If your home is experiencing foundation problems, you want to find the best solution as quickly as possible. An onsite inspection from a professional is the first step.
Different types of cracks require specific repair methods. You also need to decide whether you want your house lifted or stabilized.
When a homeowner notices foundation cracks that are wider than a dime, they may worry that this is a sign of serious structural damage. However, not all cracks are created equal and minor ones do not necessarily spell disaster. The key to determining whether or not foundation cracks are cause for concern is how long they’ve been there and if moisture or odors are present.
Foundation cracks are typically classified as horizontal, vertical or diagonal. Horizontal cracks run parallel to the ground level and are often caused by soil that is saturated with water exerting pressure on the foundation wall. They will usually appear in the middle section of a foundation wall. If left unrepaired, this type of crack will continue to enlarge and provide an avenue for water to seep into the home or building.
Diagonal cracks appear at an angle between 30 and 70 degrees, often with one wide end and a narrow or tapering end. Like vertical cracks, they indicate a degree of settling and are a sign that the foundation is under stress. However, compared to vertical cracks, they are a less serious issue since they don’t necessarily indicate that the foundation is moving more rapidly than other areas of the house or building.
The most serious cracks are those that are wide enough to fit a dime and/or are diagonal in nature. While the cause of these is less clear, they do tend to occur in more severe cases of foundation settling. They also tend to be more visible than other types of cracks, which is why they are the most common indicator that a home needs immediate foundation repair.
When a homeowner notices this type of crack, it is a good idea to contact a professional for an inspection. This will allow the professionals to determine the exact cause of the problem and recommend the appropriate repairs. Fortunately, most of the time, this type of crack can be fixed by a professional using epoxy injections. However, it is always a good idea to keep an eye on these cracks and have the professionals check on them regularly to make sure that they do not worsen.
Vertical Cracks
A vertical crack is one that runs up or down a foundation wall. It can be any width and may indicate a wide range of issues, from seepage to structural damage. A home with these cracks needs professional help to resolve the issue and prevent further damage to a house’s interior.
Most often, these types of cracks are a sign of settlement and not necessarily structural damage. For example, a crack that is narrow at the top near the soffit but widens down low toward the slab typically indicates that one section or corner of the home has settled lower than the rest.
These cracks can be difficult to repair, as they usually require a specialist with a caulking gun to inject epoxy or polyurethane into narrow fissures. These specialized resins fill the crack and seal it from water penetration.
If a horizontal crack is widening, it’s likely a sign of severe foundation settlement and should be repaired immediately. A professional can reseal the crack using hydraulic cement or other methods and provide reinforcement to the affected area for long-term stability.
Diagonal cracks are also a common sign of foundation settlement. If they are extending to the full height of the foundation wall, it’s critical to get these cracks repaired as soon as possible to prevent further damage to your house’s structure.
In some cases, these cracks can be resolved by cleaning the area and chiseling out an inverted V-groove for better adherence of the repair material. A masonry patching compound can then be used to fill the crack and restore the structural integrity of your foundation. In more serious cases, however, a specialist may need to install helical tiebacks or plate anchors. These systems are designed to extend into the soil outside the foundation to counteract hydrostatic pressure that causes the walls of a concrete foundation to bow. This can save your home from catastrophic damage and prevent the need for costly excavation and replacement of the damaged foundation walls. If you’re experiencing signs of foundation damage, contact a foundation repair expert right away to schedule an inspection and find the best solution for your home.
Concrete Piers
If a concrete slab has sunk in the exterior or porch area of your home, you can stabilize it with foundation piers. They can also help level the interior concrete floor and restore the integrity of your foundation footing and the rest of the structure.
Depending on the cause of the sinking, your foundation repair contractor can use either poured concrete or steel piers. Concrete piers are a less expensive option than steel piers and work well in many soil conditions. They may resemble simple cylinders or have a bell-shaped end that increases their load-bearing capacity. They are usually drilled to a depth of 8 to 10 feet.
To install a concrete pier, your contractor will dig holes around the sunken section of your foundation. They will then pour a layer of fresh concrete into each hole to reinforce it and allow the concrete to cure. Afterward, hydraulic jacks will be used to lift the home and the piers to their proper height. Concrete spacers will then be placed between the piers to close the gap and create a solid surface for your home to sit upon.
This method is an ideal solution for sinking concrete slabs in the front or back yards of your home. It allows you to avoid costly structural repairs and maintain your property value. In addition, it is a quick and easy process that can be completed in about a day.
Foundation piers are also an effective solution for fixing cracks in a slab foundation. They are more effective than mud jacking in that they address the root cause of the cracks, rather than just filling them. The piers also distribute the weight of your house evenly across its support system and prevent additional damage to the slab foundation.
In some cases, your foundation repair company may recommend concrete leveling instead of piers. This solution is ideal for repairing concrete that has become unlevel due to soil erosion. It involves drilling holes in the failing concrete slab and injecting a concrete slurry or dense polyurethane foam underneath it. Once the foam has cured, it will bolster the slab and return it to its original position.
Steel Piers
Piers are an excellent solution for a sinking foundation. They redistribute the weight of the structure onto stable soil or bedrock and are a solid long-term investment for both residential and commercial construction. However, the cheapest method for installing piers is to utilize grade beams in conjunction with a concrete pour. Grade beams, however, are not structurally sound or durable and can compromise the final result of your foundation repair project.
A newer solution that does not require digging or exhumation around your building is steel piers. These galvanized steel pipes are hydraulically driven to competent, load-bearing soil or bedrock. They are simple underground stilts that transfer the weight of your home or commercial structure to deeper, more stable soil. There are two primary types of steel piers: push piers and helical piers. KC Pro primarily uses push piers as they are more cost-effective and provide better results than other types of piers.
Unlike concrete, piers are not affected by moisture swelling and can continue to function for decades after installation. This is because piers are driven deep into the ground, whereas concrete is poured into a shallow slab.
The downside to this more effective and reliable system is that piers do not provide the same aesthetic options as concrete. However, this is usually not an issue unless the aesthetics of your building are of concern to you. In most cases, a minimal amount of landscaping and hardscaping can be added to the area surrounding your piers. In addition, this type of foundation repair requires specialized equipment, which means that site access and logistics must be considered for installation. A specialized drilling machine is used to drive the piers into the soil under your home. The piers are then load tested and safety factors are established. Once this is done, a manifold lift system can then be used to gently lift as many piers as needed at one time. The process is fast, efficient and safe. The load testing also allows for the proper soil conditions to be identified so that your piers can be driven further down into the ground as necessary.
