October 19, 2009 By

Patented foundation repair method – is this best?

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.

Filed Under: Foundation Repair Methods Tagged With: , , ,
October 12, 2009 By

Concrete slab foundation repair using a french drain. Is this possible?

Adding piers is not always the solution to a foundation problem. Particularly a heaved foundation.

Our expansive clay soils  in the Dallas and Fort Worth area wouldn’t be a problem if kept uniformly moist (not wet) all the way around the foundation. When an area of a foundation is consistently moister than the rest of the house, the foundation will heave in that area.

The best way to achieve uniform moisture and reduce or even eliminate the heave in a concrete slab may be a combination of drainage correction, adjusting watering, and by adding a strategically placed french drain.

An effective french drain is typically installed to a depth at least as deep as the bottom of the foundation beam.  This depth assures the removal of sub-surface water.

A french drain will not fix a heaved foundation overnite.  It may take 6 to 12 months to stabilize.  But for sure, a french drain can be a smarter repair than raising the unheaved foundation to the heaved level.

If you are an investor looking to buy and flip a house with foundation problems that include a severe heave problem, you had better allocate a year for the foundation repair.  First fix the water caused problems, the source of the upheaval. Then, after allowing 6 to 12 months for moisture stabilization, determine if the foundation needs underpinning.

Filed Under: Foundation Maintenance Tagged With: , ,
October 10, 2009 By

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

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

Filed Under: Foundation Repair Methods Tagged With: , , , , ,
October 5, 2009 By

What is the cost to repair my concrete slab foundation in Dallas?

A full site inspection is required to accurately assess the cost of foundation repair.  For those of you who want the quick answer, call a foundation repair contractor such as Granite, which serves Dallas and other areas of North Texas.

Here is a list of some of the items that effect the cost of foundation repair.

  • The type of foundation problem – heave and settlement are the two most common problems
  • The cause of the foundation problem - this may include foundation maintenance, soil type, soil consolidation, soil erosion, moisture, plumbing, soil slumping, retainer wall failure, etc.
  • Physical integrity and construction quality of the foundation
  • Foundation type – Generally there  are 4 types per FHA, but more enhancements have occurred as of late.  The building code in effect at the time of construction may not have been adequate for expansive clay soil in Dallas.
  • Extent of the foundation problem. -whole house or localized area of the house
  • Goals of the owner – make it like new, quick fix, partial fix
  • Foundation repair method.
Filed Under: Foundation Repair Methods Tagged With: , , ,
October 5, 2009 By

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

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.

Filed Under: Foundation Repair Information, Foundation Repair Methods Tagged With: , , , , ,
October 4, 2009 By

Will my house builder fix my foundation problem?

First, you and the builder need to agree that the foundation needs to be repaired.

In the Dallas – Fort Worth area, all concrete slab foundations move with seasonal changes in soil moisture.  The foundations are designed with reinforcing steel to allow for some of this movement.

Brick veneer walls have expansion joints to allow for some foundation movement.   Sheet rock and hard floor tile are not as forgiving.

So when is a crack a foundation problem?

Often there is not a clear line between cosmetic foundation problems and structural foundation problems.  Some cracks are almost inevitable.   A good home builder can discern the difference and will fix a foundation problem.

There are a few bad apples in the home building industry who have never seen a foundation problem.  At least not with any home that they have built.

How do you resolve a standoff with your builder? You are still within the 10 year warranty period and the clock is ticking.  The best way to resolve a standoff is to have a professional evaluation of your foundation.  A reputable foundation repair company can spot the clear cut problems as well as the grey areas.  For the grey areas, your builder will most likely insist upon an evaluation by a professional foundation engineer.  Do yourself a favor, and hire an independent engineer who has not ties with the builder.   The evaluation will cost $350-$500, but the professional resolution is priceless.

Don’t fret about the problem.  Call a professional.  Once you have the professional’s report in hand, you will be in a better position to reach a satisfactory resolution with your builder.

Filed Under: Foundation Repair Information Tagged With: ,
October 4, 2009 By

Will insurance pay for my foundation repair in Dallas or Fort Worth?

plumbing-leak-foundation-prIt is always best to call your insurance agent and ask if you have coverage for foundation repair.

We at Granite Foundation Repair do not represent ourselves to be insurance experts.  Most of the time though, our clients have told us that the foundation problem was not covered by insurance.

If there is a sudden foundation problem, perhaps from a freshwater plumbing leak, or retainer wall failure, insurance may pay for foundation repair.  Usually coverage does not include slow leaks such as caused by a crack in a sewer line, or a pin hole in a freshwater line.

Bottom line.. call your insurance agent to see if the foundation problem is covered by insurance. It only takes a minute.

Filed Under: Foundation Repair Information Tagged With: , , , , ,
October 2, 2009 By

My house in Flower Mound Texas has a foundation problem. Do I need to fix my foundation problem?

The problem with delaying to fix a foundation problem is that the problem will get worse.  It will cost you more to repair.

Don’t be fooled by a seasonal increase in moisture, which tends to lift a foundation. When a foundation problem is identified, it demands your immediate attention.  With each passing season the severity of foundation problems typically increases and can also lead to problems with roofing and plumbing

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October 2, 2009 By

Can I wait to fix my foundation? Can I delay foundation repair? I live in Fort Worth.

Yes, you can wait to fix your foundation. Keep in mind though that delaying to fix a foundation problem will increase the cost of foundation repair.

The problems with waiting to fix a foundation problem are:

  1. The underlying problem tends to allow for the propagation of foundation problems across the foundation.  This means that the more the delay, the higher cost to  get the foundation repaired.
  2. Structural damage to the house will continue to grow.  More cracks in the walls, more separation of the roof joists, more chance that the plumbing will break.
  3. When a foundation has dropped, a good rule of thumb is that 1/2 to 2/3 of the elevation loss will be regained.  This means that if the foundation has dropped by 6 inches, the best attainable lift is about 4 inches. So the house will remain 2 inches out of level.

At Granite Foundation Repair, our foundation evaluators have tracked changes in houses over the years with owners who have delayed foundation repair.    Consistently we have found that delaying foundation repair causes a large increase in the total cost of foundation repair. That is why at Granite, we strongly urge you to fix your foundation problem as soon as possible.

Filed Under: Foundation Repair Information Tagged With: , , , , ,
October 1, 2009 By

Pier and Beam foundation leveling problems in Dallas Fort Worth

With proper maintenance, which means attention to drainage, pier and beam houses can be exceptionally stable.

At Granite Foundation Repair we often get calls in the rainy season about pier and beam foundation problems including cracks in walls and stuck doors and windows.

There is one way to eliminate seasonal pier and beam foundation problems… stop the water.

Too often we find that the crawl space of a pier and beam house is wet, and often even has standing water.   That is a problem because when the expansive clay soil gets wet, the soil expands, and the pier rises.  As the soil dries, the pier drops.  More often than not, some piers are on stable soil, while others are in the path of water.

Stop the water.  The soil dries.  The house can be shimmed in its new stable state, and no more cracks or stuck doors.

There may still be some movement around the perimeter, but the bulk of the problem is gone for good.

To see if drainage is a problem, check under your foundation the day after a big rain.  Put on some old clothes, open the scuttle hole, and crawl the length and width of the house looking for damp areas.  The goal is to have uniformly dry soil under your pier and beam house.

If you water regularly or not so regularly, this can also be a problem.  After watering, go into the crawl space and check for water or damp soil.

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