Foundation Repair Plano techniques can address a variety of problems. From repairing cracks to raising sinking structures, the right approach can help protect your biggest investment.
Some methods like steel piers and mudjacking are more costly but offer stronger, long-term stability. Others are less expensive but can still provide significant benefits like restoring the original elevation of your home.
Foundation cracks are the check engine light of home maintenance, signaling either a minor cosmetic issue or a structural problem. While some cracking is normal, horizontal or jagged diagonal cracks that change direction are a serious sign of trouble and should be addressed immediately to prevent further damage and more costly repairs.
The most common type of foundation cracking is hairline and short in length. These cracks are caused by shrinkage during the initial curing stage and often disappear as the concrete dries. They can also be caused by soil pressure, a drainage issue, or improper construction practices such as using substandard concrete.
When a homeowner notices these types of cracks, they may not be worried about it. However, it is important to monitor and repair them when necessary to prevent a larger problem.
Wider cracks that are accompanied by other issues such as bowing walls or water intrusion, indicate a more significant structural issue and should be repaired right away. In most cases, a professional can install a drainage system to reduce hydrostatic pressure and repair the damaged area with carbon fiber straps or a process known as wall anchoring to stabilize and strengthen the foundation.
Cracks that are a combination of vertical and horizontal and run along the mortar joints in a stair-step pattern are typically caused by differential settlement of the foundation. This occurs when one area of the foundation settles more quickly than another and can result in major structural damage to the house.
These types of cracks usually form near the foundation drain, as this is where the majority of water enters and exits the foundation. If the cracks are accompanied by mold growth, wood rot, or water damage, it is important to repair them immediately to avoid severe structural damage. These cracks can be easily repaired with a waterproof sealant such as urethane or epoxy. The professional will inject these flexible solutions into the cracks to seal the underlying moisture and protect against future problems.
Structural Issues
When structural issues develop in a building’s foundation, they can have a profound impact on its stability and safety. Whether it’s hairline cracks in the basement or a sinking foundation, these problems need to be resolved promptly to protect people and property. Fortunately, there are effective methods for tackling these problems. Working in collaboration with inspectors and engineers, contractors can deliver robust repairs such as steel shoring and underpinning. These strategies stabilise sagging foundations and ward off structural collapse. Involving an engineer at the planning stage can also help prevent these issues from developing in the first place.
Often, structural issues are more common in older homes due to the neglect of previous owners or improper home construction. However, that doesn’t mean that new homes don’t encounter these issues as well. Poor building practices, soil movement, or water intrusion can all cause structural problems that lead to the need for foundation repair.
In some cases, a simple solution such as masonry repointing and crack stitching can provide a cost-effective and long-lasting solution to these problems. In other cases, more extensive work may be required to ensure that your building’s structural integrity is preserved. For example, repairing cracks by applying a polyurethane caulking can prevent further damage to the interior of the wall and limit moisture penetration, which is a major contributor to structural failures in concrete.
The best way to avoid costly repairs is to regularly inspect your property for signs of a problem, including the appearance of new cracks, dampness in the basement, or difficulty opening and closing doors. Performing regular maintenance tasks like adjusting drainage so that water flows away from your property, keeping trees and plants properly trimmed, and practicing pest management can also help prevent these issues before they arise.
When you’re ready to hire a contractor for foundation repairs, it’s important to choose one with experience. Look for a company with a good track record and a licensed, insured contractor. Experienced contractors have an intimate understanding of the local soil and climate conditions, enabling them to offer tailored solutions that can address specific problems and improve long-term stability.
Moisture Issues
Moisture is essential to a healthy foundation, but too much or too little can cause serious problems. The biggest issue with moisture is that it causes soil to expand and contract, putting pressure on the foundation of a home or building. This expansion and contraction is a common source of damage to concrete foundations.
Excessive moisture can also cause the organic materials that comprise a building’s structure to degrade. This degradation can lead to the loss of structural integrity, causing foundation shifts and cracking.
There are a number of warning signs to look out for if you suspect your foundation is experiencing moisture problems. These include damp or muddy walls, foundation shifting, and misaligned doors. In some cases, you may be able to see water puddles or stains on your basement floor or in your crawl space.
If you notice any of these issues, it is important to take action immediately. The sooner moisture-related issues are addressed, the less severe the resulting damage will be.
There are many different ways to address moisture problems in your foundation, including regrading the ground around the foundation and installing a foundation drainage system. You can also install root barrier systems to prevent tree roots from lifting concrete foundations, and you can use dehumidifiers in your home to reduce humidity levels.
Foundation repair experts can also provide advice on how to prevent moisture problems in the future. Regular checks should be made to ensure the soil surrounding your foundation is consistently moist, but not saturated. During periods of heavy rain, excessive moisture can oversaturate the soil, leading to cracks and shifting in your foundation.
If you are experiencing moisture problems in your foundation, it’s crucial to seek professional help as soon as possible. Foundation specialists can offer a range of solutions to mitigate the problem, including waterproofing your foundation and installing interior steel brace walls. These interior beams can provide additional support and stability to your foundation, preventing further movement or cracking in the walls of your home. They can be especially useful for homes with pier and beam foundations, which are more susceptible to movement than slab foundations.
Underpinning
Underpinning is a process in which the foundation of a building is strengthened and extended so that it rests on more supportive soil strata. This is common in old buildings that have settled, or if additions to the building are being made that require more load-bearing capacity than the original foundation.
If you suspect that your foundation has problems, it’s important to address them right away. Otherwise, your home’s stability and structural integrity could be at risk. The longer you wait, the more costly it will be to repair any damage or restore your foundation.
You may think that older homes are more likely to need underpinning due to outdated construction methods or weakened foundations over time, but newer homes can also experience underpinning issues. Factors like soil movement, drainage problems, and nearby construction can cause a foundation to become unstable.
There are several signs that a foundation is in need of underpinning. Typically, the most obvious is a sagging or leaning structure. It’s also common to see cracking in interior walls and floors, or a sinking or leaking basement.
If your foundation is unsupported, it can start to sink into the dirt, which can lead to severe structural damage to your home. Often, this requires underpinning or even a full foundation rebuild.
The soil beneath your foundation may be expansive if it contains clay. Expansive soils swell when they’re wet and shrink when they dry, placing strain on your foundation. This can also lead to settlement.
You can repair foundations with underpinning by putting long steel piers underneath your house to lift and support it. This fixes the settlement and adds value to your home.
You can also use mudjacking or slab jacking to raise the foundation by pumping a mixture of concrete and polyurethane into holes in your foundation. This is a more cost-effective method of underpinning, but it may not be as effective as other methods.