Causes of Foundation Problems and How to Address Them
Understanding the Causes of Foundation Problems and How to Address Them
Warning signs for foundation problems typically include cracks in your foundation and interior drywall, windows and doors that stick, and sagging floors. What starts with a simple crack could result in critical damage to a property if ignored. In this article, we’ll look at the main causes of foundation problems and common types of repairs.
What are the Most Common Causes of Foundation Problems?
The first step to understanding foundation repair is to identify the root cause. Here, we’ll dive into soil movement, drainage, and the impact of structural stress on your foundation.
Soil Movement
One of the primary sources of foundation problems is uneven soil movement. Different soil types have different moisture levels, which can produce swelling or shrinkage, also known as hydrostatic pressure. Soil porosity varies between soil types, so the same amount of water may have different effects on your home's foundation. You’ll find different soil types based on your geographic region or the type of construction backfill used when your home was built. Clay soils tend to absorb a lot of water, resulting in a bigger expansion and contraction cycle than silty or sandy soils.
When the soil absorbs water, it expands, exerting lateral pressure into walls of your basement or foundation. Conversely, the soil may pull away from the house during drought conditions. This can lead to pressure in some areas and settling the foundation in others.
Drainage Issues
Over-saturation of the soil surrounding your home can also be traced to drainage issues. Pooling water can cause soil erosion around the base of your home. This will, in turn, destabilize the foundation. Addressing drainage problems promptly and implementing proper grading and waterproofing measures can mitigate these risks.
Plumbing Leaks
Plumbing pipes are installed beneath your foundation and throughout your home. It is possible that a plumbing failure beneath your foundation can cause foundation settlement by eroding soil beneath your foundation. Without a strong base, your foundation will crack and break due to the uneven soil distribution that is caused by the soil erosion.
Ignoring excessive water, drainage issues or leaks can result in progressive deterioration of your foundation. That’s why dealing with foundation damage before it escalates is vital. Be sure to conduct regular inspections, conduct proper home maintenance, and seek foundation repair services to identify and address any underlying problems.
Foundation Problems: Assessing the Extent of Damage and the Impact on Repair Costs
Although water is often the root cause of foundation damage, it can produce different degrees and forms of damage. That said, the earlier you catch the problem, the less invasive and expensive the repairs will be.
Common types of foundation damage include cracks, leaks, settling and bowing walls. Cracks are the earliest sign that your foundation may be damaged and are the simplest issue to fix. Leaks, however, are more pervasive, and their cost reflects that. In addition to fixing the source, the contractor may need to install a pump and redesign your drainage system.
Shifting soil beneath the foundation can cause foundation settling, putting your house under intense strain. The only permanent repair option that is backed by a warranty from foundation repair contractors is to have helical piles or resistance piles installed to transfer the weight of the home from the soil to the installed piles. Furthermore, the type of foundation—for instance, concrete slab, crawl space, or basement—will also impact the repair cost. Widespread damage and structural concerns usually necessitate more complex repairs, involving additional time, specialized equipment and skilled labor.
Types of Foundation Repair Methods
The foundation repair required depends on the type of damage. Larger problems, like settling, or bowing foundation walls, may call for pier installation, or wall stabilization through helical tiebacks. A foundation contractor can evaluate the damage and recommend the best solution for your building’s longevity and budget.
Pier Installation
Pier installation is a frequently employed approach to foundation repair—particularly for more severe foundation problems. There are different varieties of piers, such as helical piers or push piers, each suited for specific soil conditions and load-bearing requirements.
Wall Stabilization
If your walls have started bowing, you’ll need a solution that pulls the walls back towards their original position. If your walls are bowing more than two inches, you’ll need helical
wall anchors to provide a permanent solution. Wall anchors are helical piers that are installed horizontally. The lateral installation pulls walls back towards their original position by anchoring them to more stable, competent soils adjacent to the property.
Budgeting for Foundation Repairs: Tips and Considerations
Depending on the extent of the damage and the type of repair needed, fixing your foundation problems can be expensive. Here are some practical tips to help you navigate the financial aspects of foundation repair:
- Compare quotes. Send out multiple quote requests to experienced contractors in your area. This allows you to compare costs, services offered, and the proposed repair methods. Foundation Rescue Supply can provide qualified referrals.
- Understand payment options. Discuss payment options with the contractors. Some may offer financing plans or payment arrangements to help spread the costs over time. Also, be sure to review the terms and conditions, interest rates, and any associated fees before deciding.
- Understand the Warranty. Generally, foundation repairs will carry a warranty for the lifetime of the structure. Ask your contactor for details.
- Invest in maintenance. Although addressing the immediate foundation issues is vital, consider long-term maintenance to avoid costly repairs further down the line. This includes installing proper drainage systems, maintaining consistent moisture levels in your basement, crawlspace and around the foundation, and conducting routine inspections to catch any potential snags early on.
- Prioritize essential repairs. If you have budget constraints, prioritize the most critical repairs that directly affect the stability and safety of your building. Delaying repairs can lead to more extensive damage and increased costs in the future, so it's important to address the most pressing concerns first.
Foundation Problems? Find a Reliable Solution
From shifting soils to drainage problems to structural stress, damage to your foundation can seriously affect a building’s stability. By staying alert to the condition of your foundation, you’ll likely catch these issues before they get out of hand—damage-wise as well as cost-wise. Whether it’s a simple crack or a sinking foundation, Contact us for a contractor referral to find the most effective and long-lasting foundation repair solution for your budget.