Type of Foundation Damage

Small Vertical Crack in Poured Foundation
If your foundation has recently been poured, it’s possible that the type of damage that you have will be visible as small, vertical cracks that run at a slight angle in your foundation.  This type of damage is caused by the shrinkage that occurs in drying concrete during the curing process. In the majority of cases, this type of damage is relatively inexpensive to fix.

Horizontal Crack in Concrete Block/Brick Foundation
In concrete block or brick foundations, the direction of the crack in your foundation will allow you to find the cause of the damage. Horizontal cracks mean that your foundation is being subjected to lateral pressure. This means that the ground around your house will expand when wet, and contract when dry. This type of foundation damage is usually fairly serious, and can be very expensive to fix.

Vertical Crack in Concrete Block/Brick Foundation
If your foundation has several visible vertical cracks, this can mean that your foundation is having “settling” problems. This is usually caused by unstable soil conditions, which may cause your foundation to rise or fall in certain areas of ground. In most cases, damage to a foundation caused by settlement can also be visible in other areas of your home, such as in door and window frames.

Per Repair Estimates

Depending on the contractor that you choose to ask, the cost of specific repairs to a foundation may vary. It’s always best to consult at least three contractors about your home, in order to ensure that you are getting a fair price. Here are some general prices of the costs involved in foundation repair:

• Inspection and Examination by a Foundation Repair Contractor - $300 – $800
• Detailed soil report - $500 – $2,000
• Simple Poured Concrete Crack repair - $400 – $800
• Replacement of total area of basement floor - $200 – $400
• Earthquake Reinforcement with Anchor Bolts - $1,500 – $3,500
• Steel or Concrete Reinforcement Piers (per Pier cost)  - $1,000 – $3,000

Average Total Cost

The total cost of foundation repair can vary, though is largely dependent on the type and extent of the damage. In general, the most common type of damage to foundations is damage that results from settling.

• Underpinning of a house, per corner -  $3,500 – $5,000
• Moderate foundation damage, base price - $8,000 – $12,000
• Moderate foundation damage, average maximum cost - $20,000 – $30,000

Most homeowner insurance policies will not cover the cost of foundation repair, unless you specifically researched a policy that included that type of coverage. However, many foundation repair contractors will offer financing options.

While a basement is generally constructed below the the depth where the majority of the soil’s swell or shrink spread occurs due to climate changes, basements can still suffer upheavals and lateral wall shifts.

Depending on the age of the house, soil conditions, goals of the home owner, and style of the house, there exists three different types of home foundation repair, Concrete piling, steel press piling and bell bottom piers.

Concrete pressed pilings are the fastest, cleanest solution when it comes to foundation repair. Matted with a solid steel and concrete core, the pilings are driven into place utilizing hydraulics.

There are also several advantages to this method, including the exceptionally cheap cost of the small, precast cylinders, minimal investment required by the contractor for installation equipment, the ability to use unskilled labor for the installation, the rapid installation time, and the minimal disturbance to the landscape around the home.

Steel press pilings are less than three inches in diameter, and there fore are optimal for use in conditions where soil is stiffer or made of denser material, such as clay. Steel press pilings are considered the best method in long lasting support as steel is much more robust and can be driven into solid rock to depths of up to 60 feet. This type of foundation repair takes up to approximately 3 days to complete.

The third type of foundation repair, bell bottom piers, is said to be the most permanent solution for repairs done to concrete slab foundations. While considered antiquated by some, now with the ease and availability of hydraulic drilling, it is the only method that is utilized for pouring the same massive support columns for such structures as highway overpasses.

While there are advantages and disadvantages to all three methods, the bell bottom pier is often considered the method that excels the remaining two. It is often the support of choice for structural engineers with exceptional experience in the realm of concrete slab foundations, because not only does it provide a large area of support, but it also anchors against uplift and resist all soil movement.

While foundation repair can be an expensive venture, it is well worth the investment. Without repair, cracks in the foundation can spring leaks that can cause damage to drywall, carpet, insulation, furniture and other personal effects, which in addition to repairing the initial damage to the foundation, can get even more costly.

There is also the added concern of health risks. Cracks leading to leaks can foster molds and other health-related concerns that can be avoided by simply repairing the foundation when the need is initially presented. When it comes to the well being of your home, a bit of research and well placed investment, can go a long way towards big returns for years in the long run.