Archive for the ‘Repair Plans for Foundations’ Category

Why are the foundation repair evaluations so very different?

Sunday, November 21st, 2010

We understand the confusion that arises when you receive several different foundation repair plans.

  • Sometimes the evaluator has been sent out for on the job training.. which is not good for you.
  • Occasionally the evaluator tries to present a repair plan based upon what the evaluator thinks that you  can afford.
  • A thorough foundation repair evaluation should provide you with an honest assessment of the problem and what repairs the foundation needs.

At Granite Foundation Repair our first objective is to identify the source of the foundation problem.  Next, we develop a repair estimate based upon a complete foundation repair.   With all of the facts,  we can work together to arrive at a plan of action that meets your structural and financial needs.

What is The Correct Pier Spacing for Foundation Repair for a Concrete Slab House?

Wednesday, August 11th, 2010

The Foundation Performance Association has established guidelines for foundation underpinning in Texas.

While there are a lot of specific rules, and some exceptions, here are the five generalized guidelines for pier spacing:

  • Pier separation along exterior walls no greater than 8 feet for a single story, and 6 feet for a two story, regardless of pier type.
  • A two foot by five foot masonry fireplace shall be supported by 3 piers for single story and 4 piers for two story.
  • In a wall setback  situation, such as a front porch with entry door, a setback of more than 3 feet and less than 9 feet shall require a minimum of 4 piers.
  • A monolithic wing wall of more than 3 feet shall require a support every 8 feet.
  • Piling/pier supports shall be placed at each corner where an exterior wall changes direction, with at least one piling support on each side of the corner piling.

When pier/piling spacing guidelines are not followed, often in order to save cost or discount a foundation repair, the foundation may later fail.

Granite Foundation Repair is a member of the Foundation Performance Association.


Discount Foundation Repair in Dallas Fort Worth Texas: Part 2 of a Series

Thursday, December 31st, 2009

Foundation Repair Cost can be cut by increasing pier spacings.  Discount foundation repair companies will claim to save you money by installing less piers than you need.

The Foundation Performance Association has adopted standards for concrete cylinder pier placement along the exterior walls for residential construction.  Below are  few excerpt from the report:

Single story brick veneer house shall have piers spaced no more than 8 feet apart.

Two story brick veneer house shall have piers spaced no more than 6 feet apart.

When a porch, patio or dormer extends more than 3 feet, there shall be a pier/piling at each inside corner, each outside corner, and with separations not to exceed 6 or 8 feet as defined above.

Where a wall changes direction, a pier or piling shall be placed at each corner.

Interior pier spacing is 8 feet on single story and 7 feet on two story.

There is a lot more to pier placement than these excerpts, but by now you should get the idea.

Compare repair plans.  Ask each company about the logic behind its pier placement.

We are not suggesting that every house exterior and interior needs to be wrapped with piers, but we are suggesting that a contractor can offer a cheap price by cutting out much needed piers.

Patented foundation repair method – is this best?

Monday, October 19th, 2009

Your foundation needs repair, and one company offers a patented foundation repair method at a higher cost.  Is this good?

In areas like Plano, Dallas and Fort Worth, the soil and the structure determine the best foundation repair method.  About 6-8 years ago at a membership meeting of the Foundation Repair Association, one company spokesman was asked.. why did you get a patent on XYZ? The response.. we needed a marketing edge.

A marketing edge is not what you need.   You need the foundation repair method that meets the needs of your house, your situation.  We are not saying that the patent is without merit.  We are saying that the problem dictates the best foundation repair method.  One patent will not solve all of the problems in the Dallas Fort Worth region.

A foundation on deep sand seldom needs any type of repair.  A foundation on deep clay would be best served by lifting the whole structure off the clay.

It is seldom practical to perform a whole house lift. Furthermore, the structural benefit of a whole house lift seldom warrants the cost.

When a foundation repair company tauts, our method is best because it is patented… watch out. You may be snookered.

At Granite Foundation Repair we offer the broadest selection of foundation repair methods, because your house deserves the best foundation repair method for its particular situation. And sometimes, the best method is not underpinning.  It may be as simple as drainage correction.

Which repair method is best for my concrete slab foundation in Dallas?

Saturday, October 10th, 2009

The best repair method is the one that takes into account the needs of the structure and the objectives of the homeowner.

If your concrete slab house was built in the past 15 years, most often straight steel piers are the best. They are driven to load bearing strata, and I don’t just mean compacted clay.

With older concrete slab foundations, houses are usually best repaired using straight steel or helical steel piers.   Helical steel piers are the preferred method if the concrete is not strong enough to stand up to the driving force required of straight steel.

By comparison, concrete cylinders require 4 times the driving force of steel due to the difference in diameters.  Steel has an end surface area of 6 square inches, while concrete has an end surface area of 28 square inches.   This comes from the equation for end surface area of a cylinder: A=πr2

In general, pressed concrete piers are inherently cheaper than steel piers due to the material cost of steel.   Poured concrete are a little cheaper, but quite destructive to landscaping and with no assurance that they are on load bearing soil or strata.

At leased one foundation repair company markets a hybrid steel and concrete pier priced as if it were the premier foundation repair method in Dallas and Fort Worth.  With good marketing and a million dollar spokesperson, it sells.

As a general rule, steel piers drive consistently to hard load bearing strata. Concrete cylinders, and concrete cylinder pilings mixed with steel will drive to compacted clay.  The cylinders exert too much frictional force to drive as deep as pure steel.

For more info, see a comparison of steel and concrete at Granite Foundation Repair.com

What is the best foundation repair method for houses in Dallas, Fort Worth, Plano and Flower Mound?

Monday, October 5th, 2009

Don’t be fooled by the concept that one foundation repair method is suitable for all foundation problems.  The only thing that one foundation repair method does is to save cost for the foundation repair company.

At Granite Foundation Repair we choose the foundation repair method that is best for the structure.  This selection method isn’t perfect, but it is a lot better than one size fits all.

Concrete slab foundation repairs include the use of straight steel piers, helical steel piers, pressed concrete piers, and poured concrete piers.

Pier and beam foundation repair methods include: shimming, beam replacement, beam reinforcement with steel, straight steel piers, helical steel piers and poured concrete piers.  Note that we have left out pressed concrete piers, as a pier and beam house is usually not heavy enough to support the forces needed to drive concrete cylinders.

The best foundation repair method is the one that best serves your foundation problems, whether you live in Plano,Flower Mound, Fort Worth, Dallas or neighboring cities in North Texas.

Does an engineer’s report assure that the foundation is good?

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.

What is the benefit of a Professional Engineer’s approval of foundation repair? The city that I live in does not require a permit or engineer’s report.

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.

How many piers are needed to support a fireplace chimney for a concrete slab house??

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.