What Types of Foundation Repair Are Available?
Plano Foundation Repair fixes structural issues that can threaten a home’s integrity. It also returns a home to its original elevation and restores functionality.
The right contractor can provide lasting repairs that address both current and potential problems. Understanding what to look for and dispelling common myths helps homeowners make informed decisions.
A quality foundation repair contractor will look at the whole property. This means not only the exterior brick and concrete, but also inside and around the entire house. Many signs of foundation settlement appear inside on walls, around interior windows and doors, in built-ins, and so on. A contractor needs access to inspect these areas and may need your permission.
An inspection can identify whether a problem exists and what the cause might be. Many times, the issue is simply moisture. A leaky basement or grading issues can allow water to collect under the home and shift the foundation. Addressing these issues promptly can prevent this and save you money in the long run.
It’s also possible that the soil around your home is shifting and causing problems. Clay soils, for example, can expand and contract with changes in moisture, and this movement can damage foundations. In this case, the best solution is to regularly grade your yard and plant trees and shrubs away from the foundation to reduce soil displacement.
In some cases, a structural engineer will provide a more in-depth assessment of the structure and recommend appropriate solutions. These engineers are able to identify the root of the problem and offer recommendations that will fix it for good.
The benefits of incorporating foundation inspection into your regular home maintenance routine are numerous. Early problem detection can mean significant savings in costly repairs, preservation of property value, and increased comfort for you and your family.
When a foundation problem is ignored, it can become worse over time, potentially ruining the integrity of your entire home. This includes your doors, windows, floors, porches, and even the roof. Not to mention, the potential costs of fixing collateral damage like plumbing leaks, rotting wood, and pest infestations. By including routine foundation inspections, you can spot problems in their infancy and avoid extensive damage. You can then take proactive measures like repairing leaks, addressing drainage problems, and adding landscape features to keep the soil moist and stable around your home. This can help you maintain your property value and keep your family comfortable and safe for years to come.
Underpinning
Underpinning involves extending the foundation down into more stable soil to redistribute weight. It’s used to repair sinking, sagging, or cracked foundations and is commonly performed when earthquake damage, construction work in the vicinity of a home (that requires excavation), or changes in the structure’s use require structural modification.
Several underpinning techniques are available, and the choice of method depends on the type of foundation and the soil conditions around it. Some options include concrete piers, driven piles, helical piers, and steel push piers. Concrete piers are hollow, cylinder-shaped supports that can be driven into the ground using hydraulic equipment. This type of underpinning can be used in areas where tunneling isn’t feasible and allows for the support of a house from beneath without affecting existing plumbing.
Driven piling is the most versatile underpinning technique. These long, solid steel rods are drilled into the ground and driven down to load-bearing soil. They’re typically used when the cost of underpinning with mass-poured piers is too high or when the site is inaccessible. This method can also help if a structure is close to the edge of an excavation, as it allows for a higher lifting capacity.
Helical piers are similar to driven piling but have a longer lifespan and don’t require as much excavation. These piers are placed in the ground on a series of brackets, and then the entire system is jacked down with hydraulic equipment. Once they reach the load-bearing soil, a hydraulic lift raises the house.
The jacking procedure often closes up the settlement cracks that formed during underpinning, but it doesn’t always completely halt movement in these types of structures. If the foundation is shifting or sinking significantly, a professional inspection is a must to determine whether underpinning is required. It’s important to get the problem diagnosed and underpinned as soon as possible because the longer you wait, the more costly a repair becomes and a collapsed foundation can render your home uninhabitable. Common signs that a foundation needs underpinning are hairline cracks that are widening, floor gaps, misaligned windows and doors, and sagging floors.
Crawl Space Support
Crawl spaces often require solid mid-span support that’s typically provided by a beam and post arrangement. Unfortunately, these supports can shift and sag over time. This can lead to sagging floors and other structural problems in the living space above. The SmartJack system offers a permanent solution to this problem.
Sagging floor or foundation joists can cause significant damage to your home over time, leading to wood rot, mold development, and pest infestations. Identifying and responding to crawl space issues early on will help prevent these problems, as well as other costly repairs.
The most common signs of a failing crawl space support are gaps where walls should meet the floor and a “bouncy” feeling when you walk on your floors. Other indicators of structural problems include a musty odor, standing water, or visible mold in the crawl space. These symptoms are a sign of excessive moisture, which can further strain crawl space and house structure components.
During the construction of your home, builders place concrete or brick columns underneath your crawl space floor joists to provide support for the house above. These piers can settle due to changes in soil moisture, freeze-and-thaw cycles, or improper soil compaction. When a pier sinks into the soil, it takes the weight of the home off of the joists and causes the floor above to sag.
Many foundation repair contractors offer a temporary fix for this issue by placing shims under the failed pier. This process lifts the joist above its original position, distributing the weight across the joists and preventing further sagging. Unfortunately, this solution doesn’t address the underlying cause of the sagging and sinking, which is the weakened foundation piers.
LUX offers an alternative to these temporary fixes by installing high-capacity steel piers with adjustable features. Unlike the traditional concrete block pier, our SmartJacks transfer the weight of the home from the joists and beams down to the crawl space footings or foundation wall, redistributing the load over a larger area to prevent structural instability and reduce stress on your home’s foundation. This will also restore the integrity of your crawl space and protect it from pests and moisture.
Foundation Replacement
When more intensive repair methods like underpinning and crawl space support jacks aren’t enough to fix severe foundation damage, it may be necessary to replace the existing structure. This process involves removing and building a new foundation to ensure that the structure is secure and meets modern standards. It is more expensive than other repair options, but it provides a long-term solution to severe structural issues.
Severe damage to a foundation can result from a variety of causes. Some of the most common include:
Improper drainage can lead to water accumulation near the foundation, exerting hydrostatic pressure and leading to settlement. Earthquakes, floods and extended periods of drought can also cause soil movement. These changes can lead to sinking, cracking and other problems.
If you suspect that your foundation is deteriorating, it’s important to take action quickly. Delaying foundation repair can result in serious structural damage that can be very costly to fix. If you notice signs of a problem, contact a professional immediately for a thorough inspection.
There are many different methods for repairing foundation damage, but it’s crucial to choose the right one for your situation. Experience: Choose a contractor with a history of successful repairs. Licensed, insured contractors like Gerrior Masonry & Landscaping are familiar with local climate and soil conditions, making them better equipped to offer effective solutions.
A properly repaired foundation can stabilize your home and protect its value. It will also restore its functionality. Many homeowners are concerned about whether they can remain in their homes during a foundation repair project, but the answer is usually yes. Most contractors can complete the work without you needing to check into a hotel or stay with family.
Some repair methods are quicker and more cost-effective than others, but it’s important to weigh the immediate costs against potential long-term budget implications. A thorough replacement, while more expensive upfront, could prevent recurring repair expenses and structural damage that can be far more costly in the long run. A foundation expert can help you make an informed decision that best meets your current budget and future goals for your property.