Your home was designed to work best when it stays where it was originally built. Foundation repair restores your home to its original elevation, closing cracks, re-aligning doors and trim, and preventing further damage from sinking soil.
There are two common methods for underpinning – the pressed pile method and the steel pier method. Both have advantages and disadvantages depending on soil conditions, the type of repairs needed, and your budget.
Foundation cracks are one of the biggest reasons that homeowners contact us for help. They’re unsightly, but they also indicate that your home is in danger of structural damage. Whether you have hairline vertical or horizontal cracks, they should be taken seriously and repaired as soon as possible. Fortunately, most cracks can be repaired quickly and relatively inexpensively by a professional.
The two general types of foundation cracks are structural and non-structural. Hairline cracks, typically caused by shrinkage during the concrete curing process, are not structural and usually don’t impact your basement’s structural integrity. Wider, horizontal cracks are a more serious issue and can signal that your foundation is in danger of collapsing. Luckily, these cracks are often the result of soil pressure pushing on your foundation walls, and can be repaired by installing carbon fiber straps or wall plate anchors that transfer the stress to a reinforced soil bed.
Long, horizontal cracks that resemble stairs or are leaning outward may be the result of bowing or leaning walls and require immediate attention. These can often be corrected by using the soils beyond your foundation walls to exert counter-pressure on the failing walls, straightening them out over time. If access is limited or not possible, we can also install a wall anchor system that transfers the weight of your foundation to a steel plate secured to the interior of your basement wall.
If your cracks are moving or static, they can be sealed to prevent water intrusion and potential structural problems. Most of the time, this is done by injecting a polyurethane or silicone crack injection into the hole to effectively fill it.
Diagonal cracks are usually a sign of differential settlement of your foundation, or the contraction and expansion of soil moisture levels over time. In some cases, these cracks can be sealed, but it’s important to fix the cause of the movement or the risk will continue. Adding or redirecting rain gutters to divert water away from soggy areas near your foundation may be a solution, or adding soil moisture levels in key spots of your yard can also help.
Cracked Walls
Many homeowners worry that a crack in their wall is a sign of structural damage, and it is important to be able to distinguish between the two. While structural cracks demand immediate attention, non-structural cracks due to concrete shrinkage or minor settlement are usually less serious and often require only a patch and paint job.
The best way to determine the severity of a crack is by observing its width and how quickly it grows, as well as the direction that it runs. The presence of cracks that are running diagonally, accompanied by leaning walls or a sagging floor and ceiling should also signal the need for a professional inspection.
Structural cracks can be repaired using a variety of techniques. Carbon fiber strips are a great choice for repairing wall cracks, as they can be painted over and are nearly invisible. Steel I-beam installation is another popular solution, as it provides support for bowed or leaning walls by reinforcing the foundation and relieving soil pressure. Depending on the cause of the problem, helical piers may also be used to restore foundations that are otherwise beyond repair.
The appearance of hairline cracks in your walls is usually not a big deal, but don’t ignore them completely, as these can indicate that moisture or other problems are getting into the house. Cracks that are wider than a hairline and show discoloration around them are often more significant, and should be addressed as soon as possible to prevent water infiltration or even structural damage.
It’s important to remember that cracks in a foundation are a result of movement within the soil beneath a home. This is caused by changes in temperature, moisture, or the building materials that were used in construction, which can lead to surface stress and movement. When this happens, the structure can shift and cause cracks in the walls.
The good news is that most cracks in foundation walls are fixable, as long as the underlying cause is identified and corrected. For instance, if a crack is the result of a plumbing leak, it’s crucial to stop the leak and replace the affected drywall, or else the crack will reappear. Similarly, if a crack is the result on uneven house settling, it’s necessary to have the house re-leveled or “underpinned,” as this can solve both the cracks and the underlying issue.
Water Infiltration
Water infiltration is a serious issue that needs to be addressed as quickly as possible to prevent major damage and costly repairs. It can lead to bowed walls, basement leaks and shifting of the foundation. It also creates hydrostatic pressure that pushes against the building. This pressure forces water into the soil and through the foundation, resulting in cracking, rot, mold growth and structural damage.
The most common cause of water infiltration is an improper foundation drainage system. The best way to prevent water infiltration is a proper French drain installation. The next best way to prevent water infiltration is waterproofing the foundation. This is a relatively inexpensive solution and can be carried out in most cases without excavation. Some municipalities offer financial assistance to homeowners who want to carry out this work.
It is important to note that even if the drywall does not show any visible signs of mold, it should still be replaced as soon as possible. Once drywall gets wet it loses its structural integrity and will eventually deteriorate and crumble. It is important to be aware of this fact and consult with a company that specializes in water damage repair.
Some options to stop water infiltration include tuck pointing, chemical grouts and Full Depth Lining. However, these options only address the visible areas and may not be effective in the long run. They also do not provide an extended service life like a Full Depth Liner.
The infiltration capacity of soils is determined by many factors such as; rainfall, type of precipitation, duration of the precipitation event and if the soil has reached saturation or not. The infiltration rate decreases as the soil becomes saturated and capillary forces draw water into the pores. Clay particles swell and reduce the available surface area of the pores, thus decreasing the infiltration capacity.
The most cost-effective and comprehensive approach to prevent future water infiltration is a waterproofing of the foundation and installing a French drain. This solution can be expensive, but it is far less invasive than excavating the foundation and replacing the exterior masonry.
Structural Damage
Structural damage can be caused by foundation movement, soil conditions, poor construction and more. The best way to know if your home has structural issues is to hire a professional for a thorough inspection and evaluation. They can perform a scaled footprint drawing of the entire foundation, check for elevation changes and drainage conditions with a Technidea Ziplevel(tm) survey, and evaluate the exterior and interior finish of the home.
Cracks in the wall can be a good indicator of potential issues. Look for horizontal cracks that widen and lengthen from a single point in the foundation or walls. These are indicative of major problems. You should also be mindful of if windows or doors are becoming difficult to open or close. This can indicate that your house has settled and is causing the walls to lean or bow inward.
Hairline crevices between brick or concrete blocks that don’t widen or get longer are typically just shrinkage and can be repaired with a simple patching method. If these crevices begin to widen or get longer, it’s probably time to call in a team of professionals to address the problem.
Sagging floors and bowed walls are also indicators of structural issues. Leaving these issues unaddressed can lead to further damage and more costly repairs. Performing structural repair as soon as possible can prevent the issue from worsening and protect your home’s value.
It’s important to choose a contractor with experience in foundation repair and a strong track record. Make sure they’re licensed and insured, and always ask for references and reviews from past customers. You should also ensure your contractor has local knowledge of soil and climate conditions, as this can affect the effectiveness of certain repair methods.