to repair foundation problems. Get an inspection to find all issues, then get quotes from contractors on the total cost.

DIY or Hire a Foundation Repair Contractor?

A knowledgeable DIY homeowner can potentially repair minor cosmetic cracks. Use caution and consult an engineer if unsure.

However, most foundation issues like settling, bowing walls, and leaks require specialized equipment and expertise. DIY mistakes can worsen damage and put your home at risk. The International Code Council recommends leaving major foundation repairs to qualified contractors.

Foundation repair often involves excavating, using vehicle-mounted tools like hydraulic piers, operating pumps and injection systems, and precisely leveling materials. Improper use of these tools can cause foundation failure. The complexity and risks make hiring an experienced contractor advisable.

Maintaining Your Foundation

Regular maintenance is key to preventing major foundation repairs. Recommended maintenance tips include:

• Inspect basement and exterior yearly for new cracks
• Address small cracks quickly before they widen
• Monitor walls and floors for signs of shifting
• Ensure drainage slopes away from foundation
• Extend downspouts 6-10 feet from foundation
• Maintain 5-10 feet between shrubs/trees and foundation
• Don’t pile heavy items against foundation walls
• Keep soil line 6 inches below the siding
• Clean gutters and downspouts regularly
• Fill cracks in driveway or sidewalks
• Install sump pump to manage subsurface water

Proper moisture control, drainage, and grading are vitally important for foundation health. Water is the #1 threat to foundations. Take steps to prevent excess water around the foundation.

Foundation Repair Near Me

If you suspect foundation damage in your area, search “foundation repair near me” to find contractors available in your city or zip code. Look for local contractors, not national chains, for the best service. Search “[city] foundation repair” to find companies familiar with local soil types and codes.

Foundation problems worsen over time, so have potential issues are evaluated promptly. A local foundation repair company can inspect your home and give an honest assessment of what repairs may be needed now or in the future. This allows you to address problems before they lead to costly structural damage.

With the right local contractor, you can feel confident they have the expertise and experience to properly stabilise your home’s foundation. That provides peace of mind that your most valuable investment – your home – is structurally sound for years to come.

Causes of Foundation Damage

There are several potential causes of foundation damage, including:

Soil Movement

Shifting soils are the most common cause of foundation issues. As soil expands and contracts with changing moisture levels, it can exert pressure on walls and footings. Poor drainage and excessive water infiltration around the foundation can aggravate soil movement.

Improper Compaction

During the original construction, soil under the foundation must be properly compacted. Insufficient compaction can lead to settling and cracking over time.

Expansive Soils like Clay

Soils with high clay content are prone to expansion and contraction due to water absorption. This movement stresses the foundation.

Tree Roots

Large tree roots growing next to the foundation can eventually shift, crack, and uplift sections. Trees should not be closer than 10 feet from the foundation.

Erosion

Over time, water erosion around the foundation can undermine soil support and lead to settling. Proper drainage is key.

Poor Construction

Defects like weak concrete mix, thin sections, or inadequate steel reinforcement may become evident as the foundation ages.

Natural Forces Like Earthquakes and Permafrost

Seismic and soil activity like earthquakes or freeze-thaw cycles in permafrost regions can damage foundations.

By understanding what’s causing foundation damage, the appropriate repairs can be selected to address those problems. Proper repairs will stabilise the weakened areas and prevent damage from worsening.

Foundation Inspection

If you suspect your home’s foundation needs repair, the first step is to get a professional foundation inspection. Only an engineer or foundation specialist should diagnose problems and suggest solutions. An inspector will:

• Check inside and outside the home for common signs of damage
• Look for cracks wider than 1/4 inch
• Check walls and floors for levelness using a level tool
• Inspect exterior grading to ensure proper drainage
• Examine supports, anchors, joints, and veneers
• Use moisture meters to check for leaks
• Identify signs of settling like sticking doors
• Determine if bowing walls are caused by water, soil, or other forces

A comprehensive inspection will identify all vulnerable areas. The inspector should provide a detailed report on the foundation’s condition and recommend repair methods. Expect to pay around $400 for an inspection.

Use the inspection report when soliciting bids from foundation repair contractors. Only contract with companies that address all the problem areas noted in the report, not just the most visible issues. Addressing the full scope of damage ensures the structure will be properly stabilized.

Questions to Ask Foundation Repair Contractors

When getting quotes from foundation repair contractors, make sure to ask these important questions:

• What specific areas need repair based on the inspection report?
• What repair method do you recommend for each problem and why?
• Will you address all issues noted in the inspection, or only some?
• Do you provide any warranties and for how long?
• Are you licensed, bonded, and insured?
• How long have you been in business and doing foundation repairs specifically?
• Can you provide references from past foundation repair clients?
• Will you handle securing any necessary permits?
• What will the complete schedule look like from start to finish?
• How will you protect my home, belongings, and yard during work?
• How much experience do your crews have with foundation repairs?

By asking detailed questions, you can determine which contractor understands your foundation issues and provides knowledgeable recommendations. Look for experience, proper licensing, and warranties on work performed.

Foundation Repair Cost Factors

When estimating foundation repair costs, companies consider several factors:

Type of Repair Needed

The repair method affects cost. For example, modest crack injections cost much less than installing a series of pier footings.

Size of Home

Larger homes require more foundation work, increasing costs.

Accessibility

Repairs are simpler in an unfinished basement versus a cramped crawlspace or where excavation is required.

Scope of Project

Isolated issues cost less to repair than widespread damage.

Materials Used

Systems like carbon fibre straps, steel piers, and epoxy resins vary in price.

Additional Work

Any grading, drainage improvements, or leak repairs will increase the total bill.

Local Rates

The contractor’s geographic area influences labour and material rates.

To get an accurate repair estimate, the contractor must assess the size and scope of damage and recommend appropriate solutions. Beware very high or very low bids. The average homeowner spends $2,500 to $5,000 to stabilise foundation problems.

Financing Foundation Repair

Since most foundation repairs cost thousands, financing options are often available, including:

Loan

Many homeowners opt to take out a home improvement loan or home equity loan. This adds debt, but allows you to get the work done promptly before further damage occurs.

Cash-Out Refinance

Cashing out a portion of your home’s equity is another way to access funds for foundation work. This converts equity into cash while refinancing into a new mortgage.

HELOC

A home equity line of credit works similarly to a credit card, allowing you to draw funds as needed. Interest rates are variable, however.

401(k) or Retirement Fund Loan

Borrowing from your own retirement savings avoids paying interest. However, it limits retirement funds and you pay yourself back with interest.

Credit Card

While convenient, this is one of the most expensive options due to very high-interest rates on cash advances and purchases.

Savings

Using your emergency savings fund to pay for foundation repairs is preferable so you avoid interest and payments. Make sure to replenish savings soon after.

Compare rates and terms to choose the most affordable financing option for your budget. Many foundation repair contractors also offer financing assistance.

Prioritising Foundation Repair

Since foundation damage worsens over time, repairs should be prioritised immediately. However, major repairs can be a financial burden. Here are tips for prioritising:

Prevent Further Deterioration

Seal cracks and improve drainage to slow worsening. Keep the area well-ventilated.

Make Operational Repairs

If doors and windows stick, adjust to keep them functioning while saving up.

Shore Up Trouble Spots

Use temporary piers or supports to stabilise weak areas and prevent collapse.

Save Diligently

Put aside money each month toward a foundation fund. Cut expenses elsewhere.

Repair Most Severe Issues First

Break larger projects into phases, addressing the worst damage first.

Consult Contractors About Urgent Issues

They can advise you on what repairs cannot wait to avoid a structural failure.

With thoughtful prioritisation and realistic budgeting, you can get even major foundation damage repaired before it critically impacts your home’s structure.

Types of House Foundations

There are several types of foundations used in residential construction:

Poured Concrete

This involves building forms and pouring concrete walls and floor slab. Rebar is added for strength. It offers durability but is prone to cracking.

Concrete Block

Concrete blocks are stacked and mortared in place to form the walls. It allows for insulation and utilities inside but is vulnerable to moisture damage.

Poured Walls and Block Basement Floor

A basement floor of concrete blocks with poured concrete walls combines benefits of both methods. The floor can be insulated easily.

Pre-Cast Concrete

Concrete sections are cast offsite in a factory setting using forms. They are transported and assembled onsite.

rubble trench

This old technique uses layered stone rubble trenches footed with concrete. It can settle unevenly so is rarely used today.

Slab on Grade

A slab foundation sits directly on the ground, with no basement. Perimeter footings support the edges. Risk of movement increases.

Pier and Beam

Used where digging a basement isn’t feasible. Foundation piers support beams that hold up the home’s weight above ground.

Crawl Space

Crawl spaces offer access under the home but no basement. Perimeter walls hold back the earth while piers support beams.

While poured concrete is most common, other methods like concrete block can be strong, long-lasting foundation options when properly constructed.

Signs of Foundation Issues in Basement

Many foundation problems first become evident in the basement. Look for these common signs of foundation damage:

Cracks

When cracks are wider than 1/4 inch in the basement floor or foundation walls indicates potential instability. The cracks should be sealed.

Gaps Between Walls and Floor

Gaps, where walls meet the floor, signal the foundation is shifting and pulling apart at the joints.

Bowing Walls

If walls bow inward, water pressure may be the cause. Outward bowing shows excessive force from outside soil.

Leaks

Leaks allow water against the foundation, causing a variety of problems. Seal cracks and improve perimeter drainage.

Musty Smells or Mold

This indicates moisture issues that promote mold growth. Wet basement air also causes musty odors. Dehumidify air.

Cracked Floor Drain

A cracked floor drain loses water into soil underneath, creating voids. Repair drain to prevent settling.

Uneven Floors

If sections of the floor appear sunken or sloped, the ground underneath is likely compacting unevenly.

Sticking Windows or Doors

Sticking doors in frames means the foundation is shifting out of square, putting pressure on openings.

Address any signs of damage right away before further deterioration and costly repairs occur. Minor issues become major if left unaddressed.

Foundation Problems After New Construction

Newly constructed homes can develop foundation problems due to:

Improper Site Preparation

Insufficient excavation and poor fill materials under the foundation leads to shifting.

Inadequate Compaction

Soil under footers and slabs must be compacted to avoid settling issues.

Expansive Soils

Clay-based soils that swell when wet put pressure on the foundation.

Plumbing Leaks

Undetected leaks during construction weaken soil support.

Poor Drainage

Insufficient slopes or retaining walls that retain moisture damage the foundation over time.

Low Quality Concrete

Weak cement mix leads to cracks and deterioration.

Incorrect Curing

Rapid drying leads to shrinkage cracks. Curing helps concrete gain strength slowly.

Inadequate Steel Reinforcement

Added rebar provides critical strength. Too little steel leads to cracks.

Not Per Code

Violating building codes for foundation requirements causes problems.

Weather Conditions

Extreme weather conditions during construction can lead to foundation issues. For example, heavy rainfall can cause the soil to expand and put pressure on the foundation.

If you notice any signs of foundation problems in your newly constructed home, it’s important to address them as soon as possible. Contact your builder immediately as most offer warranties that cover foundation repairs for a certain period after construction. If the builder is unresponsive or unwilling to fix the problem, you may need to hire a foundation repair contractor and possibly seek legal advice.

Foundation Repair Methods

There are several methods to repair a damaged foundation, and the best one depends on the type and extent of the damage. Here are some common foundation repair methods:

Underpinning: This involves installing piers or pilings beneath the foundation to stabilize and lift it. Several types of underpinning exist, including helical, push, and slab piers.

Wall Anchors and I-Beams: These are used to correct bowing or leaning walls. Wall anchors are installed in the soil outside the foundation wall and connected to the wall with steel rods. I-beams are installed inside the basement to provide support and prevent further bowing.

Crack Injection: This is a common method for repairing cracks in poured concrete walls. Epoxy or polyurethane resin is injected into the crack to seal it and prevent water intrusion.

Carbon Fiber Straps: These are used to reinforce bowing or cracked walls. The straps are bonded to the wall with high-strength epoxy to provide additional support.

Mudjacking or Slabjacking: Injecting a cement-based mixture beneath a sinking slab to lift it back to its original position.

Drainage Improvements: Poor drainage is a common cause of foundation problems. Improving drainage can involve installing French drains, sump pumps, or other drainage systems.

Each method has its pros and cons, and not all are suitable for every situation. A qualified foundation repair contractor can recommend the best method for your specific problem.

Conclusion

In conclusion, foundation problems can be a major headache for homeowners, but they can be effectively addressed with the right knowledge and a qualified contractor. Regular maintenance and prompt attention to any signs of trouble can prevent minor issues from becoming major problems. Remember, your home’s foundation is its most important structural element, so it’s worth investing in its health and longevity.