At the first sign of foundation problems, you should consider contacting a professional foundation repair company. The foundation repair company will come view your home and provide you with a free foundation inspection to determine if there are any problems that require repair.
In case you’re wondering what is involved with a foundation inspection, we’ve put together this article for you.
Underpinning refers to the process of increasing foundation depth or for repairing foundations that are faulty.
Foundation underpinning is usually used when the foundation of an existing structure is either damaged or when there is a need to add stories to the structure in question.
Some common signs that would indicate one requires underpinning include cracks that are wide and diagonal.
Steel piers are considered to be the best foundation repair method.
Also known as push piers, this involves interlocking sections of steel pipes. The pipes are fixed into the ground hydraulically.
This is typically done one section at a time until the pier has a suitable load-bearing layer. The sections are then secured with cables.
The steel pipes are installed to the footing system of the structure and are then inserted deep into the ground. The goal is to stabilize the foundation and to provide additional support to the original structure.
The steel pier method is considered the most effective of all foundation repair methods for the following reasons:
There are two primary types of steel piers. These include:
There are four primary steps involved in the steel pier foundation repair method.
These include:
Helical pier system installation is quite similar. The only difference is that a hydraulic gear motor is used in addition to the hydraulic jack to screw the piers into the ground.
The pressed concrete piling repair method uses concrete cylinders that are pressed at high pressure.
Concrete piles are used quite often in different types of construction projects include marine foundation construction, residential foundations, multi-story foundations and foundation repair.
The pressed concrete piling repair has been known to be effective for the following reasons:
Here are 4 reasons why pressed concrete piers are offered by many foundation repair companies that do not offer steel piers for underpinning a foundation.
Both the Steel Piers and the Pressed Concrete Piling Method are commonly used for foundation repair.
However, if one was to evaluate which method is better than the other, it is clear that the steel pier method is the preferred method for long-term, high-quality foundation repairs.
In areas where the distance to rock is over 100 feet, such as much of Houston, pressed concrete pilings are a good solution for foundation repair. Pressed concrete pilings seldom go deeper than 10 to 15 feet in most of the Dallas Ft Worth Metroplex due to the high density of clay soil. Pressed steel piers go through clay like a hot knife through butter, to provide a consistently reliable foundation support system.
In dry conditions, Granite Foundation Repair will water inject the soil. Water injection provides maximum pressed concrete piling depth, which equates to best long-term performance.
The biggest advantage with the Steel Pier method is that it provides real support.
Concrete piers are driven to refusal in clay soil which generally occurs at a depth of 8 to 1 feet. Compared to the steel pier method, this is pretty limited.
In most cases, concrete piers are unable to reach deep enough to give adequate support and stability to the structure.
In addition, there is a chance of future cracks with the concrete pier method so you may have to provide additional support and undergo further repairs in future. This will not be the case with the Steel pier method which is stable and solid.
It is true that the Steel Pier method is more expensive than the Concrete Pier method.
That is probably why those on a tight budget often opt for concrete piers. But if the goal is to repair foundation problems for good, the choice is clear.
You may need to invest more initially, but in the long-run, you will save on future maintenance costs.
With the Steel pier method, you get more strength, more depth, and more steel.
The choice is clear.
Keep these tips in mind to help you choose between pilings or piers for foundation repair! Each foundation is unique and will be evaluated by Granite Foundation Repair for the best foundation repair method. Contact Granite Foundation Repair today for a free foundation inspection.
How exactly should you choose a foundation repair company? At last count, over 120 companies were offering foundation repair services. Some offer extremely low cost foundation repair. There are a few simple steps to choosing a foundation repair company.
So remember before you choose a foundation repair company, get the facts! Be sure that the company you choose is licensed and insured with a credible history!
Drainage for pier and beam houses can be a costly oversight. The key to maintaining a historic pier and beam house is proper drainage. When water accumulates or flows under a pier and beam house, it may cause either heaving (uplifting) or sinking of the piers.
Most historic houses around Dallas and Fort Worth Texas were constructed with Bodark tree posts buried two to three feet under the ground. More recent houses are constructed with concrete blocks or poured cement posts.
The key to a safe home is preventing the moisture from accumulating around or under your home’s foundation. Watch out for pools of water in the crawl space of the pier and beam foundation. If left unattended, it can cause the beams to rot.
Due to our moisture sensitive, expansive clay soils, water under a house is always a problem.
During dry spells the soil shrinks, lowering the post. During wet periods the soil expands, raising the post.
In extremely wet conditions, clay soil turns to mud and all load bearing capacity is gone.
In the photo below repeated, wet and dry cycles have caused the concrete pier to move off center from the beam that it was intended to support. The pier is no longer supporting the beam. The homeowner may find that the floor above is springy or bouncy.
Essentially, water needs to be steered away from your foundation.
Are you having issues about water drainage around your home?
It’s time to prevent trouble by installing a drainage system in the foundation area. The following tips should guide you towards providing greater protection for your beam and pier foundation:
1. In essence, your yard should be built to slope away from the house. Do you live in Irving, Dallas, Fort Worth, Plano or Arlington? You need to use sump pumps, surface drains, and French drains to make the drainage right. There are certain times of the year when it will rain a lot. With a strong slope, you should be able to avert water drainage problems plaguing your foundation.
2. Talk to a professional to help you install gutters and downspouts around your home or commercial property. Draining water away from the foundation can help you avoid the costs that come with foundation issues. With that, you won’t need to carry out costly repairs. Never forget to resolve issues in the foundation due to poor drainage.
3. Consider installing a French drain in the foundation area. Sump pumps are good when used in crawl spaces. If you want to remove a lot of water fast, consider installing a surface drain.
When your foundation is properly drained, it prevents foundation damage that is common to houses in Dallas and Fort Worth.
Granite Foundation Repair is an experienced drainage contractor. Why don’t you talk to us for an evaluation of the drainage situation in your foundation? If it turns out that your house or yard foundation requires drainage correction, you should have it installed. Most importantly, follow the tips provided here to prevent these issues.
Give Granite Foundation Repair a call today!
We have the ability to help you avoid drainage problems. If you live in Dallas, Arlington, Fort Worth, Plano or Irving, you can get foundation drainage estimates free of charge. We provide services in the greater DFW area.
Foundation repair and plumbing issues sometimes go hand-in-hand. Be sure that you know the liability of your contractor before work begins!
So who is responsible during a foundation repair if plumbing issues occur? Foundation repair contracts normally contain a statement similar to the following:
The foundation repair contractor is not responsible for pre-existing plumbing problems, or plumbing damage caused by lifting. The contractor will repair plumbing hit during excavation for pier installation.
To understand why the foundation contractor is not responsible for damage caused during lifting, let’s look at what is going on.
The drawing above shows a typical layout for a sewage line with some of the common leaks that occur. A freshwater line is similarly installed, running horizontally under the slab and then vertically rising to a faucet or other fixture.
As a foundation slowly drops, it pushes the plumbing deeper into the ground. If the plumbing did not get pushed downward, the vertical rising section of the plumbing would pop up through the floor.
In our example drawing above the plumbing is embedded in sand. Sand enables the plumbing to withstand some movement of the foundation.
Far too often, the builder may have taken shortcuts. Rather than thick, soft sand, the plumbing may be covered with hard, compacted clay soil. The hard soil grips the plumbing and resists the upward movement of the slab. During a foundation lift, the plumbing may be put under stress and may crack, resulting in a plumbing leak. There is no way of predicting which house will be affected. Short of not lifting, there is no way of managing the lift to guarantee that damage will never occur.
All of these factors are beyond the control of the foundation repair company. They are related to soil, the extent of foundation degradation, and the condition of the pipes.
A foundation contractor has no idea as to whether the plumbing was properly installed in sand, or improperly buried in clay. The job of the contractor is to lift the structure as much as practical. Thus, sometimes a leak will occur.
Should the contractor hit the plumbing during excavation, contact with metal and the resultant leak is typically quickly apparent.
Freshwater leaks following a lift are rare as freshwater lines are rather ductile. Since the water is under pressure, a freshwater leak may be visible quite soon. Sewage leaks are un-pressurized and much harder to detect following a lift. Sewage leaks are more common in houses built with rigid, cast iron pipe. By the mid 80’s most city building codes had been amended to require the installation of more flexible PVC pipe for sewage lines.
Foundation repair and plumbing leaks should be handled properly to ensure quality work without complications and proper cost control. Since plumbing can be detrimental to a foundation and the repair work, a Contractor may require that the homeowner have a licensed plumber test for leaks and perform necessary repairs.
Slab foundation repair cost can be expensive and may even cause collateral damage with extra costs as well. Having all the facts before you begin repairs will help you choose the right company and avoid unexpected cost and delays.
At Granite, we perform slab foundation repairs as well as pier and beam foundation repairs.
A concrete slab foundation problem needs prompt evaluation and professional foundation repair. This will help to minimize the total cost of repair and collateral damage such as the cost to fix walls and ceilings.
1. It is important to get a thorough evaluation of the problem. Reputable foundation repair companies in the Dallas Ft Worth Texas area will perform an initial foundation evaluation at zero cost to the homeowner. As a part of the repair process, the foundation company will engage a professional engineer. The cost of a professional engineer’s report is in the range of $450-$800. Should soil samples be required, be prepared to pay an additional $1200-$2000 for a geotechnical report. A complete foundation evaluation will include elevation measurements with a quality instrument such as a Compu-Level.
2. Crack repair can cost $500-$2500. Crack repair is usually one element of a more complex repair plan.
3. Foundation problems often require underpinning to regain foundation strength. Underpinning a foundation requires piers or pilings every 6-8 feet in the area that is failing. The cost of piers depends upon the type of pier used and the number of piers required. Exterior piers can cost $350-$600 each. If it is necessary to cut holes in flatwork such as sidewalks, porches or driveways, add $75-$125. When interior piers are required to fix the foundation problem, add $125-$175 per pier. Tunneling may be required to preserve interior floor coverings. The cost of tunneling in the Dallas Fort Worth area is $200-$275 per linear foot, plus the cost of interior piers. Underpinning a corner of a house foundation can cost $2500-$6500.
4. The cost to mudjack a foundation is in the range of $2500-$8500. Mudjacking may lead to additional problems and is not normally recommended for foundation problems in areas of expansive clay soil.
5. Permits can add to slab foundation repair cost. Most cities in North Texas require permits before beginning repairs. The cost of a permit is in the range of $75-$150 and may be a flat percentage of the cost of the foundation repair. Dallas charges a minimum fee plus 0.9%.
6. Drainage correction may augment underpinning at a cost of $1100-$5500. Drainage correction may eliminate the need for foundation repair and underpinning.
7. The total cost to fix a medium-sized foundation problem can run $3500-$8700. The cost to repair an extensive foundation problem is in the range of $9500-$28000. Insurance usually does not cover the cost of foundation repair.
The cost of concrete slab foundation repair can vary depending on the contractor you choose and the foundation repair plan they create for your foundation. Be sure to get a free foundation evaluation before selecting a contractor. We will discuss the top five reasons for variations in foundation repair cost.
1. Pier spacing: There are established guidelines for pier spacing for both one and two story concrete slab foundations. Sometimes these are violated to provide a “low bid”
2. Cost of installing piers: The installation cost for concrete cylinders pilings is dependent upon soil moisture and installation technique. When soil is dry, a reputable company will water inject to achieve greater piling depth. Water injection takes longer and costs more in materials and manpower. The result is well worth the additional cost of foundation repair.
3. Pier type: In the Dallas Fort Worth area the two most common piers are concrete pilings and steel piers. Steel piers are driven to rock or shale, while concrete pilings are limited in depth by soil moisture and the weight of the house. A deeper drive is always preferable. In areas of Houston, where rock is 600 feet deep, steel is not practical.
4. Insurance: A reputable company will carry Liability Insurance and Workers Comp Insurance. This insurance is expensive. Workers Comp Insurance assures that if a worker is injured at your house, his injury is fully covered by the company. Without the insurance, an injured worker can seek reimbursement for all medical costs from the homeowner.
5. Permits: There is the direct cost of the permit and the indirect cost of an engineering report by a professional engineer. Skipping the permit process can save upwards of $600…unless the city catches the violation.
If you own property in North Texas, it’s always good to understand foundation issues. Weather patterns such as wind can trigger foundation problems that may either be cheap or expensive to fix. An excellent way to keep the cost of repairs low is to do a regular inspection on your foundation to verify if there are any cracks in the slab.
You may also realize your floors are uneven or your doors fail to close properly. When this happens, it’s best to get in touch with a professional foundation repair contractor to allow them to examine your foundation. The cost of foundation repair always depends on the extent or severity of foundation problems.
If you see any of the following signs, chances are high you have slab defects:
If your slab foundation is seriously damaged, numerous foundation piers will be needed to fix the problem. When estimating repair prices, you need to consider the degree of damage to your slab. Commercial properties that have uneven or broken slab foundations can cost over $20,000. This happens especially if there are multiple issues that need to be urgently addressed.
Slab foundation repair costs are also determined based on the size of the structure. For large structures, a North Texas area contractor must make fee adjustments in line with project requirements.
Interior foundation piers are more costly to install compared to exterior piers because intensive labor is required when cracking a concrete slab. Fortunately, you don’t need to damage the slab when installing foundation piers around the perimeter.
Ultimately, the cost of the project depends on the size of the foundation and the number of foundation piers required.
Pilings or piers? Which is in fact better for your foundation repair needs. We will discuss the pros and cons to each foundation type of foundation repair method.
There are a few things you should consider before selecting between pilings or piers for your foundation repair. Almost half of failed house foundations in the North Texas area, including Dallas and Ft. Worth, have used pressed concrete pilings for foundation repair.
When properly installed, pressed concrete pilings provide good long term stability. They are a practical, low cost alternative to steel piers.
Steel piers are often better than pressed concrete piers in the Dallas Ft Worth area, as they are consistently driven to rock. Compare Steel Pier and Concrete Piling Foundation Repair Methods.
Here are 4 reasons why pressed concrete piers are offered by many foundation repair companies that do not offer steel piers for underpinning a foundation.
In areas where the distance to rock is over 100 feet, such as much of Houston, pressed concrete pilings are a good solution for foundation repair. Pressed concrete pilings seldom go deeper than 10 to 15 feet in most of the Dallas Ft Worth Metroplex due to the high density of clay soil. Pressed steel piers go through clay like a hot knife through butter, to provide a consistently reliable foundation support system.
In dry conditions Granite Foundation Repair will water inject the soil. Water injection provides maximum pressed concrete piling depth, which equates to best long term performance.
Keep these tips in mind to help you choose between pilings or piers for foundation repair! Each foundation is unique and will be evaluated by Granite Foundation Repair for the best foundation repair method. Contact Granite Foundation Repair today for a free foundation inspection.
Foundation and wedge problems are not always signs of a serious issue. Be sure to schedule a free foundation evaluation after you notice cracks in foundation corners and wedges to check for any other foundation issues that there may be.
Alone, corner wedge cracks are considered a superficial issue and can be easily repaired if you wish to renew the foundation’s original aesthetic. Structural integrity is not compromised due to wedge cracks and is an issue your foundation can withstand.
Wedge Cracks Can Be A Simple Superficial Problem
Here is an apparent sign of a foundation problem that is only a superficial foundation problem.
In the photo, you can see that the corner of the foundation has broken away. This wedge-shaped failure is common to foundations in Dallas and Fort Worth. The wedge breaks away due to the weight of the brick above it. This is a purely cosmetic foundation problem. There is no cause for concern. If this is the only sign of a foundation problem, the foundation is not failing.
Foundation and wedge problems can be more serious if there are other factors at play so a reliable foundation evaluation should be scheduled to rule out any possible structural damage. To schedule a free foundation evaluation, call us today. Granite Foundation Repair – Dallas/Fort Worth
Pier failure in pier and beam house foundations can cause extensive problems. One of the most common types of pier failure in a Pier and Beam house is when the pier is no longer under the beam. When a pier and beam home has a foundation problem, the solution can also include attention to the drainage of the home. Foundation repair may still be needed, but to help prevent foundation problems in the future, a drainage solution may also be needed.
In this article, we’ll talk about some of the common reasons why pier and beam foundations in Dallas fail and what actions you should take.
Homeowners commonly opt for the standard pier and beam. That’s because of its ability to ward off the weather while still allowing workers, such as contractors, to access it.
The convenience of working on your home’s underside cannot be understated, however, it also leaves the door open for moisture to get down there as well. Did you know that trapped moisture can be an unwelcome menace? If anything, the native soil in Dallas has characteristics that only help compound this problem.
Have you noticed cracks in your pier and beam foundation? You are definitely not the only one with that problem. The native soil in Texas is to blame.
To put this into context, this is an all-American problem. Over half of the homes nationwide sitting on moisture-rich soil. In the end, most of these homes end up with foundation-related problems.
It is, therefore, important to know when and how your pier and beam foundation is likely to be affected. Homes with foundation issues tend to depreciate between 20 percent and 25 percent in value.
The picture here shows a robust tubular concrete pier that is no longer supporting a beam. How can that happen? The foundation construction had piers placed every 6 to 8 feet under the beam. What caused the pier to fail and in fact to move?
Atop the pier is a metal termite shield, which is now lodged between the side of a beam and a concrete pier.
The white specs atop the soil are salts. These accumulate as the soils go through wet and dry cycles.
The problem that we see is common to pier and beam houses built on expansive clay soils. When water accumulates or passes under a house, the soil expands and causes the pier to heave. During the drying cycle the pier drops. The up and down movement is not without some lateral movement. The problem in the picture above probably took a decade to occur. The pier is not supporting the beam.
Two things must be done to solve pier movement under this pier and beam house:
At Granite Foundation Repair, over half of the pier and beam problems that we repair could be fixed by stopping moisture accumulation under a house. Corrective measures may include exterior drainage correction as well as the addition of large vents under the house.
Always try to work with a reputable foundation professional when constructing or upgrading a home. After all, most of the foundation problems come as a result of poor design. It doesn’t really matter the locality in which your home is situated.
This is not a DIY affair. You don’t want to risk using an inferior jack or spacing piers wider than 6 feet apart. The design has to take into account the possibility of too much pressure being exerted on the wrong part of the foundation.
The poor design also means placing the beams further apart than should be. When you have very few piers supporting their weight, then you have a problem.
Some of the people who call themselves repair experts may leave the foundation of your home worse than when they found it. They might use wooden or cardboard shims to reinforce weakened piers. The other issue is relying on the soil itself to support the weight of the house.
The soil in Texas might be to blame, but floods can exacerbate the problem. It could be as a result of hurricanes, storms, flash floods, and tornadoes which can bring in unwanted moisture.
Don’t just worry about water when it gets into your home, think about its damage to the foundation. When wooded beams are exposed to water, they tend to expand. This can tip your foundation over.
Most parts of Texas have a high level of water in the soil. The soil has lots of holes which help raise the water level. The water in Dallas might not get above the ground level, but it is still dangerous to your home.
You need to be in a position to know if the worst is about to happen. But don’t worry. It will take quite a while for a sagging foundation to cave in. noticing early warning signs should help you do early repairs, cheaply.
Watch out for a sticking door, soft spots in the floor, unbalanced staircases, and cracked walls.
Read this article to understand the signs of foundation problems.
If you’re experiencing some signs of foundation problems don’t hesitate to reach out to us at Granite Foundation Repair. We have an experienced team of professionals to help you fix all your beam and pier foundation issues.
Pier and Beam Foundation is one of the most commonly used foundations for homes. Although there are other options available including post-tensioned slab on grade or plain slab on grade, in most cases, the ideal choice is a pier and beam structural foundation. Issues with movement are generally not a problem with pier and beam foundations, but they can occur if there are issues related to water damage, excessive moisture or construction failures.
A pier and beam foundation consists of piers that are embedded into the ground at an average space of 5 to 6′ with a perimeter concrete wall which acts as the beam. The beam, which encloses the crawl space created by the pedestals, supports the wood beams that make up the floor and wall framing. Generally speaking, the weight of an average house is spread over two to three dozen piers.
Problems with pier and beam foundation generally occur due to decaying piers. This happens when there is less wood mass. When the wood decays, that area becomes soft thus creating a void between the wood and the soil. When this happens, the pier and the wood framing settles.
Another major reason why a pier and beam foundation moves is due to water. When there is moisture, the wood pedestals decay and the soil that supports the wood swells up as the level of water increases. When this happens, the soil swells up too, and the foundation begins to move.
Weather can also play a role in shifting the soil beneath a foundation. Too much rain or too much drought can both have a negative impact. As we experience global warming, there are changes in the climate that we have to deal with.
According to the National Oceanic and Atmospheric Association, we now face extended dry periods which are then followed by excessive rain. These random weather conditions and the constant switch from hot and dry weather to rainy and/or cold weather can have a significant impact on the foundation of buildings and homes. Structures can shrink or swell; they can pull away or simply collapse. All these can cause movement.
Construction-related issues such as building the structure on unstable ground or making some major errors and failing to build a proper foundation are also reasons that pier movement could occur.
There are a few strategies that can be used to prevent movement and leveling issues.
These include:
It is important to keep an eye out for any signs that would indicate that the soil beneath the foundation is slowly damaging away. If these signs are not monitored, there is a risk that the foundation would crack and sink and the structure of the home would become unstable. People tend to spend a lot of money on stabilizing the foundation, but if it’s not done right, they will need to install more piers so that further cracking and/or crumbling could be prevented.
Other signs to look out for include creaking sounds, cracks in walls, breaking tiles, popping grout, difficulty in closing doors or windows and bowing basement walls among others.
It is estimated that homeowners spend nearly $4 billion annually to stabilize or improve their home foundations. If you are one of those homeowners, you need to ensure you take action fast. This means that you recognize the tell-tale signs and then you hire a foundation repair company that has a team with the necessary skills and experience to fix the problem. You don’t want to end up with sub-standard repairs because you will eventually end up spending even more on additional repairs and the cycle will continue till you find people who know what they’re doing and who can offer you a long-term solution.
The two most common reasons for pier and beam foundation movement continue to be moisture and structural dis-balance. It is important to maintain a constant level of moisture, and it is also equally important to ensure that the foundation is done properly in the first place. All these factors can help prevent movement problems in the future.