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The foundation of your building is what keeps the entire structure in place. Any defect in your foundation can result in a devastating problem later if not taken care of immediately. The unaddressed foundation repair problems can later give rise to massive fractures in basement walls, mold formation, and insect infestation, among other severe structural damages. Therefore, disregarding foundation repair is certainly not a good idea if you want an easy and early escape from this problem. This comprehensive guide on foundation problems will help you get to the roots of the problem and deal with it better.
Common Signs of Foundation Problems
Foundations are susceptible to various kinds of problems, and each one comes with different warning signs. Detecting the signs of damage on foundations can be tricky sometimes because they may appear in subtler forms, such as small cracks in foundation walls. However, some damage signs are more prominent in most buildings. Knowing these warning signs can help you diagnose the problem in your foundation and call for help at the right time. Here are some of the common signs of foundation problems:
1. Stuck Doors and Windows
Foundation damage can affect the level of your house, causing it to sink or slope towards one side. If this happens, the compression in the walls will disorient the doors and windows to some degree. Then, you may notice that the disoriented doors and windows do not open and close properly and get jammed.
2. Bouncy or Uneven Floors
Damage in the foundation can be detected as uneven or bouncy floors in your house. If you notice bouncy floor sections while walking and notice slopes forming on the floors, it can be a sign of foundation damage. This damage generally happens because of damage to the structural floor beams in your foundation.
3. Cracks in Exterior and Interior Walls
Cracks in the walls may not always be because of foundation issues, but there are some possibilities for it. Signs such as horizontal or diagonal cracks and bowing or crumbling of interior walls may suggest there could be damage to the foundation. It can happen because of plumbing leaks in the foundation.
4. Cabinets Sticking Out of the Walls
As the floors and walls start losing level, the effect can appear in the cabinets attached to the walls. The problem with the cabinets might not be easily noticeable, but they may appear displaced by a little bit or may appear to be sticking out of the walls.
5. Smell of Mold
Cracks in foundations can cause water leaks. The water leaks then increase the humidity in the foundation, which becomes a perfect condition for mold formation. If you detect the smell of mold in your house, it could be that of the mold in the foundation. Checking the basement for signs of mold can be a strong indicator if the foundation has mold issues.
6. Ground Sinking Around the House
You can try walking around the outer edges of your house. As you walk around the house, observe the level of the ground. If you notice any portion of the ground near the edges of the house sinking, this can be because of a damaged foundation. Such damage can happen because of drainage problems or water leakage in the foundation.
7. Cracks in Tile Floors
One of the best indicators of foundation damage is cracks in tiles on the floors. The sagging of floors or walls because of foundation weakening can crack the floor tiles. If this happens in your house, there is a high possibility that the cracks are due to a problem in the foundation.
8. Warped Siding
Another probable indicator of foundation damage is warping on the sidings of your house. The warped siding will have gaps between the joints of the sidings. If the foundation of your house is unevenly shifting, it may cause the siding to warp or break.
Foundation Repair Methods
The foundation problems of your house are completely fixable. Whether the foundation issues are due to water leakage, soil erosion, sinkhole formation, or improper construction, there are methods to fix them all. The below-mentioned foundation repair methods will shed light on the most common solutions used widely in revamping damaged foundations.
1. Slab Jacking
The best way to tackle foundation damage due to soil erosion is slab jacking, which brings the structure back to its original level. Slab jacking is performed by drilling a hole into the foundation slab and shooting the concrete mixture or polyurethane foam into the eroded section. Besides the foundation, this fix is also used for leveling sidewalks and driveways.
2. Cracks Sealing
The cracks in the foundation can often be fixed by minor repair methods such as crack sealing. This method helps you seal the cracks, preventing the cracks from expanding further. It is a simple process that is done by injecting foam or sealant into the cracks. The crack sealing method is also used for the newly built foundations to prevent water infiltration.
3. Shimming
Shimming is used as a remedy for foundation damages as a result of eroding or shifting soil. The purpose of this foundation repair method is to secure the gaps formed between the structure of the building and its foundation with steel shims. Once the gaps are filled using steel shims, the foundation regains its stability.
4. Helical Piers
If the foundation is compromised because of unstable soil, helical piers can act as a long-term solution for it. This method uses helical-shaped steel posts that are drilled into the ground until they reach compact soil good enough to support the foundation load. The helical piers drilled into the foundation act as incredible support components for the structure.
5. Steel Piers
Steel piers are one of the best foundation repair methods with long-lasting stabilization of the foundation. It utilizes galvanized posts made of steel, which are drilled into the ground underneath the foundation. After proper installation of these piers in your foundation, they should be able to provide sufficient support to the entire structure.
6. Concrete Piers
The concrete piers method falls under a low-cost solution for your foundation damage. It is often used for sagging foundations due to soil problems. Concrete piers involve hole-digging beneath the foundation, which is later filled with concrete mixture. The injected concrete is allowed to cure before it is attached to the home.
7. Concrete Piles
The concrete piles method is the process of installing pre-cured concrete blocks under the foundation. The blocks may vary in size, from a few inches thick to a few feet thick, depending upon the requirement of the foundation. This method can sometimes be used as an alternative to steel piers but mainly relies on the necessity of your foundation.
How Much Does the Foundation Repair Cost?
As per the recent data, the cost requirement for repairing the foundation damages of your house may range from $2,500 to $8,500 on average. Depending upon the severity of the damage, the cost may start approximately from $200 for minimal repair to $52,000 for complex repair work. Most importantly, the actual cost of foundation repair is determined by various aspects, including labor, material, type of damage, and repair method.
Cost of Repairing Foundation by Type of Damage
Understanding the type of damage in your foundation can help you navigate through the cost range more effectively. Here is a general cost estimation for various types of foundation damages:
Type of Foundation Damages
Average Cost Estimation
Foundation cracks
$35 to $1,000
Bowing walls
$4,300 to $13,000
Sinking foundation
$5,300 to $17,000
Foundation leakage
$2,000 to $7,300
Cost by Type of Foundation Repair
Different types of foundation damage require different types of repair methods. Each method utilizes different repair processes, hence affecting the repair cost. You can check out the table below to analyze the cost of fixing your foundation.
Type of Foundation Repair
Average Cost Estimation
Concrete slab repair
$1,200 to $4,000
Reinforced concrete jacketing
$4,300 to $13,000
Mud jacking
$7,100 to $48,000
Piering
$12,000 to $52,000
Additional Cost Contributions
Several other factors also contribute to the overall cost of foundation repair, which are listed below. Learning about these contributors will help you break down the cost requirement more effectively.
Additional Cost Contributors
Average Cost Estimation
Labor
$45 to $200 per hour
Materials
$35 to $10,000 or more
Severity of damage
$1,300 to $5,600
Foundation inspection
$300 to $3,000
Common Queries about Foundation Repair
The above section covers most of the elaborative details on how to repair the foundation of your building. However, there are more queries regarding the repair often asked by homeowners. Here, we present you some of the pressing concerns that might help you understand more about foundation damage and its repair.
What happens if your foundation is damaged?
Foundation damage is detected when the base of your house is cracking, shifting, or sinking due to various reasons. As the entire stability of your house depends on the foundation of the building, foundation damage left unattended for a prolonged time can cause the following consequences:
Structural damage: It appears as cracks in walls, uneven floors, and malfunctioning doors and windows.
Costly repair: As time passes, the severity of the foundation damages keeps on increasing, causing a rise in repair costs later on.
Decreases the value of property: No house buyers would want to invest a large sum of money in a house with compromised stability. Foundation damages directly affect the stability and safety of the house, which in turn reduces the valuation of the property.
Pest infestation: When your house has cracks in its foundation, it is easier for pests to enter your house through the cracks. Additionally, the risk of water leakage can make your foundation a favourable place for pest infestation.
Compromised safety: The structural damages due to the weak foundation put your house at risk of collapse.
Are foundation cracks normal?
Not all cracks in the foundation are signs of damage. Some small cracks along the foundation wall can appear as a result of the curing process. When the foundation concrete is drying out during the settlement process, there are bound to be some minor cracks, which is pretty normal. You don’t have to repair such minor cracks. But, if the cracks are noticeably larger and there are water leakages, it needs immediate repair.
How long will the foundation repair take?
A general timeline for repairing cracks in the foundation of your building may be 2 to 3 days. But, it mainly depends on the severity of foundation damages. Also, if the repair work involves a more complicated process, repairing may require longer than 3 days. So, depending on the nature of the damage and the process involved, the repair can take anywhere between 2 days to a few weeks duration.
Can foundation problems be fixed permanently?
Yes, some foundation problems may permanently fix the issue. However, the permanence of foundation repair only applies to a few methods, while others offer short-term solutions. Some of the permanent repair solutions are:
Steel Piers
Concrete Piles
Helical Piers
Concrete Piers
Some common foundation repairing methods that offer short-term solutions are:
Slab Jacking
Sealing Cracks
Shimming
Although there are a few permanent repair methods, it cannot be said that no problem will ever appear in your foundation once it is fixed. As foundations carry on the weight of your entire house, damages are likely to happen over the years. But, one way to reduce the risk of damage and enhance the longevity of your foundation is with regular inspection and maintenance, i.e., at least twice a year.
What type of foundation repair is best?
There are several methods for repairing your foundation damages. But, which method to use mainly depends on the type of damage. There is no one fix for all foundation problems, but some of the commonly used repair methods are:
Concrete piers: Offers bearing support to the foundation.
Concrete piles: This method works by providing friction support to the foundation.
Steel piers: Used to support structure on soft or unstable ground.
Helical piers: Deep foundation solution that uses helices-shaped steel rods.
Sealing cracks: Helps repair water infiltration into the foundation.
Shimming: Uses shims to enhance foundation support and alignment.
Slab jacking: Helps level the foundation by injecting mud through drilled holes leading under the slab.
Can water damage my foundation?
Yes, water can damage the foundation of your house. But water does not weaken the foundation overnight. The damage from water is a slow process. Initially, the water easily penetrates through small cracks in your foundation and gradually causes the cracks to weaken further. As the moisture begins to destroy the foundation over several months or years, the damage begins to appear as leaning walls or uneven floors, along with mold formation.
Ending Note
The foundation is the essential structure of your house and must be inspected regularly. Any damage to your foundation can jeopardize the stability of the building, risking the safety of the people living in it. If you notice any signs of damage, as illustrated above, make sure to contact a professional immediately. Delaying the foundation repair not only increases the damage over time but also increases the repair costs. So, make the right move before it’s too late!
