PROPERTYSPARK ARTICLE

 

All You Need to Know about Foundation Repair Methods

What is Foundation Repair?

Foundation repair is the process of fixing foundation issues that are compromising the structure’s strength and stability. As the foundation is the major load-bearer of any structure, it is prone to damage over time. Regular foundation inspection and repair is a must to maintain its condition and prevent potential future damages. The foundation repair process typically includes assessing the damage and implementing suitable repair solutions. Depending on the type of damage, there can be various repair techniques, such as pier installation, mudjacking, and more.

Types of Foundations

The right foundation repair method is selected based on various factors, one of which is the type of foundation. Here are some of the common types of foundations found in most commercial and residential buildings:

Concrete Slab Foundation

A concrete slab foundation is a solid foundation with a concrete pad of 6 to 8 inches that sits directly on the ground. The thickness of the slab may vary according to the structure’s load. It is less favored in areas with colder climates, as freezing temperatures can potentially impact the foundation’s stability.

Basement Foundation

Basement foundations are built with poured concrete walls. They are usually at least 8 feet deep and provide additional living or storage space. They can be finished or unfinished and are one of the most common types of foundations.

Crawl Space Foundation

Crawl space foundations lift a home a few feet above the ground. They are less expensive than basement foundations and provide access to pipes and utilities. The few feet of space between the home and the ground is called the crawl space.

What are the Causes of Foundation Damage?

Identifying the causes of foundation damage is an essential part of the repair process. It helps address the problem efficiently. Here are some of the common causes of foundation damage:

Drainage Issues

A poor drainage system can lead to water accumulation around the building and saturation of soil around the foundation. When water does not find passage away from the structure, it seeps into the foundation and weakens it. The oversaturated soil causes hydrostatic pressure and exerts pressure on foundation walls, potentially causing the walls to crack and bow inward. If the drainage problem is not addressed, foundation repairs can get complex, and expensive.

Plumbing Leaks

Leaky pipes may contribute to foundation problems. Water from leaky pipes can seep into the soil around the foundation, causing the risk of severe water damage. Plumbing leaks may not impact the foundation immediately. However, over time, continuous exposure to moisture can become a major source of foundation issues, such as cracks in foundation walls and floors, shifting foundations, and water pooling around the perimeter.

Poor Construction

Foundation construction requires consideration of various factors, such as soil compaction, the quality of the materials, and reinforcement. Neglecting any of these aspects can contribute to severe foundation failure later on. A poorly constructed foundation may not be able to bear the structure’s load, which will cause the foundation to settle and crack over time.

Soil Condition

The condition of the soil around the foundation has to be optimal to ensure the foundation’s strength and durability. If the soil has too much moisture, it will expand, which may lead to foundation-settling issues. If the moisture content is too low in the foundation, it will shrink, leading to problems such as foundation movement, cracks, and bowing walls. The expansion and contraction of the soil directly impact the foundation, causing severe structural problems.

Clogged Gutters and Downspouts

A gutter system is designed to protect homes from rainwater and snowmelt. It guides water from the roof and away from the property through gutters and downspouts. When these components are clogged with debris, they block the water, causing spillage and accumulation around the foundation, which can become a source of water damage to the foundation.

How to Identify Foundation Problems in Your Home

Early detection of foundation problems helps minimize the severity of the damage and enables efficient repair. If a home is experiencing foundation problems, it may show various warning signs, including:

Drywall Cracks

Drywall cracks are common indications of foundation damage. For various reasons, drywalls can develop hairline cracks over time, but it can be concerning if the cracks start to become wider over time. Larger cracks are often associated with structural problems, such as settling foundations. If the cracks are significantly larger and appear on the walls diagonally or at an angle, it may indicate foundation damage.

Cracks in Foundation Walls and Floors

Foundations tend to develop small cracks, especially in older buildings. Not all cracks pose the risk of structural damage. However, if the cracks are significantly larger, they can cause water leakage into the foundation, contributing to various water-related issues, such as mold and mildew. Sometimes, cracks in the foundation walls and floors may also develop due to foundation settlement.

Uneven or Bouncy Floors

If walking on the floors feels bouncy or uneven, it could indicate foundation issues. This problem may arise from uneven foundation settling, which can cause the entire structure to slope in one direction. The unevenness of the floor does not happen overnight. It may take several months to become noticeable. If not addressed in time, it may even lead to structural failure, severely compromising the safety of the building.

Water Pooling in the Basement and Crawl Space

Water accumulation in the basement and crawl space is an obvious warning sign of water-related issues in the foundation. It may result from various causes, such as flooding, plumbing leaks, drainage failure in crawl space, runoff water from clogged gutters, and leakage through foundation cracks. Waterproofing is an essential step for basement and crawl space repair and preventing the risk of water damage in the future.

Mold and Mildew

Dampness causes mold and mildew. A damp foundation creates a favorable condition for mold growth. It commonly appears in wet and dark areas and can spread to other parts of the building if left unaddressed for a long time. As a result, not only does the building’s aesthetic appearance deteriorate, but the atmosphere inside the building also degrades, resulting in respiratory problems, allergies, and skin irritations.

Bowing Walls

Bowing foundation walls usually result from hydrostatic pressure exerted by the soil around the foundation. When the surrounding soil absorbs excess water, the soil expands, causing pressure to build up around the exterior parts of the foundation wall. As the pressure increases, the walls bow inward and develop cracks, which are clear indications of a foundation problem.

Sinking Foundation

Foundation sinking or settling occurs when the soil beneath the foundation has fluctuating moisture levels. Poor landscape grading and drainage systems are among the causes of this problem. This causes the soil to swell and contract, creating a void underneath the foundation and making it unstable.

Leaning Chimney

A chimney that is leaning at an angle is a concerning sign of foundation damage. This may mean the foundation under the chimney is shifting or settling. When the foundation settles in one direction, it causes the chimney to gradually pull away from the rest of the structure and tilt with a potential risk of collapse.

Windows and Doors Stick

When doors and windows stick, it becomes difficult to open or close them, which may signal foundation problems. The structural issue in the foundation may cause the misalignment of doors and window frames, which prevents them from moving smoothly.

Types of Foundation Repair Methods and How They Work

There are a number of foundation repair methods to address each problem. Here are some of the most commonly used foundation repair methods:

Push Piers

A steel pier system is a permanent repair method for long-term foundation stabilization. It involves installing galvanized steel piers deep into the soil under the foundation. The system lifts the foundation back to its original level and offers support, preventing further sinking or settling.

Helical Piers

A helical pier system is also a permanent repair technique similar to the steel pier installation method. It uses galvanized steel piers driven into the ground until they reach stable soil or bedrock. The system is capable of supporting heavy structures, both commercial and residential.

Pressed Concrete Pilings

Pressed concrete piling is a permanent foundation repair method that involves driving precast cylindrical concrete blocks underneath the foundation. Each concrete segment is around 6 inches in diameter and 12 inches in height. These concrete blocks are suitable for various structures, including commercial and residential buildings, and bridges.

Masonry Patches and Sealants

Applying sealants and masonry patches can fix cracks in foundation walls and floors. These temporary repair techniques may not address the underlying problem causing the cracks. They are often used in combination with other permanent foundation repair methods. High-quality masonry patches and sealants can securely seal the cracks and help prevent further cracking and water leakage where the wall meets the floor. They may last for 5 to 10 years.

Carbon Fiber Straps

Carbon fiber straps are common repair methods for bowing wall stabilization. The straps offer support to the bowing walls, but they cannot fix the root cause of the problem. Carbon fiber strips are often used in combination with other long-term foundation repair methods for lasting stability.

Basement and Crawl Space Waterproofing

Basements and crawl spaces are vulnerable to water infiltration and moisture-relate damage, which can severely weaken the foundation. Waterproofing is the best way to prevent potential water damage to the foundation. It works by keeping water from entering the basement or crawl space and maintaining a dry foundation. Implementing both external and internal basement waterproofing methods offers complete protection against water damage.

Step-By-Step Foundation Repair Process

A long-lasting foundation repair involves proper planning and execution. Here are some of the steps that professionals follow for an efficient repair process:

Inspection

The process starts with a thorough examination of the foundation to identify its current condition. The repair professionals check for key signs of foundation damage, such as cracks, foundation shifts, and water damage. The process also involves testing the soil conditions, which is often the root cause of several foundation issues.

Prepare the Site

Before the repair begins, the area around the foundation should be cleaned to remove any obstacles. The preparation process may involve removing plants and debris, clearing pathways around the foundation, disconnecting utility lines to prevent damage, and temporarily removing any objects from the basement or crawl space that may cause disturbance during the repair.

Repair

Once the site is well-prepared, professionals proceed with the main repair work. Professionals choose the repair method based on the type of foundation problem. If the foundation is sinking or settling, pier installation is the suitable method.

Site Cleanup

After the repair is complete, the repair professionals fill in the excavated landscape, remove any debris left from the repair process, and place removed items back in their original position so the site looks the same as before the repair. They also carry out a final inspection of the foundation so that no problem is left unaddressed.

Protect Your Foundation Today

Having a better understanding of foundation repair methods and processes helps homeowners safeguard their property and investments. From identifying foundation issues to selecting the right repair methods and executing them efficiently, every step of the repair process is crucial for the restoration of the foundation. If your home is experiencing any kind of foundation problems, reach out to reliable foundation experts for inspection and repair. Immediate action can save your property from further damage and costly repairs.