Discovering that your home’s foundation may need repairs can be unsettling and raise many questions. What is causing the issues? How serious are they? Most importantly, how do you begin preparing your home for the work ahead?
If you’ve started noticing cracks in your walls, sinking spots on your floor, or moisture issues in your basement, it’s time to learn more about foundation repair. In this comprehensive guide, we’ll explain the different types of foundation problems, repair methods, how to prepare your property, and tips for choosing a qualified contractor.
Who Repairs House Foundations?
Foundation issues can develop over time due to various factors like soil settlement, flooding, or drainage problems. Left unaddressed, these cracks can grow and potentially cause serious damage to the structural integrity of your home.
So who handles foundation repair work? In most cases, licensed foundation contractors and repair companies with experienced crews will assess the problem and repair or replace weakened foundations as needed. Looking for a qualified pro can seem daunting, but don’t stress – we’ll give you tips on finding a reputable contractor later. For now, let’s overview what to expect from the foundation repair process.
Learn About The Foundation Repair Process
Foundation repairs generally follow these basic steps:
Inspection – A qualified technician will thoroughly inspect your home’s foundation, looking for signs of deterioration, bowing, cracks or uneven settling. They’ll analyze the extent of damage and determine the best repair method.
Evaluation – Using the inspection findings, the contractor evaluates the most suitable foundation repair approach for your home. Options may include crack repair, leveling with piers or underpinning.
Design – The contractor works with an engineer to design a foundation repair plan tailored specifically for your home’s unique issues and property site.
Preparation – You’ll need to prep areas inside and out for machinery access and to remove contents from work zones.
Repairs – Using specialized equipment, the crew installs supports as specified, raises sunken areas, injects epoxy or takes other steps to reinforce the foundation.
Restoration – The work area is cleaned up and cosmetic repairs within your home may be made.
Inspection – A final inspection verifies the foundation is structurally sound.
With the repair process outlined, let’s look at some common foundation issues and the options for fixing them.
What Are Common Foundation Problems And Repair Methods?
A wide variety of issues can potentially develop with a home’s foundation over time if not properly maintained. Foundation problems also vary significantly in severity. This affects which repair technique is best in each situation. Here are some common foundation problems and the treatment methods contractors typically use:
Minor Cracks – Small, non-structural cracks less than 1/4 inch wide are typically repaired by injecting a low-viscosity epoxy or urethane underneath the concrete slab or foundation wall using a series of closely spaced injection ports. This bonds the crack back together.
Larger Cracks/Structural Shifting – For larger, more extensive cracking or noticeable bowing/shifting of foundation walls/slabs, a structural engineer must evaluate stability. Contractors may install reinforced concrete grade beams, lateral bracing, helical piers underneath or other techniques to reinforce and secure the foundation.
Uneven Settlement – Sinking or sunken areas of concrete slabs can often be effectively raised back into level position through mudjacking, also called slabjacking. This procedure involves using a hydraulic pump to inject a fluid concrete mixture under high pressure through holes drilled into the slab. As it hardens, it provides uniform lifting support.
Severe Deterioration – In worst case scenarios of crumbled, collapsed or exceptionally compromised sections of foundation from neglect, water damage or other issues, full reconstruction using modern reinforced concrete may be necessary for safety. Demolition and replacement of decayed portions will restore proper load-bearing capacity.
What Is The Best Method For Foundation Repair?
Foundation problems vary in severity, so a qualified inspector will evaluate which repair solution suits your situation best. The right method depends on factors like damage severity, soil composition, property access and your home’s age. An expert will know how to stabilize issues effectively and safely. Here are a few common methods for foundation repair employed by foundation repair professionals:
Crack Repair – Smaller cracks or shifts can often be repaired by injecting epoxy or urethane underneath the slab to bond it back together.
Mudjacking – Also called slab jacking, this involves injecting fluid concrete through holes drilled into the concrete slab to level and support sunken areas.
Piering – Installing helical or compacted aggregate piers below the footing or slab transfers structural weight and allows for leveling. For installation, piers are screwed or drilled into the ground.
Underpinning – For walls sinking or bowing due to soil settlement, a continuous concrete footing is added beneath the existing wall to provide extra support.
-Complete Replacement – In very severe cases of crumbling or structurally compromised foundations, full demolition and reconstruction with reinforced concrete may be the only solution.
Who Inspects Home Foundations?
To thoroughly assess any foundation problems, it’s important to hire a professional foundation inspection company. Look for inspectors certified through organizations like the American Society of Home Inspectors (ASHI) or related credentialing groups.
Foundation inspectors undergo extensive training to properly evaluate signs of deterioration, structural compromise and safety issues. Using tools like moisture meters and leveling lasers, they’ll carefully examine the crawlspace, basement, living spaces and exterior.
A qualified inspector will produce a comprehensive written report detailing all observed defects, their likely causes and recommended repairs. Be sure to read any included disclaimers, as foundation inspectors generally can’t foresee all hidden issues without exploration.
Their expertise serves as a valuable second opinion whether you already have concerns or are purchasing a new home. Don’t skip this important evaluation step – an inspector protects your investment and family’s wellbeing.
How Do You Best Prepare For Foundation Repair?
The foundation specialists may need interior or exterior access, but preparing your home makes the process easier for everyone. Some key steps to take before the crew arrives:
Clear Away Belongings
Anything in a repair work zone like furniture or stored items should be relocated at minimum 5 feet away if possible. Breakables especially should be wrapped and moved. Check with your contractor on any utility lines or AC units needing temporary relocation.
Protect Valuables
Use furniture covers, plastic sheets or clothes to shield irreplaceable items, electronics and surfaces near work areas from dust and debris.
Plan To Be Away
Loud repair equipment means peaceful living may not be possible. If you can visit family or take a temporary staycation, utilize that option for your mental health.
Relocate Pets
For their safety and quiet, keep dogs and cats secured away from any foundation repair zones with toys, food and litter boxes.
Clear Paths and Yards
Anything in outdoor walkways like gardening supplies, patio sets or vehicles should be removed to allow crew access and machine operation and relocate landscaping if needed.
Should I Stay or Should I Go? Deciding if You Need to Relocate During Repairs
If major foundation work is planned for your home, you may want to consider temporarily relocating your family for comfort and safety. Foundation repairs can be noisy, disruptive and produce dust/debris. The decision depends on:
Scope of repairs – Major excavation/outside work means noise all day. Inside work may be tolerable.
Home layout – Are bedrooms far from work areas? Can kids/pets be contained elsewhere?
Duration – Short jobs may not require leaving, but extensive repairs could last weeks.
Special needs – Infants/elderly family members are better off away from fumes, noise, irregular heat/AC.
Accommodations – Do you have a place to easily stay like a family cabin or RV? Hotels get costly.
If relocating, plan early so moving doesn’t disrupt repairs. Relocating prevents stress and exhaustion that slows your daily routine while contractors can work unimpeded too.
Foundation Repair Contractors: How To Find A Qualified Professional
With foundational structural issues at stake, choosing a reputable foundation repair company is important to avoid unforeseen outcomes and a waste of your financial resources. You can follow some tips for selecting qualified professionals:
- Get referrals from people you trust who’ve used local foundation contractors successfully.
- Search online reviews from sites like Google, HomeAdvisor or the Better Business Bureau for customer service insights.
- Check if contractors carry proper licensing and insurance in your state, which protects you financially.
- Ask how long they’ve been in business repairing foundations and request examples of similar past projects.
- Get detailed written estimates from at least 3 contractors to compare proposed solutions and pricing.
- Ensure the company offers warranties and stands by their work as reputable businesses aim to please!
- Schedule an onsite evaluation rather than estimates over the phone for accurate assessments.
- Verify any trade affiliations like membership with professional organizations.
Getting Prepared for Foundation Repairs
So it’s been confirmed – your foundation needs some work. Before the crew gets started, there are a few things you’ll want to do to get prepared. These may not be the most exciting tasks, but doing some prep will help things go smoothly. It’ll have your place construction-ready and you can relax knowing it’s in good hands. Just let us know if you have any other questions!