Common Repair Methods

The best repair method depends on the type of foundation, the cause of the damage, and the severity of the issue. A professional foundation inspection is always the first step. Here are some common repair methods:

• Piering/Underpinning : This is one of the most common methods for homes experiencing significant settlement or sinking. It involves installing supports, called piers or pilings, deep into the ground until they reach stable soil or bedrock. These supports are then used to lift and stabilize the foundation.
  • Push Piers are steel tubes hydraulically driven into the ground.
  • Helical Piers are like giant screws twisted into the ground.
• Slab Jacking : Also known as mudjacking or concrete lifting, this method is used to lift sunken concrete slabs. A mixture of grout or polyurethane foam is injected through small holes drilled in the slab. As the material expands, it fills the void and lifts the slab back to its original position.
• Wall Anchors : For bowing or tilting foundation walls, wall anchors are installed both inside and outside the home. A steel rod connects a wall plate on the interior to an anchor in the soil outside, providing support and preventing the wall from moving further inward.
• Carbon Fiber Straps : These are used to reinforce foundation walls that are beginning to bow but are not severely damaged. High-strength carbon fiber straps are bonded to the wall with a special epoxy, providing a strong, durable reinforcement.

How do I know if I need foundation repair?

Knowing if you need foundation repair can be a bit like playing detective. While some signs are minor and a result of normal settling, others point to a serious problem. The key is to look for a combination of these signs and to pay attention to their severity.

Here are the most common signs that your home may need foundation repair:

Inside the House

• Cracks in Walls and Floors: This is one of the most visible and common indicators.
  • Diagonal cracks on drywall or plaster, especially those that start at the corners of doors and windows, can signal that the foundation is shifting.
  • Horizontal cracks in concrete walls or floors are particularly concerning as they often indicate significant pressure from the soil.
  • Stair-step cracks in brick or block walls are a telltale sign of uneven settling.
  • Cracked floor tiles or cracked concrete slabs.
• Sticking Doors and Windows: If doors and windows that once worked fine are now difficult to open or close, it’s often a sign that the frames have become “out of square” due to foundation movement. You might also notice gaps between the door or window frame and the wall.
• Uneven or Sloping Floors: If a ball rolls to one side of a room, or you feel like you’re walking downhill, it could mean that a part of your foundation has sunk.
• Gaps Between Walls and Ceilings: Visible gaps where the wall meets the ceiling or the floor can indicate that the structure is pulling apart.
• Bowing or Bulging Walls: If your basement walls appear to be bowing inward, it’s a sign of hydrostatic pressure—water pressure in the soil—pushing against the foundation.

Outside the House

• Exterior Cracks: Look for the same types of cracks you’d see inside, especially stair-step cracks in brick mortar.
• A Leaning Chimney or Porch: If your chimney or porch is pulling away from the main structure of the house, it’s a clear sign of uneven settling.
• Gaps Around Windows and Doors: Just as with interior signs, gaps between the exterior of the house and window or door frames can indicate movement.
• Moisture in the Basement or Crawl Space: Excessive moisture, musty smells, mold, or water seeping through the walls can be a result of foundation cracks.
• Poor Drainage: If you see water pooling around your foundation after a rainstorm, it’s a major contributor to foundation issues. Waterlogged soil can expand and put pressure on the foundation, and it can also cause the soil to erode.