A home’s foundation is the building’s literal and figurative bedrock. When foundation issues arise, they can threaten the structural integrity of the entire house. Fortunately, there are several effective options to mitigate damage. Below, we explain the causes of foundation problems, signs to watch out for, and the best foundation repair methods for different homes.
What Causes Foundation Problems?
Foundation issues can stem from various factors, often related to soil conditions and water management around the home.
Poor Drainage
Inadequate drainage is a leading culprit in foundation damage. Flat garden landscaping that doesn’t allow for proper runoff or a lack of gutters on the roof causes water to pool around the home. Over time, this water causes significant harm to the foundation.
Installing and maintaining a comprehensive drainage system, including French drains, and following smart landscaping practices can help mitigate these issues.
Soil Issues
Poor soil stabilization can lead to foundation problems, especially in areas with expansive clay soils. It acts like a sponge, expanding when wet and contracting during dry periods. This constant movement puts stress on a home’s foundation.
Homeowners can avoid soil issues by using stabilization techniques, such as chemical injections or geogrid reinforcement, or by landscaping with drought-resistant plants to better manage moisture levels.
Plumbing Leaks
Leaky pipes under the house can cause soil erosion. In turn, the foundation is more likely to shift or crack.
You could be dealing with a plumbing issue if you notice a high water bill or damp spots in the yard. Schedule regular plumbing inspections and use advanced leak detection technology, including infrared cameras or acoustic detectors, to detect leaks sooner and minimize damage.
Construction Flaws
Poorly compacted soil or improperly laid foundations during home construction can lead to settlement and structural problems years later.
When building a home, work with a qualified and experienced contractor. Once you’ve moved in, schedule inspections with a structural engineer every few years.
What Are the Signs of Foundation Problems?
Recognizing the early signs of foundation issues can save homeowners significant time and money. Here are some key indicators to watch for:
- Cracks in walls, floors, or ceiling
- Misaligned doors and windows are often a clear sign of underlying foundation problems.
- Uneven or sloping floors
- Gaps between walls and ceilings or floors
- Exterior cracks in bricks or concrete
- Water pooling around the foundation after rain
What Are the Best Foundation Repair Methods?
If you notice foundation issues, there are several repair options, but the best one for the job depends on the specific cause of the problem and the severity.
To select the right one for your home, you’ll also need to consider the building’s structure and design, your budget, and warranty options.
Slab Jacking
Slab jacking is a popular and less invasive method for repairing concrete slabs that have settled. Technicians drill small, strategically placed holes in the affected concrete. A slurry mixture, often consisting of cement, water, and other additives, is pumped through the holes, going underneath the slab to lift and level it.
Slab jacking doesn’t require extensive excavation. Plus, it’s cost-effective and quick—the job can generally be finished in a day.
Piering
Piering is a more robust solution for foundations that have experienced significant settling or movement. Experts excavate around the foundation, install the piers, and then use hydraulic jacks to lift and stabilize the structure. Once the foundation is level, they permanently secure the piers.
There are three main types of piering, each with their own benefits:
- Steel: These are driven deep into the soil until they reach stable bedrock or load-bearing strata. Steel piers offer exceptional strength and can bear substantial weight, making them ideal for severely compromised foundations.
- Helicals: Screw-like piers are twisted into the ground, providing excellent support in various soil conditions. Their installation is less invasive and quicker than other options.
- Concrete: Poured concrete columns extend from the foundation to more stable soil layers. They function similarly to traditional concrete pillars but provide enhanced stability by reaching depths where the soil is more consistent.
- Segmented: Cylindrical concrete tubes are an affordable option. They press into the soil underneath your foundation.
Polyurethane Foam Injection
Expanding polyurethane foam lifts and stabilizes concrete slabs and foundations. Technicians drill small holes into the concrete and inject a high-density polyurethane foam. The foam expands, filling voids and lifting the concrete. Once cured, it provides long-lasting support.
Also known as mudjacking, this method is minimally invasive, quick, and lightweight, preventing additional stress on the soil.
Underpinning
Underpinning, or piling, strengthens an existing foundation by extending it to more stable soil layers or bedrock without disturbing the original structure.
There are several underpinning options:
- Mass concrete underpinning involves excavating sections beneath the foundation and filling them with concrete.
- Beam and base underpinning uses reinforced concrete beams to transfer the load to new bases. Precise engineering assessments are required.
- Mini-piled underpinning employs small-diameter piles to transfer loads to deeper, more stable soil layers. It’s ideal for situations with minimal access or where the soil conditions are particularly challenging.
Foundation Wall Repair
Several repair techniques can restore stability and integrity for foundations with cracked or bowing walls.
- Carbon fiber straps: Applied to walls, carbon fiber straps are incredibly strong and use minimal space.
- Steel beams: Technicians install vertical or horizontal steel beams to reinforce bowing walls.
- Wall anchors: These systems use anchors driven into the soil outside the home, connected to wall plates inside, to gradually stabilize and potentially straighten bowing walls over time.
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Final Thoughts About Foundation Repair Methods
Homeowners can find foundation problems daunting, but with a wide range of effective repair methods, experts can resolve most issues. The key to success is early detection and fast action. Regular inspections and maintenance can prevent many foundation problems before they become severe.
FAQs About Foundation Repair
Never ignore any of the above signs of a sinking foundation, and contact a structural engineer to apply any of the above suited methods to resolve the damage.
Foundation repair cost depends on the severity of the issue and the size of the attended area.
You can encounter plumbing issues, rodent infestations, mold and mildew, not to mention irreversible structural damage.
Slab jacking has many benefits, such as being a quick, non-disruptive process. This technique also fixes most types of concrete in any weather and has a shorter waiting time than the alternatives.
