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.

The reason so many slab foundations end up failing is nine times out of ten, related to water issues. When concrete is mixed, the water to

Slab Foundation Repair

dry mix has to be very precise in order to cure properly with no cracks or damage, unfortunately these ratios are very difficult to predict as the ground on which each person’s foundation rests on, consists of different characteristics. For example, if your foundation is poured in the desert, the dry ground is going to pull the water out of your foundation quicker than a foundation poured in Upstate New York, which means there needs to be extra water added to the mixture in order to compensate for the faster curing process.

The aforementioned water issues can also apply to foundations that are built around piers & beams except the foundation repair costs for these types are usually much less expensive compared to slab foundation repairs due to the extensive work required for the slabs.

Slab Foundation Repair Signs

Like so many other things, the quicker you respond to the signs of slab foundation damage, the better off you will be and the less your repairs will cost. Some of the classic signs of slab foundation damage are cracks in your home’s drywall, doors not closing smoothly (because the door frame is no longer square), cabinets in your kitchen closing smoothly, windows not opening and/or closing.

If your home has a brick exterior, you may notice cracks in the mortar which is also a pretty good indicator of some kind of slab foundation problems. One final way of recognizing foundation problems, is to do a walk around of your home, and look at the ridge line where your gutters are attached; if you identify substantial drooping along this line, you might have a foundation problem.

If you think you’ve recognized a problem in your foundation, it’s best to contact someone reputable and have them take a look. I cannot stress how important it is to find a contractor who you can trust and has a tangible history of quality, fairly priced work, this will ensure you don’t get ripped off simply because you’re not familiar with the work that needs to be performed. Do not attempt to conduct any sort of slab foundation repairs on your own, as this is not a weekend task for the average ‘do it yourselfer’.

Slab Foundation Repair Methods

Slabjacking and mudjacking are the most common ways to repair slab foundations on a smaller scale such as your outdoor patio, walkways, or even a small storage shed. This is a procedure that basically pumps up your foundation from beneath using a concrete mixture.

Pile & piers is another way of jacking up your foundation. This method is usually used for larger projects and requires much more work and money.

If you suspect you’re in need of a Slab Foundation Repair, then you need to contact a skilled professional as soon as possible before the problem escalates to a more severe, costly one.

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.

One of the first things to take into consideration when selecting a foundation repair company is how long have the companies your are considering been in the business for? Of course it would stand to reason that you would want to select a company that has had several years of tried and true service in the industry. This experience within a company will not only ensure that the repair of your home is handled by the most highly skilled tradesmen available, but that they also will know how to properly conduct business with, and treat their clients.

While a company may have on hand excellent service men, it is hard to understand the process, and costs involved, if the company does not know how to communicate properly with the client and convey the exact process, length of time, costs, and risks involved. As well as being skilled at their work, they should be skilled in explaining to their customer, (ie you), why they have chosen the foundation repair process that they have, the benefits of it, and the possible disadvantages. Customer care and communication techniques are often cultivated along with years of good service, and will be a good indication of a company that has skill and years in the business.

Prior to choosing one particular company, you should also ensure that you get at least three different bids regarding the cost to complete the job from start to finish. While more than three bids is much more advisable, three bids should give you an accurate, if not at least a ball park figure, of the accurate approximate cost to conduct the entire operation. Out of the three bids, one bid will generally be the highest, one the lowest and one should meet in the middle. Utilize this middle bid as a reference point to judge what your actual costs should be.

From that point, a solid quote should be established, in writing, prior to beginning any construction. Should any problems arise later on, this will give you a reference point to bring back to the company if you feel any charges are illogical or unaccounted for. A company is legally bound to uphold any written guarantee of pricing and should make every effort to determine the correct cost of a job prior to proceeding so that no hidden costs are encountered. Without a written guarantee of a quote, should anything arise that could be possibly charged to yourself that the company initially overlooked, they can charge back to the client with the client having little or no recourse to contest the charges.

Considering surprise charges, another good research point is to make certain the company has insurance. Without insurance, you could end up being paying the tab, or worse, be held liable for any incidents, accidents, or damage to your property, once again, without recourse. A company should have insurance to cover any accidental property damage that could result from mis-calculations, inexperienced labor forces, or malfunctioning machinery.

Finally, one should research the certifications and national association memberships that their particular company of choice is associate with, or has acquired. As in every case, the more training and certification a company has invested in for its employees, the better skilled they will be when it comes to repairing your home. Be wary of companies that claim to have associations or certifications but do not openly display proof of either. Ask to see licensing and proof of training for equipment use and other machinery prior to allowing heavy construction to commence. Consider contacting associations such as the National Association of Waterproofing and Structural Repair Contractors, or the Indoor Air Quality Association, to obtain background information on a potential company prior to hiring them. It may offer valuable insight into the quality of a potential foundation repair company’s work and prior testimonials.

An average cost per square foot, to pour concrete for a foundation, is approximately $5.85. However, this cost will vary from foundation company to foundation company, as well as the location of the house, and the labor involved. It is far wiser to consult a company and request a quote prior to hiring, based on their price per square footage to be poured.

Three quotes should always be obtained prior to hiring contractors to complete any work, including pouring and constructing a foundation for your home. By obtaining three quotes, you are hopefully gaining a relative range of pricing costs. The best cost to consider will be the one that falls closest to the middle range as this should, in theory, give you the most accurate representation of construction cost. If you have the extra time, it is always recommendable to obtain additional quotes, however, three is the minimum that should always be obtained.

Other factors that should be considered is the experience level of the workers. While a greater level of experience may come at a seemingly higher price, it often workers out to the benefit of the home owner, as with experience should come efficiency. A skilled worker will be far more efficient at completing a task, and should complete it in a shorter time period than a less experienced worker. This will save you money in the long run, and give you better overall craftsmanship when constructing your home.

In comparison to the cost of laying a brick foundation, at an estimated $3.33 per square foot, and constructing a treated wood foundation at approximately $45 per square foot [of wall], a poured concrete foundation at an average of $5.85, comes in relatively in the middle.

However, when it come to bang for your dollar, a concrete foundation is definitely the method of choice, topping the other two methods with benefits such as increased strength, as poured concrete foundations are far more compressive and have a flexural strength several times that of block, wood, or brick. They also provide superior water resistance through increased density and joint-free construction, and are nearly entirely fire resistant as well, providing at least twice the amount of protection of any other material currently being used to construct housing foundations.

Concrete poured foundations offer far more benefits for their cost than any other type of foundation construction material available, and are definitely a well advised investment.

Pier and column foundations, also known as pier and beam foundations, are popular amongst back pain suffers because the suspended action of the wood platform are often easier on the body’s joints. They are also commonly used in cooler, northern climates and in those such as Texas in which the soils experience wide ranges of swelling or shrinking due to moisture retention or weather conditions. These extreme soil conditions cause shifting, however, the deeply drilled piers are well secured and the height of piers can easily be adjusted to accommodate any new stresses placed on the house and its foundations. However, over time, even piers have been known to deteriorate into a state of requiring replacement or repair.

Replacing piers can be a challenging task. Due to the infinite number of possible scenarios involving angles upon which the beams and piers rest, the weight supported, etc, there is no one particular method by which to accomplish this task.

The common rule to replacing piers is to alternatively support the weight of the structure balanced upon the piers. This is most often accomplished by utilizing bottle jacks to support the building. It is of the utmost importance to ensure the jacks are always placed on even, leveled ground, and never on an incline, or unstable or shifting soil. If the jacks were to shift or not provide proper support the structure while removing or replacing a pier, permanent damage could be sustained to the structural integrity of the building.

Steel plates, generally 3/4″ or greater thick, are often used beneath the hydraulic jacks to create an even, sound surface. Also, it is suggestible to remove any soft soil or grass prior to placing the steel plates to ensure the stability of the jacks. If the pier being repaired happens to be on the edge of a structure, a wooden beam is often used in the conjunction with the jacks to ensure the corner of the building is well supported. Often the beam supported by the pier is also attached to the pier. This attachment should be absolved prior to beginning the jacking process.

When jacking a structure to remove a pier, it is imperative that the difference in space between the beam and pier required to be able to remove the pier, should be of the most minimal difference as possible. The building should never be jacked up more than 1/8 of an inch off of the pier in order to result in as little to no damage as possible to the structure itself, the dry wall, sewage and draining systems as well as any other possible connecting systems of the house.

It is also highly advisable that material of nearly the same height be placed next to the jack to provide additional emergency support in the event the jack collapses or breaks down. This will serve to protect not only the structure’s integrity, but also the safety of the workers and tradesmen carrying out the repairs.

Clay soils surrounding the Dallas area are notorious for their ability to shrink and swell, eventually resulting in damage to the foundation and in some cases the overall house itself. During this shrinking or swelling, pressure is exerted upon the foundations and walls resulting in cracking; this cracking and foundation damage can be avoided by using some basic reinforcement measures, additions or repairs to a home.

Prior to the 1960’s, homes in the Dallas area were constructed utilizing pier and beam construction. This allows for easier access to any damaged areas and also has the added advantage of being easier, and often cheaper, to repair. Following the 1960’s, it became increasingly more and more common to find homes being constructed using concrete slab techniques to define foundations. While these methods proved to be far cheaper initially while constructing the home, they also proved to be far more expensive on average to repair due to limited access to damaged areas.

The difference in prices to repair these two types of foundations in Dallas can range roughly from about a $3,000 bill to a $13,000, also depending of course on the amount of damage to the home. When purchasing or building a home in the Dallas area, the advantage of constructing a foundation via pier and beam methods may far outweigh the added expense in the long run and is far worth the consideration. It is also possible to use piers to reinforce a concrete slab foundation as well.

In addition to the types of foundation utilized to construct a Dallas home, personal management of some of the external factors surrounding the foundation can also help to reduce or prevent foundation damage. Foundation repair in the city of Dallas itself tends to be a much higher expense, roughly $5,000-$7,000, depending based on the severity of the damage, than the cost of repairs in the outer lying areas and surrounding communities. Expenses also drop steadily reaching further into Austin-San Antonio, which is roughly estimated around the $5646 dollar mark, and continuing on into Lousiana, where some companies claim to have done repairs for as little as $250 to upwards of $3,000.

Precautions that can be exercised to avoid these high costs within the Dallas area include maintaining an even moisture level in the soil, reinforcing foundations prior to damage, and proper maintenance of lawn shrubbery and trees. Many foundation repair experts suggest maintaining consistent moisture levels around the foundation by either installing soaker hoses roughly 16”-18” from the foundation, or better yet, installing an entire sprinkler system with an specialty addition designed specifically for that purpose.

By maintaining the water levels, you reduce the risk of major soil swelling fluctuations that can result in foundation damage. Also, if you notice that the surrounding land, sidewalks, or streets are scarred due to soil upheavals, it is suggestable to look into reinforcement for your home’s foundation prior to experiencing any damage. And finally, to avoid foundation damage resulting in necessary repairs, reduce the size of any surrounding trees or shrubbery that may consume the local moisture existing in the soil and cause shrinkage and result in foundation distress.