Detecting foundation problems early can save homeowners money. However, choosing the right contractor is crucial to ensuring the repairs are completed properly. For professional help, contact Plano Foundation Repair.
There are several different methods to fix foundation issues, including patching and sealing. Slab jacking is an option for sinking concrete, and piering uses buried steel piers to support and stabilize the foundation.
If you notice cracks in your foundation walls, you should inspect them regularly to make sure they aren’t getting wider. If you do find a crack in your foundation, you’ll want to clean it thoroughly and widen it slightly with a chisel or angle grinder to ensure proper adhesion with the filler. If you decide to repair a crack on your own, you’ll want to use epoxy or polyurethane fillers that are designed to expand and contract with the concrete.
Cracks in a foundation are often expected and can be caused by several different factors. These include natural settling, shrinkage of the concrete, and changes in temperature. Non-structural cracks typically don’t pose a significant threat to the structural integrity of your home and can usually be repaired with DIY methods.
Structural cracks are much more serious and can indicate a problem with the soil or structural problems in your home. These types of cracks are typically wider than 1/8 inch and may appear as horizontal, diagonal, or stair-step patterns in the concrete blocks of your foundation wall.
When inspecting your foundation for cracks, pay close attention to their direction and location. If the cracks run vertically, they’re more likely to be due to normal settling and are less concerning than horizontal cracks, which may indicate that the ground is shifting unevenly. If you see a crack that is particularly wide or appears to be getting wider, call in a professional for inspection and repair. This can be a sign of a severe problem that will require more advanced repair techniques. Also, make sure to check for puddles or damp spots in the basement or crawl space that could be signs of a leaky foundation.
Water Invasion
If water invades a home’s foundation, it may result in serious damage to the structure above and below ground. This damage can lead to mold growth, rot of organic construction materials and even structural failure of the foundation walls.
The major cause of residential water intrusion into a foundation is poor drainage. The landscape around the foundation should be graded to move surface water away from the home, not towards it.
A grading problem will typically be noticeable if water pools in certain areas of the yard during or after rainfall. In addition, if the soil under the foundation becomes saturated, it can lead to erosion and cause the ground to heave or settle unevenly, which can damage the foundation.
Excessive moisture around a house’s foundation can also lead to problems with windows and doors that don’t close, wavy or sloping roof lines and damage to interior walls. Moisture in the basement can also contribute to mold and fungus growth, which can cause health issues for homeowners.
It’s important to talk with a contractor early in the process to understand the costs and possible complications associated with a particular repair method. For example, some methods of excavation require digging in the yard and can disrupt landscaping and other features in and around your home. In addition, many foundation repair contractors will require you to obtain a building permit, which can add to the cost of your project. If this is a concern, consider working with a company that offers to handle all required permits as part of the overall contract. It’s also a good idea to put some money aside each month for potential home repairs and maintenance, including foundation work.
Seismic Issues
Earthquakes are one of the most common causes of damage to foundations. Even mild earthquakes can cause shifts in the ground beneath your foundation, which isn’t good for structural integrity and might lead to a crumbling or collapsed foundation.
Older homes are especially prone to earthquake damage, as they weren’t built with foundations that are bolted down. Large earthquakes can shift a house right off of its foundation, which is why many older houses have been destroyed in severe earthquakes. Even recently built homes that are anchored to their foundations can still suffer from earthquake damage if the bracing materials in their cripple walls are weak. The cripple wall is a short wall that connects the foundation to the first floor of the house and encloses the crawl space.
Cracks in the exterior of your home are the most obvious signs of earthquake damage to a foundation. While hairline cracks aren’t a huge deal, larger cracks may indicate that the foundation has shifted. If you notice any cracks that are clean through and expose the steel reinforcing, contact a foundation professional right away. Interior cracks in the foundation and/or doors and windows that are hard to open or close might also indicate a problem with the foundation.
Earthquakes can also damage utility lines running through foundations or along walls and ceilings. This can be particularly dangerous for gas lines, as they can rupture and spark during an earthquake. This can lead to toxic gases leaking into homes or, in the worst cases, causing fires that threaten lives and property. Retrofitting a foundation with seismic-resistance techniques like compaction grouting or deep mixing can reduce these risks.
Slab Jacking
If your home’s foundation slab is sinking, the good news is that it may be repaired without having to replace it entirely. Slab jacking is the process of drilling holes into the slab and then pumping in a specialized mixture that fills voids and lifts the concrete.
This type of repair is also referred to as mudjacking or concrete lifting. It is a great option for repairing uneven or sunken patios, driveways, sidewalks, steps, and garage floors. Sinking concrete occurs when the soil beneath shifts or collapses, leaving empty spaces underneath. This can happen naturally as the earth shifts and compacts or it can be accelerated by erosion or improper construction.
After a house or garage is built, builders will usually place fill dirt along the perimeter of the foundation. While this helps with drainage, it leaves the soil vulnerable to expansion and contraction that can cause concrete slabs to settle. When the foundation settles, it creates a sagging surface that causes cracks and can even lead to a partial or complete collapse of the slab.
Slab jacking uses a special cement grout that is hydraulically pumped through strategically placed holes in the slab. The specialized mix fills voids and pressure lifts the concrete. It is a fast and relatively inexpensive repair solution.
However, it is important to note that slab jacking will not be a long-term or permanent fix. If the sagging is caused by the foundation itself or if the sinking is causing structural damage to your northern Utah home, it’s probably best to consult with a foundation repair professional about a more invasive but permanent solution like piering. Piering involves placing steel supports — either push or helical piers — into the ground and then raising them hydraulically until your foundation is leveled.
Replacement
A total foundation replacement is a complete tear-down and reconstruction of your home’s foundation. It’s the most invasive, and also the most expensive, solution for addressing severe issues with your foundation. It’s recommended that you choose this option only when repairing the existing foundation isn’t feasible.
Typically, a professional will dig underneath your foundation to expose the existing concrete slab. Then, they will pour a new foundation in its place. This method may be necessary if your foundation has major cracking or if the soils beneath it have shifted significantly.
When deciding whether to repair or replace your foundation, you should consider the age of your house and how extensive the damage is. While a repair can provide an effective fix, if the issue is widespread and your foundation is older, replacement is probably the best option to ensure the structural integrity of your home.
The other important factor to consider is your timeline for this project. A repair project is typically a shorter process, but a replacement can turn your property into a construction zone for weeks or months, depending on the scope of the project and weather conditions.
Stabilization is a great alternative to replacing your foundation, and it can work for both slab and pier and beam style homes. It involves installing steel or helical piers underneath your home to transfer your foundation’s weight to the load-bearing soils. The stabilization process is often preferred over raising your home because it avoids the need to move any existing finish-work that you’ve put in, such as drywall and trim, cabinets and built-ins, or countertops and backsplashes. It also avoids any potential damage to plumbing lines.