Foundation issues can damage your home, decrease its value and threaten your safety. It’s important to address these problems early on with a professional for long-term stability and peace of mind.
A foundation repair company should be able to provide you with an inspection and recommend a solution that is right for your situation. They should also be able to explain the reason for their recommendation. Visit https://www.apexplanofoundationrepair.com/ to learn more.
When you notice cracks in your foundation, it’s understandable to worry that your house will collapse. However, many cracks in a foundation don’t indicate structural damage. It’s important to know how to discern between cracks that need attention and those that don’t.
Non-structural cracks are caused by shrinkage during concrete curing, and they’re usually not a major concern. They can be fixed with a DIY epoxy crack filler, hydraulic cement or caulk and paint. If you notice a crack isolated to just one block, it is most likely a result of transportation or construction and not a structural issue.
Hairline cracks, on the other hand, are a different story. These cracks are typically less than 18 inch wide and may run vertically or diagonally. They’re often found in new homes, as the concrete settles. They’re also common in concrete block foundations and don’t pose a risk of structural damage to your home.
Structural cracks are much more serious and can be caused by expansive soils, soil washout or compression of poorly compacted soils beneath the foundation. These cracks can appear horizontally across your basement floor and may be accompanied by inward bowing of wall corners.
If you have a structural crack in your foundation, it’s best to call a professional to assess the problem and discuss repair options. It’s important to repair these cracks as soon as possible to avoid further movement and to minimize potential water leaks.
There are several solutions for fixing structural cracks in a foundation, including carbon fiber straps and wall plate anchors. Carbon fiber straps transfer the weight of the foundation to a reinforced soil bed, preventing further shifting and bowing of the foundation walls. Wall plate anchors are installed in the interior of the foundation wall to provide additional support and stability to the structure.
For poured concrete foundations, expert contractors use an epoxy crack injection to seal the crack and prevent further movement. This method is effective and offers lifetime warranties that are transferable if you sell your home down the road. Before applying the filler, experts dig a 2’ x 2’ hole centered on the crack and clean the area with a wire brush and vacuum. They then widen the crack slightly with a chisel to create a V-shaped groove for better adhesion and inject the epoxy/polyurethane crack filler as instructed by the manufacturer.
Water Invasion
If you have a home with a basement, crawl space, or other lower area, then it’s important to keep an eye on moisture levels in those areas. Moisture intrusion is the enemy of foundations, as it can lead to a number of problems that eventually compromise the structural integrity of your home. This is why water intrusion should be taken seriously and addressed as soon as you notice signs that it’s occurring.
While concrete looks impenetrable, it is actually a very porous material that can easily be penetrated by water. When rainfall, groundwater, or broken water lines collect around a foundation and saturate the soil, this creates a situation known as hydrostatic pressure. The pressure exerts against the foundation walls, causing them to crack and shift over time. This can result in hairline fractures that eventually lead to bigger gaps and serious structural damage.
If you see cracks in the walls, floors, or ceilings of your home’s basement or crawl spaces, it’s essential to have a professional inspect the foundation to ensure that it’s in good condition. Also, be on the lookout for sagging or uneven floor surfaces, as these are indicative of shifting and movement in the foundation. Additionally, if you notice a musty or mildewy smell in these areas of your home, this is another sign that there is excess moisture present and should be dealt with immediately.
The most common cause of water intrusion into a foundation is poor drainage and inadequate ground slope. This is often caused by clogged gutters that cause rainwater to spill over the side of the house in sheets or down into the soil around the foundation, downspouts that aren’t directing water away from the home, broken water or sewer lines, and/or improper grading that causes water to pool at the base of the foundation. If you have a drainage problem and don’t fix it, your foundation will continue to deteriorate over time, leading to costly repairs down the road. The best way to prevent this from happening is by repairing the drainage problem and having a waterproofing treatment applied to protect your foundation from moisture intrusion.
Structural Damage
A foundation is a home’s base, providing support and stability. Unfortunately, issues like shifting soil and water leaks can weaken a foundation, causing cracks in walls and floors, doors and windows that don’t close properly, and even structural damage to the home itself. Regular inspections by experienced professionals can help you catch these problems early and choose the right foundation repair solution for your needs.
Wall cracks can be a sign of serious foundation problems, but not all wall cracks are the same. Hairline cracks that don’t widen or spread over time may simply be a result of the natural shrinking and expanding of concrete. You should still monitor these cracks and call a professional if you notice them getting wider or deeper.
More severe cracks are a sure sign that it’s time to schedule foundation repair. Large cracks in a stair-step pattern along the mortar joints and those that appear at ground level are usually a sign that your foundation is sinking or shifting. These types of cracks typically signal that the foundation has not been laid correctly, which will cause the house to tilt and become unlevel.
You can also check for horizontal cracks in the basement or foundation walls. These are often a sign of a settlement problem and can be resolved with a helical pier installation. These piers transfer the weight of the structure to the surrounding soil or subbase and can work on almost any upper soil condition.
Another common warning sign of foundation damage is a leaning chimney or sinking soil in the yard. These issues can be corrected with a jacked and lifted method of foundation repair, which uses hydraulic jacks to lift sunken areas and then installs steel piers that are screwed into the ground.
Finally, you should watch for signs of moisture in your basement and crawl space, including water stains, mold or mildew, puddling or dampness. Moisture in these areas can lead to severe damage over time, so it’s important to take steps to reduce humidity levels and protect your basement from excessive moisture.
Cost
A number of factors impact the cost of repairing your home’s foundation. The size of your house, the extent of the damage, and the material used to build the foundation can all increase or decrease the price of the job. However, labor is the primary driver of the price. On average, a contractor will charge between $45 and $200 per hour. The price will also vary based on the area you live in and the complexity of the work involved.
Once a repair plan is established, the foundation contractor will begin installing supports under the foundation. This can include hydraulic jacks and steel piers that help to lift the sunken portions of the foundation to the correct elevation. This process will take a while to complete, but it is vital for stabilizing your home and preventing further movement or structural issues.
It is important to note that only contractors who specialize in foundation repair should be hired. General construction contractors may not have the skills and equipment needed to accurately diagnose and repair your foundation problems. It is the same reason that you wouldn’t hire a plumber, electrician, or painter to do your roof or plumbing work.
In advanced cases of foundation damage, a structural engineer might need to evaluate your home and create a report that details the problem and suggests solutions. These reports are not cheap and can cost up to $1,000.
While the cost of repairing your foundation can seem high, it is important to remember that the longer you wait to have the issue addressed, the more extensive and costly the repairs will be. If you are worried about the financial impact of a foundation repair, consider a contractor who offers financing options. This can allow you to borrow against the equity you’ve built up in your home without draining your savings or maxing out credit cards. Another option is to get a home equity loan, which allows you to borrow against the value of your property while resetting your mortgage payment schedule. Whatever you do, do not put off foundation repair, as it can detract from the value of your home and potentially lead to further structural damage.