Your resource of foundation repair information and local contractors.

Need Info or Local Contractor? Call Us: 309-944-7296

The Average Cost of Foundation Repair

clock December 27, 2013 07:01 by author
A licensed professional will assess your foundation damages and determine a foundation repair cost.

Many homeowners or business owners tend to ignore the signs of foundation problems because the cost of foundation repairs just seems to daunting. Understanding the costs of foundation repair is important because it may save you from larger problems in the future. Many foundation repairs don't cost as much as you think, but foundation failure IS a very large costing repair that you want to avoid. Foundation repairs can cost anywhere from 1,000 dollars to 10,000 dollars. Why the wide range you ask? There are so many factors that play into your foundation repair cost. Knowing what those costs will be will help you be prepared to find the right solution for your home or business.

What Factors into Foundation Repair Costs?

Foundation Inspection: Most people don't have the expertise to inspect their own foundation, although it is recommended to know the signs of foundation failure including bowing and leaning walls, wall cracks, floor cracks, foundation cracks, slab cracks, garage column cracks, sloping floors, bowing and leaning walls, and doors and windows that stick. Some engineers will provide you with a structural report to give to the contractor that will work on your job. These are usually first cost most people have is to have a formal inspection done on their foundation by a foundation engineer. They will point you in the direction of your next steps. 

Quoting: The next step is to find a qualified foundation repair expert in your area. My Foundation Repairs can point you in the right direction for a foundation contractor in your area. You will want to find someone that is licensed in your area. Some foundation repair experts offer free estimates. You can contact the National Association of Waterproofing and Structural Repair Contractors to get a referral as well. If the work needed is extensive, you may find that you have to pay for a quote or estimate for your foundation repair.

Foundation Repairs: You may find that all you need is simple repairs such as patching or filling of cracks or bricks. Other more extensive repairs can be much more complicated. This is why there is such a variance in price of foundation repairs. Sometimes excavation of the site will need to be done and this can lead to quite an expense, but in many cases piering and underpinning products can be installed with little to no site excavation. This makes the cost really vary from job to job. 

Other Considerations: Somes your lawn or landscaping will need to be disturbed during a foundation repair project. This may add additional costs to your specific foundation repair project. Trees may need to be removed, and may have even caused part of the problem in the beginning because roots from trees can disturb foundations and steal moisture in the soil around the foundation causing the soils to shrink away from the foundation removing much needed support.

It's Important to Repair Your Foundation

Usually one of two things is important to you when it comes to your home. You may plan on living in your home for a long, long time. In this case you want to make your foundation strong, and long lasting. But others are always keeping the resale value of their home in mind. A good foundation is the first thing many home buyers look at when they are shopping for a home. It is smart to trust that most savvy home buyers will know the signs of foundation failure and be looking for them. If they don't, when a home inspector does a home inspection, you can be sure that they will be looking for the signs of foundation problems. No matter what your reason for wanting to keep your home in good shape, it is smart to start with your foundation. It holds up the rest of your home's structure, so nothing else matters as much as your foundation. So take the questions out of foundation repair costs. As you can see, it isn't really easy to say WHAT the average foundation repair cost is. It really does depend on your home or business, the size of it, the problems that occurring, who you hire to do a structural inspection, and who you hire to perform your foundation repairs. Finding a structural engineer can be done by consulting the Foundation Engineers Network. We definitely recommend starting there first. Then use My Foundation Repairs to find a foundation specialist in your area. We have many resources you can use to get informed and find the right foundation contractor in your area. We only recommend providers that use the best foundation repair products for grouting, epoxy injections, piering and underpinning, and waterproofing. All the foundation repair specialist we recommend will be licensed to work in your area. So start today on finding out what you foundation repair costs will be. Knowledge is definitely power in this case. Protect the investment you have in your home today, from the foundation up. 



Understanding Block Foundation Cracks

clock December 27, 2013 05:26 by author
Cracks can affect all types of foundations, including block foundations. By hiring a contractor to install a waterproofing system, you can stop the formation of cracks.

It is common to have a block foundation in many areas around the country. Block foundations can, after time, experience cracking due to conditions around that foundation. Understanding what each type of crack is can lead to getting the correct fix for those crack types. Some block foundation cracks can be very serious, and mean a costly fix if not taken care of right away. As a home or business owner, it is wise to inspect your foundation frequently and be on the lookout for cracks in your block foundation. We can help you understand what each type is, and then you can be prepared to get it fixed. It is also important to note that block foundation repairs usually should not be handled as a do it yourself project. It is important to consult a foundation specialist or engineer to make sure that your block foundation is fixed properly. Use our foundation engineer network to find a foundation repair expert in your area to make sure these block foundation cracks are fixed right the first time. So let's learn more about the different crack types.

Block Foundation Crack Types

Horizontal

Horizontal cracks in your block foundation mean that there is pressure being put on those walls from the outside of the foundation. Soil around your foundation may have too much water in it. This puts pressure on your foundation walls. This is called hydrostatic pressure. This is a serious sign that your block foundation walls are under strain. Bowing and leaning is a common occurence when there is too much pressure on the walls around your foundation. It means you need to seek immediate attention from a professional foundation repair engineer. If left untreated, this type of crack in your block foundation can lead to collapse or foundation failure. Wall anchors or carbon fiber strips can be installed to add long lasting support to bowing and leaning walls. This is a minimally evassive solution. They can be installed inside or outside the walls depending on the setup of your foundation walls. Carbon strips are considered a green solution and you won't even really notice that they are there. Wall anchors actually pull the walls back into their orginal position. Contact a professional to see what solution is right for you.

Vertical

These types of block foundation cracks are a sure sign of foundation settlement or heaving. These cracks form slowly, but due to the pressure of your home or business on it, will grow wider over time and allow water in at some point when left untreated. The good news is that if you contact a foundation repair expert, there are foundation supports and underpinning products such as helical piers or push piers  that can add that additional support needed when settlement and sinking occur. Cracks can be filled with epoxy injections or grouting solutionsto seal the water out and prevent further water damage. It is always recommended to have a waterproofing solution in place as well in case you do get water in your basement. Waterproofing solutions such as sump pumps can help with damage that might occur from water that comes in through vertical cracks. When you are fixing your foundation, ask your foundation specialist if they offer waterproofing solutions. You might be able to prevent further problems with your foundation if you have a proper drainage system installed on the interior and exterior of your home. Many foundation specialist offer both foundation repair solutions and waterproofing solutions. When you have both installed, you can be virtually guarenteed to not have further problems with your foundation in the future.

Stair Steps

Sometimes, when settlement or sinking occurs with your foundation, it doesn't occur evenly. This causes stair step cracks in your block foundation. When the soil around your home settles it causes shifting and changing, and the exact same thing is happening to your foundation. This is a serious problem that should be looked at promptly. Underpinning and piering products add support in the right places when your foundation is shifting unevenly. Remember that grouting and epoxy injections can also be used to seal cracks to prevent water leakage in the future so you don't have any water stains or a wet basement.

Be Cautious with Foundation Repair

Be careful when it comes to foundation repair. When you search the internet or watch do it yourself shows on TV, sometimes it seems that foundation problems can be fixed simply by caulk or by mortar. We would not recommend this at My Foundation Repairs. The best thing you can do as a home or business owner is be vigilant when it comes to your foundation. Inspect it frequently. Keep gutters and downspouts clear of debris so they function correctly. Make sure water flows away from your foundation. Install waterproofing systems and drainage to control the level of water in your soil. But remember, there are many other factors to the health of your foundation than just too much water! If the soil is too dry, it will shrink away from your foundation causing a lack of support for block foundation walls. Soil that was poorly compacted around the foundation can cause settlement as well. The foundation of your home or business is the most important factor in safety and health of that structure. Protect it, and make sure it is repaired the right way by a foundation expert. 

Some Solutions for Block Foundation Repair

Each foundation is different so each solution will be different as well. Depending on the weight of the structure, helical piers or piles or slab piers as well as other underpinning products can be installed beneath the active layer of soil around your foundation, deep into the earth. This provides long lasting support for the structure. Some foundation repairs are cosmetic. A reputable foundation repair company will let you know this. In these cases, it may just be grout of epoxy injections that need to be performed to seal up the cracks in the foundation. Get in touch with the right foundation repair team through My Foundation Repairs, and get started on the road to a healthy foundation today. Remember that knowing what you are up against is half the battle. The other half is knowing who to turn to to resolve the problem. Get started today!



Causes and Signs of Failed Foundations

clock November 14, 2013 12:32 by author blogadmin
Know the causes and signs of foundation failure so you can protect your family and home.

Foundation problems can be caused by both homeowners and mother nature. No matter if you've lived in the same home for years or have purchased a newer home, it is good to know the causes and signs of a failing foundation. Unfortunatly, mother nature can cause foundations to fail and a home owner can't do much about it. Knowing the signs and getting your foundation fixed by a professional foundation contractor early can potentially save you thousands of dollars. Foundation problems don't go away on their own, they only get worse.

Causes of foundation problems that lead to failure

Most foundation problems are caused by the soil surrounding a home. Throughout the year the soil expands and contracts from moisture and temperature levels. Foundations fail when there is too much water or not enough. Sections of the soil can have different moisture levels causing the soil to swell and shrink at various locations. Some sections of the soil can become much drier or wetter than other parts causing stress on your home's foundation. These inconsistencies in the soil generally result from overloading, poor water management, faulty compaction, abundance of organic materials, and erosion.


Transpiration
The soil dehydrates from tree roots beneath the home. The soil shrinks because of this loss of moisture. The soil shrinkage causes homes to settle. 

Plumbing Leaks
Water can seep into the soil from leaky pipes. This causes too much water in the soil and can contribute to unneeded stress on yWater from leaour home's foundation.


Drainage
Poor drainage both on the exterior and interior of your home's foundation can cause exess moisture to build up in the soil. This may cause soil heaving. 

Poor Building Site Preparation
Commonly on building sites soil is removed from part of a building and piled on other soil. The soil needs proper stabilization before the structure is built; otherwise the soil may move below the structure.

Common Ways Homeowners Cause Foundation Falure

  • Overwattering lawns - this is common way to create the ununiform areas of wet and dry soil
  • Planting Too Close To House - It is important to keep plans a safe distance from the foundation, usually more than 5 feet. Roots can cause soil moisture differences and can also grow into the home's foundation.
  • Swimming Pools - seepage from a swimming pool can leak into the soil causing increased pressure on the foundation.
  • Gutters and Downspouts - gutters and downspouts not installed correctly can lead water directly down to your foundation. Be sure to fix leaky gutters and draw water away from the home.
  • Interior Remodeling - large changes to your home's structure can put pressure on your foundation. Hire a professional contractor to ensure the foundation can handle the structural changes.

 

A foundations movement and cracking may result from a wide range of hidden factors, which may include:

Swelling or Shrinking of clays caused by changes in moisture content

Compression of the ground as a result of the applied foundation loads

Soil softening

Frost heave

Improper back filling of the foundation

Variation in groundwater levels

Erosion or undermining of the foundation

Vibration from nearby construction

Hydrostatic Pressure on the foundation

Inadequate design of basement walls, footings and slabs traditionally account for 75 to 85 percent of all problems in homes built upon expansive clay soils. These failures are generally divided between two broad classes of failure – lateral pressure and differential settlement. Both classes of failure generally have few primary causative factors.

Lateral pressures on basement walls have four likely sources:

Pressure from soil weights

Pressure from soil swelling

Hydrostatic pressure

Pressure from frost

It is not difficult to identify lateral pressure, but accurately quantifying the  source is very difficult and should only be handled by a qualified engineer. The inward bowing of a basement or retaining wall is the simplest indication of lateral pressure. The bowing generally occurs when the external forces exceed the wall strength. The maximum bowing will often occur near the center of the wall because the adjoining perpendicular walls provide support in the corners. If bowing becomes severe, these walls can collapse inward.
 
           

Cracking can occur when lateral pressure exceeds the strength of the concrete or block wall. The most common crack pattern begins in the corners and move up or down at 45 degree angles in concrete walls. For block walls, the cracks move along the mortar joints in a stair step pattern. Often these cracks end at a long horizontal fracture that parallels the basement floor.
 

Lateral pressures may affect the overall integrity of a house. Severe structural damage results in a visible opening between the top of the basement wall and the structure. Since water is one of the main causes of these cracks, water infiltration becomes significant in the largest of the cracks. Filling these cracks with epoxy, without solving the water problem, only moves the lateral pressure to another section of the wall.

The difference of the outside ground level and the basement floor creates a mass of soil that must be retained thus causing a lateral pressure. Picture a walk out basement or tall retaining wall. The pressure of soil weight is typically considered during the design of an engineered wall using theoretical earth pressures.

Soils with heavy clay content undergo a change in volume when the moisture content of the soil changes. When expansive clays are placed against basement walls, the swelling of these soils can induce lateral pressures not accounted for in the original design. Cyclic shrink/swell can also reduce the shear strength of the backfill and thus increase the lateral pressures. The solution to this problem can be as easy as replacing clay backfill with gravel or other non-swelling material. When used in conjunction with a footing drain, gravel will prevent increased lateral pressure.

Hydrostatic pressure is pressure exerted by a fluid due to its weight. Hydrostatic pressure against a basement wall develops when water fills voids or “ponds” within backfill immediately adjacent to the wall. This water buildup can cause dripping, seepage, dampness or efflorescence (salt residual). Leakage during heavy rains or poorly designed/maintained drainage increase hydrostatic pressure. Like soil swell, hydrostatic pressure is not typically considered during design and construction of basement walls.

Water that accumulates in backfill and then becomes frozen may cause a large amount of lateral pressure on basement walls. Severe damage can result from frost causing lateral pressures much greater than even hydrostatic pressure. The expansive natures of water crystals have been know to create catastrophic structural damage.

Backfill, that is heavily laden with clay, present long term lateral soil pressure problems. Their cohesive nature makes it practically impossible to re-compact them to a uniform moisture content and density. Clay backfills require significantly stronger basement walls to withstand the larger horizontal pressures. The obvious solution is to backfill with non-cohesive aggregate with proper drainage.

Structural settlement is characterized as either total and /or differential settlement. Total settlement is a complete structure downward movement. Differential settlement is the difference in vertical movement between various locations causing structure distortion. Generally, total settlement is not a critical factor as long as it is uniform. Utility connections are affected to the greatest degree by total settlement. Even relatively small differential settlements can cause cracks in floor slabs, brick walls and drywall.
 
           

Some amount of settlement can be tolerated in most homes provided it is within specified limits. Small amounts of settlements are anticipated in most design work. When homes experience excessive settlement special procedures must be employed to stop or limit the amount of settlement. These special procedures usually employ the use of steel piers or helical anchors. A underpinning procedures.




FIND A CONTRACTOR IN YOUR AREA

CHOOSE STATE:

Month List

Sign in


Go Back to MyFoundationRepairs.com    RSS comment feed RSS