House foundation repair is one of the more involved repairs that a homeowner would need as it will usually involve structural and engineering. A crack on the wall does not always mean a structural defect. There is a difference between cosmetic cracks and structural cracks. But the latter is serious and dangerous. Expert assessment of these cracks is necessary to determine if the structural integrity of a house has been compromised.
How do you know if you need a house foundation repair?
The telltale signs of disintegrating foundation can be detected inside and outside the house. Inside the structure, one may notice visible cracks on drywalls, ceilings and concrete floors, as well as misaligned doors and windows, separating floors and walls, and sloping floors.
Outside the house, the actual foundation can be inspected for some cracks. Water pooling and soil separation around the foundation can be noticeable. Brick walls usually exhibit stair step cracks and chimneys tend to tilt to a slight angle.
Signs of foundation settlement or upheaval are also commonly found in the basement and in the garage. Aside from cracks on concrete and drywalls, an entire wall can be leaning in or out. On the floor, there can be signs of water seepage and waterproofing failure.
What are the causes of foundation defects?
A foundation that has moved laterally, vertically, or both is a defective foundation. This movement is caused by failure of the soil where it is resting. Soil failure may be due to extreme loss of soil moisture due to evaporation or roots transpiration. Or it can be the opposite, sudden introduction of water in subsoil may occur from plumbing leaks or drainage water build-up. It is also possible that the subsoil fill have been poorly constructed. The effects of earthquakes and floods are also major causes of foundation defects.
What are the available house foundation repair methods?
Engineering technologies have developed straightforward solutions to foundations that have sunk or heaved. Various types of piers and pilings are available to lift a sunken slab and upgrade its anchorage underground. The oldest repair method is the drilled bell pier method. Other methods are steel piers, hydraulic lift slab piers, and pressed pilings. Pressed piling method is the least costly and works best for temporary repairs. The helical pier repair method is considered the best method but also the most expensive. The cost of steel pier method is in between.
To stabilize basement walls and retaining walls, different types of tiebacks and plate anchors can be used.
What is the cost of home foundation repair?
House foundation repair cost may range from $2,000 up to $14,000 depending on the complexity of structural rehabilitation applied. On the average, it is between $5,000 and $7,000 without considering other external repairs.
Many contractors offer free assessment and estimate of house foundation repair costs. Costs will vary depending on the extent of foundation damage and the type of house foundation repair. It is the choice of home foundation repair method which is used that will directly effect the overall costs.
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