Archive for September, 2009
Tuesday, September 29th, 2009
Cut and fill is a major problem due to the expansive clay soils in the Dallas and Fort Worth areas of North Texas.
Why does improper fill cause a foundation problem?
Clay soil that has not been properly compacted will consolidate over time.. and we are talking about decades. As the soil consolidates, it drops, and the foundation above it is no longer properly supported. A foundation that is not properly supported will fail as it too will drop.
What is required to achieve a proper fill?
To properly “fill” a building site, the expansive clay soil must be compacted in no more than 4 inch layers, and be at the proper moisture level during compaction. Proper moisture means that the clay soil can neither be too wet or too dry.
Why can a site cut cause a foundation problem?
When a site is cut down to a uniform height, expansive clay soil that was covered with over burden is now exposed to the water. Newly cut soil can be characterized as dry and compact. The compacted soil is good, but as the expansive clay hydrates (gains moisture), it will expand. If a foundation is built over a newly cut area, it may heave as the soil hydrates.
Cut and Fill is the worst case scenario for a foundation.
For all the reasons explained above, a foundation straddling a cut and fill is a disaster waiting to happen. The foundation tends to heave in the cut area, while sagging in the fill area.
Tags: clay soil, cut and fill, foundation problem
Posted in Causes of Foundation Problems, Clay Soil | No Comments »
Tuesday, September 29th, 2009
During housing site development, some high areas of land are cut off, while the low areas are filled with the cut material. This is called cut and fill.
Clay soil deep underground may be drier than the surface clay. When the clay is exposed to surface moisture after the cut, the soil hydrates. The clay soil gains water content, and it expands. The expansive soil swells, forcing the foundation upwards, and we say that the foundation has heaved.
Tags: clay soil, heave, upheaval
Posted in Causes of Foundation Problems, Clay Soil | No Comments »
Tuesday, September 29th, 2009
Expansive clay soil that is correctly compacted and maintained at a proper and consistent moisture level is not a problem for a foundation.
There are four changes in clay soil which cause problems for our foundations:
- Clay soil expands when it gets wet, causing the foundation to heave.
- Clay soil contracts as it dries, removing foundation support, and causing the foundation to sag.
- When clay soil is supersaturated with water, it turns to slippery mud, and the foundation sags.
- Clay soil that has not been properly compacted will consolidate (become more compact and dense) with time.
If the moisture level in the clay soil under a part of a foundation increases, that area of the foundation will rise or heave. If the moisture level continues to rise, turning the clay to mud, the soil will lose its ability to support a foundation, and that area of the foundation will drop or slump.
When the moisture level in clay soil under a part of a foundation decreases, that area of the foundation will drop or slump.
Clay soil that has not been properly compacted during site preparation will consolidate over time due to the weight of the house. If the consolidation of the soil does not occur evenly under the foundation, some parts will be less supported than others.
Tags: clay soil, compaction, consolidation
Posted in Causes of Foundation Problems, Clay Soil | No Comments »
Monday, September 28th, 2009
Most reputable foundation repair companies offer a transferable warranty.
The ability to transfer should be stated in the contract. Be wary if the contract does not have a provision for warranty transfer.
Tags: foundation repair contract, Warranty for Foundation Repair
Posted in Contract for Foundation Repair, Warranty for Foundation Repair | No Comments »
Monday, September 28th, 2009
Cracks in a brick wall are an early sign of a foundation problem. Have your cracks and the foundation looked at by a foundation repair specialist.
When a concrete slab bends, or curves downward along a brick wall, that brick wall will eventually break.
When a break or crack follows the mortar line, the damage from foundation failure is easily repaired with mortar touch up. When stress causes brick to fracture, bricks must be replaced. Brick replacement may cost $100-$200 per linear foot.
Addendum: recently a reader who repairs foundations wrote in that most cracks can be closed with foundation underpinning. In a lot of cases this is true. But to raise customer expectations when it is not a sure thing is disingenuous.
At Granite Foundation Repair, we advise our customers that cracks may close. To say otherwise, to say that they will, is promising the moon in order to close the sale. We have seen brick cracks close almost completely on one side of a house, while cracks barely close up on another side of the same house. This is why we always recommend that foundation underpinning be performed early. When a customer postpones foundation repair, it is not always possible to put Humpty Dumpty back together again.
So if you think that you have a foundation problem, you can minimize your foundation repair cost by nipping the problem in the bud. Cracks in mortar can be easily repaired/touched up. And as we said earlier, cracks in brick are quite costly.
Tags: brick crack, foundation repair cost, mortar crack, Signs of Foundation Problems
Posted in Signs of Foundation Problems | No Comments »
Sunday, September 27th, 2009
Trim separation suggests a foundation problem
Here is a photo of trim separation. This problem was not caused by poor carpentry.
Corner trim separation is a tell-tale sign of a foundation problem.
As the concrete slab drops on an outside corner, the brick veneer walls in that area remain somewhat perpendicular to the slab, while the trim remains affixed to the roof system. The result is that the brick veneer pushes outward on the trim.
One trick for hiding the foundation problem is to caulk and paint the trim. A thick caulk joint at what should have been a perfectly aligned carpentry corner is a dead give-away of a foundation problem.
Tags: Signs of Foundation Problems
Posted in Signs of Foundation Problems | No Comments »
Tuesday, September 22nd, 2009
The engineer’s report following a foundation repair assures that the foundation that has been repaired in accordance with the repair plan. If the engineer was told by the customer that the customer could only afford a limited repair plan, then the engineering report only attests to the limited repair plan.
When buying a house, pay attention to the condition of the structure and not just the final engineering letter. If you have any concerns, hire an independent foundation engineer to evaluate the integrity of the foundation.
Tags: engineer, repair plan
Posted in Foundation Engineer, Repair Plans for Foundations | No Comments »
Tuesday, September 22nd, 2009
When lenders hear that a foundation has been repaired, they want assurance that the work was performed properly. They want an engineering report. The absence of such a report can delay or kill the sale of a house.
A registered professional engineer is putting his reputation and credentials on the line when he reports on the suitability of a foundation repair plan. This is the pre-repair engineer’s letter. After the repair, the engineer certifies that the repair is satisfactory and has been performed in accordance with the plan.
Tags: engineer report, foundation repair, professional engineer
Posted in Foundation Engineer, Repair Plans for Foundations | No Comments »
Tuesday, September 22nd, 2009
Several years ago most Texas cities, including Plano, moved the responsibility for job site inspection out of the city inspector’s office. To close out a permit, the city requires a Registered Professional Engineer’s seal on a letter attesting that the foundation has been repaired in accordance with the permitted repair plan.
It is possible to inspect a drilled concrete pier to verify steel cage and pier depth prior to pouring concrete. The introduction of superior pier systems, notably pressed concrete pilings and pressed steel pilings, eliminated any possibility of in-process inspection short of watching the whole installation process.
Tags: building permit, engineer, foundation repair plan, Plano, professional, Texas, TX
Posted in Foundation Engineer | No Comments »
Tuesday, September 22nd, 2009
To shave the bid price, or to save money, some foundation repair companies fail to include a building permit in the bid, and will not obtain a building permit to repair a foundation.
A few cities require no building permit, such as Rowlett Texas and Rockwall Texas.
In Fort Worth a building permit must be purchased and displayed prominently the day before any foundation repair work begins.
Permits aren’t cheap. In addition to the building permit price of $40 to $250, there is the cost of the foundation engineer’s pre repair and post repair reports, which adds another $500 to the cost of the foundation repair.
The problem with failing to get a permit when required is that each city has its own fine structure for the property owner and contractor. And the city will stop a non-permitted foundation repair until all of the paper work is correct.
Tags: buiding permit, Fort Worth Texas, foundation repair cost, Rockwall Texas, Rowlett Texas
Posted in Cost of Foundation Repair, Discount Foundation Repair, Foundation Engineer, Permit and License | No Comments »
Tuesday, September 22nd, 2009
The Foundation Performance Organization has published a paper as a rule of thumb for a small to mid sized concrete slab house which recommends to use 4 piers . One pier at each corner of the chimney that is on an outside wall.
It may be possible to get by with 3 piers when a chimney is very light. Light chimneys typically have no external brick and/or may be but a story tall. And there are cases where the chimney is so light that it is just treated as an extension of the slab.
Tags: foundation repair, guidelines for foundation repair, repair plan
Posted in Repair Plans for Foundations | 2 Comments »
Sunday, September 20th, 2009
The strike plate is the part of the lock that attaches to the door frame. The latch goes through the strike plate to form the secure lock or positive closure to the door. When the latch is misaligned with the strike plate the door will not lock.
When the latch is misaligned with the strike plate, either the hinges are loose, or the door frame is warped.
Use a carpenter’s square to check the inside of the door frame. If it is out of square, there may be a foundation problem. Give the guys at Granite Foundation Repair a call for a no cost evaluation to the home owner.
Tags: door, foundation problem, Signs of Foundation Problems
Posted in Signs of Foundation Problems | No Comments »
Sunday, September 20th, 2009
- Are the door hinges properly affixed and tight?
- Look at the threshold. Has the threshold below the door worked loose and up, or have screws in the threshold worked loose and are rubbing against the bottom of the door.
- On an exterior door, is loose or worn weather stripping interfering with the door movement.
- Has the door frame been bent or warped from its normal shape? Use a carpenter’s square. If the frame is not square, you probably have a foundation problem.
Tags: door, foundation problem, sticking door, stuck door
Posted in Signs of Foundation Problems | No Comments »
Sunday, September 20th, 2009
Three reasons for cracks in a concrete slab foundation:
- Stress at an outside corner can cause a wedge shaped corner to crack. This is not a problem.
- Surface cracks may have occurred as the cement was curing. This is not a problem.
- The crack could be indicative of a foundation problem. You will need to call a foundation repair company such as Granite for a foundation evaluation. Such inspections are usually free to the property owner when performed by a foundation repair company.
Tags: concrete broken, cracks, Signs of Foundation Problems
Posted in Signs of Foundation Problems | No Comments »
Thursday, September 17th, 2009
Is the patio separating from the house, or is the house moving away from the foundation?
A Granite Foundation Repair evaluator will look at both sides of the problem. What is moving and what is stationery? Most likely the separation of the two structures is occurring because one of them is moving down a slope.
Two common effects of slope failure are:
- A hillside is slowly moving. Sometimes the base slides out away from the hill.
- A retainer wall is moving and the soil behind it is sliding.
Retainer wall movement can be slow, or sudden. The picture below is an example of sudden retainer wall failure that led to slope failure under the patio, exposing plumbing. Left unattended, the whole house would soon fall.
Tags: cause of foundation problem, retainer wall, slope failure
Posted in Causes of Foundation Problems | No Comments »
Wednesday, September 16th, 2009
There are over a hundred companies in the Dallas Fort Worth area that advertise foundation repair services. So who can you trust?
There is no licensing of foundation repair companies in Texas. Buyer beware when an ad states Licensed
The Foundation Repair Association is a professional national organization that exists to promote high ethical standards in the practice of foundation repair and to promote cooperation between the foundation repair industry and government.
Here are some of the criteria that the Association members must adhere to:
- The maintenance of a minimum of $500,000 of General Liability Insurance ( verified annually).
- The maintenance of Texas Workers Compensation Insurance or employee accident insurance (verified annually).
- An active foundation repair business for a minimum of three years.
- Satisfactory BBB report for the foundation repair business.
Granite Foundation Repair is a member of the Foundation Repair Association.
Tags: Dallas, Fort Worth, forum, foundation repair, Foundation Repair Association, General Liability Insurance, house leveling, maintenance methods, pier and beam, slab, watering, Workers Compensation Insurance
Posted in Insurance - Liability and Workers Compensation, Permit and License | No Comments »
Tuesday, September 15th, 2009
Individual companies can establish private trust funds, but they are not a legal entity of The State of Texas. Such private trust funds must comply with normal banking rules and may be established for any legal purpose.
Trust funds must be administered in accordance with the laws of the State of Texas. It is not illegal or illegitimate to use the name “Texas” as part of a trust fund name.
To get more information, contact the Foundation Repair Association.
Tags: foundation repair, state of Texas, trust fund, warranty trust fund
Posted in Warranty for Foundation Repair | No Comments »
Sunday, September 13th, 2009
There is no state entity in Texas that warrants foundation repair.
To verify this you might want to check with the Foundation Repair Association or with the state of Texas: State of Texas web portal.
Tags: foundation repair trust fund, state of Texas, trust fund, Warranty for Foundation Repair
Posted in Warranty for Foundation Repair | No Comments »
Sunday, September 13th, 2009
Sorry to say that in the State of Texas, there is no license available for foundation repair. Electricians, plumbers, and sprinkler installers are licensed. Remodelers who perform repairs in excess of $20,000 are licensed and fall under the regulations of the TRCC.
Any company which advertises that it has a license has a license to do something other than foundation repair and is misleading in its advertisements.
In most Dallas Fort Worth area cities, there is a requirement for a foundation repair permit. As a condition to obtain a permit, the repair plan must be approved and stamped by a registered professional engineer.
The Foundation Repair Association has worked to fill the licensing void. Since the program’s inception, over 70 foundation evaluators nationwide have studied, tested, and earned the right to be called Certified Foundation Repair Specialists. These people are required to take annual classes in order to retain certification.
As a degreed engineer, I obtained the Certification a few years ago and can attest to the level of study required to pass the exam.
Tags: certified foundadtion repair specialist, Foundation Repair Association, license
Posted in Foundation Engineer, Permit and License | No Comments »
Saturday, September 12th, 2009
First of all, houses in Arlington are no more susceptible to foundation problems than houses in other parts of the DFW Metroplex.
Now let’s consider the home inspector’s report. You’ve already spent several hundred dollars for a home inspector’s report, the clock is ticking on your option period, and there is a small red flag. Prudence says.. hire a foundation engineer. But still, you say, it was only three sentences in a thirty page report.
99 out of a hundred home inspectors behave beyond repute. If you got that 1 in a hundred, the bad apple, he may be more concerned with making the realtor happy, than causing your realtor to lose the sale.
In the Dallas Fort Worth area, it is going to cost around $400 for a professional engineer’s evaluation. Perhaps more than the cost of the home inspection.
Don’t be penny wise and pound foolish. Contact a professional foundation engineer and schedule a thorough inspection of that foundation.
You may say.. “what about a free foundation inspection from a foundation repair company”. It is unfortunate, but the foundation evaluator may understate the extent of the problem. He gets nothing unless you buy the house and have the foundation repaired.
At Granite Foundation Repair, we won’t fudge. We call the foundation as it appears. Occasionally that kills the deal. That is why we charge for our evaluation to home buyers.
We always suggest that you get a professional analysis using a registered engineer with demonstrated competency in foundation inspections. Call us and we will put you in contact with an engineer who has no skin in the game.
Tags: Arlington, foundation problem, home inspector, house inspector, professional engineer
Posted in Foundation Engineer, Signs of Foundation Problems | No Comments »