Foundation problems, cracks, leaning walls, and settling foundations can all result in expensive repairs. It is important to address these issues early on before they lead to more costly damages such as sticky doors and windows.
Licensed and insured repair contractors will perform an inspection of your home, recommend a solution and give you an estimate for the work. Call Plano Foundation Repair for trusted advice.
Foundation cracks are often a sign of an underlying structural problem and should be addressed as soon as possible. If left untreated, these cracks can widen and lead to significant damage within the home. This is because they create an ideal entryway for moisture, causing mold, mildew, and other problems that can be costly to fix. By having the cracks repaired promptly, homeowners can avoid further problems and save money in the long run.
If a foundation crack is wider than a quarter inch, it’s time to seek professional assistance. Professional contractors can use specialized equipment to repair cracked foundations and restore the strength and loading of the concrete. In addition, they can apply a waterproofing sealant to the basement to prevent future issues.
A professional will dig a 2’ x 2’ hole centered on the crack and clean out the area using scrapers and wire brushes. Then, they will fill the crack with hydraulic cement and pour a layer of elastomeric waterproofing tar over it. They will then install a vapor barrier (either 14-mil thick plastic sheeting or an insulation board). This vapor barrier protects the waterproofing tar as experts return the dirt. Next, the experts will backfill the hole, tamping the dirt as it’s returned.
Horizontal or jagged diagonal cracks usually indicate a serious issue with the foundation and should be fixed immediately. These cracks can cause significant structural problems, as well as allow water to enter the basement. Water infiltration can further lead to a wide range of problems, such as mold, mildew, and odors, as well as standing water in the basement that can damage clothing, furniture, and other valuables.
Hairline cracks in the foundation are common in new homes and typically don’t suggest a serious problem. They are caused by uneven drying and can be filled with masonry crack filler.
Narrow, damp gaps are also common and result from the foundation shrinking due to evaporation of the concrete mix. These cracks are easier to fix, as they can be filled with a waterproof masonry sealant. However, they should be checked regularly to see if the gap is expanding, as this may indicate a more severe issue and necessitate a different type of repair.
Leaky Pipes
The pipes that carry water and sewage into your home are often located directly beneath the foundation of your house in a piece of concrete known as a slab. These pipes can become damaged and start leaking. Like cracks in the foundation, leaking pipes can be a major cause of damage to your home and must be addressed quickly to prevent the foundation from shifting or sinking.
One of the most common causes of leaky pipes in your slab foundation is a clogged drain line. If you notice a smelly, bubbling odor coming from your basement or crawlspace, this is a sign that there’s a problem with your drain line. This can be caused by a variety of factors including age, overuse, poor installation, and tree roots growing into your pipes.
Other causes of leaking pipes in your foundation are pipe corrosion, old galvanized or copper pipes, and abrasion from soil movement. If you’ve recently had foundation work done in your home, it’s important to call a plumber to ensure that the plumbing system wasn’t impacted during the process.
Slab leaks are very serious and can lead to serious structural damage to your home if not immediately repaired. Signs of a slab leak include unexplained increases in your water bill, low or no water pressure, wet or damp spots on the floor, sounds of running water when no taps are open, and moldy or musty odors. Slab leaks can be caused by corrosion, old or outdated plumbing materials, abrasion from shifting soils, and high water pressure.
Historically, when a homeowner suspected a slab leak they would have to have the plumber break through the foundation in order to access and repair the damaged pipe. This method is expensive, disruptive to the homeowner and requires significant repairs afterwards to restore the flooring. Qualified concrete repair specialists can tunnel beneath your foundation in a way that is less invasive and allows the homeowner to stay in their home during the entire repair process.
This non-invasive repair method involves injecting epoxy coating into your existing galvanized steel or copper pipes to seal any holes or cracks that may be present. This can be a quick and cost-effective repair solution if the source of the leak is accurately identified and the problem addressed immediately.
Foundation Shifts
Homeowners who have a concrete foundation should be aware of the fact that minor shifts are to be expected. However, when these shifts are severe or occur frequently they can be a sign that your foundation is moving. This issue can cause wall cracks, misaligned windows and doors, and other serious problems if left unchecked.
The most common symptom of shifting is the appearance of horizontal or diagonal cracks. These rifts are indicative of an imbalance in the weight distribution in the foundation. This imbalance can be caused by factors like excessive moisture levels in the soil, a heavy building load on the foundation, or changes in temperature that lead to expansion and contraction of the ground under the foundation.
Another indication of a shifting foundation is floors that appear to be uneven or sagging. This is a clear sign that something is pushing down on the foundation or pulling it up, which can be extremely dangerous for the structure of your home. If the shift is occurring at the pier and beam level in a pier and beam house, it could also lead to a damp crawl space, which can cause issues with mold and mildew as well as give way to insects like centipedes, pill bugs, earwigs, and carpenter ants that are drawn to damp areas.
Foundation movement is also a common cause of gaps around doors and windows. These gaps are a result of the shifting foundation pulling on the door or window frames, which can be problematic for your security and may leave room for moisture or bugs to get into your home.
If you suspect that your foundation is shifting, it’s important to schedule a professional inspection right away. There are a variety of repair options available for foundations that are shifting, including underpinning. This involves installing steel piers under your foundation to provide additional support and lift it back to its original position. Another repair option is slabjacking, which uses a slurry of cement, sand, and water to fill and lift the foundation. Both methods are less expensive than underpinning, but they do not offer as much stability.
Water Damage
Water damage in foundations can be a gradual process over months or years, starting with small cracks that expand and let in more water. This can weaken concrete, and eventually cause heaving of the foundation or even sinking or shifting of the structure. If the damage is caught quickly, however, the water can be stopped before it causes serious problems.
There are many signs that a foundation may have water damage, including stains, discoloration, bubbles and blisters in paint or plaster, a musty odor, mold or mildew, and even the smell of moisture in the air. If you have any of these issues, it is important to contact a foundation repair specialist right away.
The best way to prevent water damage in your home is to make sure that the soil around the foundation is able to drain properly. This can be done by making sure that the ground is naturally sloping away from the house, and that gutters and downspouts are not blocked with debris. Also, keeping your yard well maintained with mowing, weeding and pruning can help ensure that the soil is able to move freely, instead of being compacted down around the foundation.
Once the problem is identified, there are a few different options for foundation repair, depending on the severity of the issue. If the damage is minor, it can be repaired with a french drain, which will allow the excess water to be pumped away from the foundation. However, if the foundation has already begun to shift, it will need to be stabilized using either push piers or helical piers.
While there are a few different ways that water damage in foundations can be repaired, the most common method is to use a drainage sump pump, which will remove excess water from the area surrounding your home’s basement or crawl space. Alternatively, if the water damage is caused by a plumbing leak or burst pipe, the solution will be to fix the leaky pipes and ensure that there are no more leaking issues. If the problem is caused by flooding or high humidity levels, there are different methods to tackle these issues as well.
