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How long do repairs typically take? |
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The repair process can take as few as 2-3 days, but
be ready for longer durations if damage is extensive. |
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How much is it going to cost? |
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There is no way to tell until the damage has been
ascertained, but costs between $6 and $12 thousand are
about average. |
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Once my foundation is fixed, will it stay fixed? |
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Unusual geological, weather, or man-made forces can
always negatively impact your foundation, however... if
you have a lifetime warranty on the job from a reliable
contractor, your worries are minimal. |
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Signs of Problems (self diagnosis) |
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| Exterior Cracking |
| Cracking in the brickwork (or other masonry), especially in the
mortar, is a sure sign of foundation problems. The foundation
itself may be cracked or sinking. In any case, the foundation is
no longer supporting the exterior masonry which tends to settle
over the weak foundation area. |
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| Cracking may be less evident on exterior surfaces such as wood
frame. Here, look for bowing or gaps developing between joints. |
| Interior Damage |
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Cracking of sheetrock or other interior wall surfaces may well
indicate foundation damage. Sheetrock is rigidand will react to uneven pressure by cracking
or gapping at the joints. Interior tile
surfaces react much the same way as
brickwork, cracking along the mortar.
Wooden flooring may be more flexible
and not show cracking, but may seem
uneven and tilted. |
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Take notice if doors and/or windows begin to stick or will not
close easily. The frames may be twisted out-of-square by uneven
pressure of a shifting foundation. |
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| Watch the Soil! |
If soil seems to be pulling away from the foundation, the foundation
may be shifting or settling into a new and potentially damaging
position. Periodically inspect where soil meets the foundation
while gardening or performing routine house maintenance. |
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| Preventative Maintenance |
| Have Fresh Water and Sewer Lines Tested |
One major cause of foundation damage is excessive moisture
from broken or leaking water/sewer lines. Water saturated
soil will not support most foundations indefinitely unless the
foundation is secured to the bedrock. |
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| Have a plumber do a static test on your lines every five years.
Much water damage goes unnoticed because |
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may be out of sight. Don’t wait for problems to develop! |
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| Begin a Scheduled Water Program |
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Though too much water is dangerous, so is too little, especially
in dry regions of the country. Moisten soil around the foundation
during dry times with a soaker hose or sprinkler system. Do
this when you are watering the lawn or if you notice soil pulling
away from the foundation. |
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| Install Positive Drainage |
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| Over saturation can occur from ordinary rainwater if excess
water is not channeled away from all sides of your home. |
| Installation of devices such as debris-resistant gutters and
French drains will go a long way towards protecting your biggest
investment...your home. |
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| Possible Future Problems Resulting from Delaying Repair |
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| Irreversible Damage |
| Even with warning signs evident, it’s perfectly natural to put off
foundation repair and hope the problems go away.
They won’t. |
| Left unattended, minor fixable problems almost always get worse
leading to irreversibly damaged slabs or beams. This kind of major
damage can also be repaired, but at a much higher cost. |
| High Repair Costs |
Not only does a broken slab or beam incur high repair costs, but so
does the accompanying cosmetic work. Often, your house will have
suffered extensive exterior and interior injury as a result of a damaged
foundation. This only adds to he cost of restoring your home
to its old self. |
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| Lower Resale Value |
| If you intend to sell your home someday, the price will be substantially
less with a damaged foundation. Some buyers actually look
for damaged foundations in order to secure a lower selling price. |
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| Even after full foundation and cosmetic restoration, it might be difficult
to convince a buyer that the foundation is truly fixed without a
lifetime guarantee from a reputable contractor. |
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| Methods of Foundation Repair |
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| Use of Pressed Pilings |
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| Pilings are vertical structures that are
pressed into the earth and support the foundation
slab or beams. Pressed pilings come
in two configurations, concrete and steel. |
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Concrete pilings are concrete cylinders
stacked on top of one another. The advantages
are that they won’t corrode and are
cost effective. They are reliable, but might
shift between cylinders (like a slipped
disk on a person) unless they have a
quality locking mechanism. |
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| Use of Steel Pilings |
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| Steel pilings are able to be driven deep, however,
there is a potential drawback. They tend to be
expensive and traditional steel pilings are bracketed to the side of the home, thereby providing no support directly underneath the slab. |
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| When installed with this method, the pier itself is only as strong as the bracket that supports it. |
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| Use of Spread Footings |
| Also known as Drilled Piers, they are a cheaper, temporary
measure that creates a block (usually concrete) below a pier to
keep it from sinking any farther. They may work fine for a couple
of years. |
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| What to Look for in a Contractor |
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| Lengthy Track Record |
| Look for longevity in business through references, customer
testimonials, their web site, and the Better Business Bureau. |
| It must be said that there are some unscrupulous foundation repair
contractors that do substandard work; collect your money;
then change their name and/or location to avoid litigation.
Unfortunate, but true. |
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| Confirm a real address, not a PO box. Also, size matters. A
contractor should be large enough to employ a real person to
answer the phone. |
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| Clean Record with the BBB |
| Check for length of membership and complaints. No company
can be in business for a long time without some complaints,
but compare the number of complaints with the total number of
customers served. |
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| Real Customer Service |
| Look for customer service in the form of a written and easily
understood contract which should include a plan for pier location.
Make sure the piers are no more than six feet apart. |
Other services should include restoring your lawn and
shrubs to their former state and clean, careful treatment
of your home and belongings. |
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| The Right Price |
| Get an iron clad estimate and shop it
around. If a price is too good to be true, look
again. On the other hand, an exorbitant price
does not guarantee a quality job. |
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| Be wary of those that insist on payment in cash,
especially before the work is done. |
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| What to Expect After the Work is Completed |
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| Minor Shifting |
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| Some minor shifting may occur between 45 and 90 days
after completion as the repaired foundation settles into
place. Accordingly, it is advisable to wait 90 days before
attempting cosmetic work on your home. |
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| Dirt Hole Settlement |
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Some settling of dirt around piers is to be expected in the
first few months, depending on the time of year. Make
sure your contractor agrees to fill in the settled area with
new dirt. |
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| A Written Warranty |
| The warranty should be for at least five to ten years or
better yet, lifetime. Of course, this is only as good as the
lifetime of the contractor. |
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Bottom Line |
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Simple maintenance is likely to result in a foundation
that won’t let you down.. |
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Stay vigilant and watch for problems |
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Quick treatment is the best medicine. |
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Pick your contractor wisely. |
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Take care of your foundation and it’ll take care of you. |
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