Foundation repair involves stabilizing and lifting a home’s foundation when it sinks or shifts, often due to soil and climate issues.
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Causes of Foundation Issues
Foundation problems often arise from the type of soil beneath a house. In Central Texas, expansive clay soils contract and expand depending on moisture levels. When it rains, clay soils swell, pushing up against the foundation; during droughts, they shrink, causing the foundation to settle. This constant movement weakens and shifts the foundation over time. Climate inconsistencies, such as alternating heavy rains and droughts, only exacerbate these issues, creating stress that can lead to cracks and misalignments.
Can Foundation Issues Be Prevented?
Complete prevention is challenging since you can’t control soil composition or the weather. However, consistent moisture levels around your foundation can help reduce extreme movements. Basic lawn and garden watering can help, but excessive watering to prevent all movement would be costly and difficult to maintain. Ultimately, expansive soils and unpredictable weather patterns often outweigh preventive efforts.
What Is Foundation Repair?
Foundation repair essentially means stabilizing and lifting a home’s foundation back to its original position. This process, often referred to as “house leveling,” doesn’t always result in a perfectly level home but aims to restore stability and function. Repairs may involve installing supports—typically piers or pilings—under the foundation and lifting it to a stable position.
How Does Foundation Repair Work?
- Assessment and Planning: A contractor assesses the home to identify where support is needed. A repair plan then designates specific points along the perimeter or middle of the foundation for stabilization.
- Support Installation: Piers or pilings are installed underground. Piers are set by digging and pouring concrete (the “bell-bottom” method), while pilings use pre-formed concrete sections driven into the ground. These supports act like underground “stilts” to hold the house up.
- Lifting and Stabilizing: Once supports are in place, the home is carefully raised to its original position. For some homes, only stabilization is necessary if raising could damage remodeled or delicate features, ensuring no further movement but not restoring the original position.
Foundation Repair Methods
- Pressed Pile: A quicker, less costly method, involving pre-formed concrete piles driven into the ground.
- Bell-Bottom Pier: A more durable, high-quality method with a wider, reinforced base, ensuring long-lasting support but at a higher cost.
Foundation Repair Costs
The cost of foundation repair varies based on several factors, including the number of supports needed, accessibility, and the chosen repair method. Pressed pile installations generally cost around $500-$600 per pile, while bell-bottom piers can range from $700 to $900 each. For an average job needing 15-20 supports, expect costs between $9,000 and $18,000.
Do You Need Foundation Repair?
Signs of foundation problems include wall cracks, uneven floors, and sticking doors. If these issues cause you concern, it may be time to consult a foundation specialist for an inspection. Foundation damage often progresses slowly, so while it’s usually not an emergency, addressing it sooner can prevent further damage and higher costs.
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