August 28, 2010 By

Steel pier foundation repair in Dallas

Why are steel piers typically the preferred repair method in the Dallas and Fort Worth areas?

3 reason why steel piers are the best foundation repair for slabs that need underpinning in our area:

  1. Steel piers are almost always driven to rock or a solid load bearing strata while concrete cylinders are driven to refusal.
  2. Steel piers provide minimal stress to the foundation during the driving process.  This is because steel piers are one-fourth the surface area of pressed concrete pilings.
  3. The installation process is independent of the work crew.  Compare this with pressed concrete where the depth of the installation is sharply dependent on the skill and integrity of the installation crew. You can’t level a foundation with steel piers until the steel has gone all the way to rock.   Installation depth varies from 10 feet to 70 feet for steel piers.

Read a detailed comparison of steel and pressed concrete pier foundation repair methods.

Filed Under: Foundation Repair Methods, Steel Pier for Foundation Repair Tagged With: ,
August 27, 2010 By

Foundation Problems and Wedge Cracks at Foundation Corners

Here is an apparent sign of a foundation problem that is only a superficial foundation problem.

In the photo you can see that the corner of the foundation has broken away. This wedge shaped failure  is common to foundations in Dallas and Fort Worth.  The wedge breaks away due to the weight of the brick above it.  This is a purely cosmetic foundation problem. There is no cause for concern.  If this is the only sign of a foundation problem, the foundation is not failing.

Wedge break in foundation at corner

Wedge break in foundation at corner

Filed Under: Foundation Repair Information Tagged With: ,
August 22, 2010 By

Signs of foundation problems in concrete slabs

Foundation problems in concrete slabs need prompt attention.

Here are pictures of cracks in foundations. When cracks like this are evident, there are usually cracks in sheet rock and masonry or brick.

The price for repairing these foundation problems will be in the range of $2000 to $7000.  At Granite Foundation Repair we offer a number of reliable repair methods to choose from.

Price of foundation repair will require extensive analysis

Price of foundation repair will require analysis by a foundation repair specialist
foundation failure Granite Foundation Repair picture. Dallas Ft Worth Texas

Foundation failure Granite Foundation Repair picture. Dallas Ft Worth Texas

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August 22, 2010 By

Pier Failure in Pier and Beam Homes

One of the most common types of pier failure in a Pier and Beam house is when the pier is no longer under the beam. When a pier and beam home has a foundation problem, the solution can also include attention to the drainage of the home. Foundation repair may still be needed, but to help prevent foundation problems in the future, a drainage solution may also be needed.

The picture here shows a robust tubular concrete pier that is no longer supporting a beam.  How can that happen?  The foundation construction had piers placed every 6 to 8 feet under the beam.  What caused the pier to fail and in fact to move?

Water has caused the pier to move out from under the beam.

Water has caused the pier to move out from under the beam.

Atop the pier is a metal termite shield, which is now lodged between the side of a beam and a concrete pier.

The white specs atop the soil are salts. These accumulate as the soils goes through wet and dry cycles.

The problem that we see is common to pier and beam houses built on expansive clay soils.   When water accumulates or passes under a house, the soil expands and causes the pier to heave. During the drying cycle the pier drops. The up and down movement is not without some lateral movement.  The problem in the picture above probably took a decade to occur.  The pier is not supporting the beam.

Two things must be done to solve pier movement under this pier and beam house:

  1. Stop moisture intrusion – the soil under a pier and beam house should have zero moisture content.
  2. In the example shown here,  a new pad and block system will need to be installed to support the beam.

At Granite Foundation Repair, over half of the pier and beam problems that we repair could be fixed by stopping moisture accumulation under a house.  Corrective measures may include exterior drainage correction as well as the addition of larges vents under the house.

Filed Under: Foundation Repair Information, Pier and Beam Foundation Tagged With: , , ,
August 22, 2010 By

Foundation Repair Costs in Dallas and Fort Worth Texas

The price for foundation repair can range from $2000 to $7000 for a typical foundation problem.

The price varies due to the extent of the problem as well as the problem type.  The price to repair a pier and beam foundation is around $2000 for a total shim. The need for piers and wood replacement may alter the price of repair of a pier and beam house.

The price to repair a concrete slab foundation in the Dallas Ft Worth area is low when caught early.  At the first signs of foundation problems, call a foundation repair company for a free foundation evaluation.

Granite Foundation Repair provides a free foundation evaluation for home owners and charges a nominal fee for inspections for prospective buyers.

Sheet rock crack is sign of foundation problem

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August 21, 2010 By

Why does my pier and beam foundation keep moving?

A pier and beam foundation problem usually centers around soil moisture under the house. After a foundation inspection, Granite Foundation Repair, will determine the appropriate pier and beam foundation repair method.

Let’s look at the construction of a typical 1900 to 1960 pier and beam house in the Dallas, Ft. Worth area. Posts, which we call piers, were set one to two feet into the ground and extended 2 to 4 feet into the air.  Atop the posts were layed beams.  Atop the beams are the floor joists, and atop all of that is the hardwood or plywood flooring.

In some instances the posts were set into a concrete pad one foot deep and two feet on a side.  More recently, atop the concrete pad or footing sits a poured concrete tube.  And sometimes in place of the tube are one or more concrete blocks.  Or even a more modern variation is when the pier and pad are one poured concrete assembly.

To see what we mean, take a look at the picture below of a modern  pier and beam foundation construction using concrete block and pad.

Regardless of the pier type, piers are spaced 6 to 8 feet apart in a series of rows extending under the house.

Soil under a pier and beam foundation on clay soil must be as dry as dust.  The least bit of additional moisture will cause the soil to expand. Soil expansion will drive one or more piers upward, raising the floor.  Often times the moisture under a house is uneven, perhaps due to a leaky pipe, or poor drainage at the perimeter. Then, the pad and block assemblies will raise unevenly.

To stop a pier and beam foundation from moving, keep all  moisture out, provide adequate ventilation, and assure that the soil remains dry and crumbly.   Once the soil is absolutely, completely dry, the foundation can be shimmed to achieve uniform elevation across the house.

pier and beam construction

Filed Under: Foundation Repair Information, Pier and Beam Foundation Tagged With: , ,
August 15, 2010 By

Advanced foundation repair method

In many cases, the latest advanced foundation repair methods in general use in the industry will come close to restoring your foundation to like new.  The professionals at Granite Foundation Repair work with you to select the most reliable, proven, and advanced foundation repair method that will meet your foundation repair needs at an affordable price.

Sometimes we find that foundation repair has been postponed for far too long.  There is a general rule of thumb used by engineers that regardless of the advanced foundation repair method used, only one half to two thirds of elevation loss will be regained. This is particularly true when foundations have dropped in excess of four inches.

The reason for an inability to regain all of the elevation loss is that in addition to foundation movement, walls, ceiling and roofs have moved.  With time and heat, the wooden members tend to take a rigid set.  While we can lift a foundation in minutes, it will take weeks for the rest of the structure to adjust to the new foundation elevations.

Filed Under: Foundation Repair Information, Foundation Repair Methods Tagged With: ,
August 14, 2010 By

Advanced Foundation Repair Methods

Foundation repair contractors are know to over hype advanced foundation repair methods.  There are fundamentals, and there is fluff.

In the Dallas Ft Worth area, the most advanced foundation repair is the one that provides long term results for your foundation problem at an affordable foundation repair cost.

Over the past 20 years, there have been significant advances in foundation repair for houses sitting on clay and black gumbo soils that are so prevalent in the Dallas Ft Worth area of North Texas.  For most houses, the foundation repair method of choice is either a helical steel or straight steel piling.  Coming in second is pressed concrete pilings, which tend to be lower in cost.

For a comparison of pressed concrete pilings and steel pilings view our article on Steel pier and Concrete Piling Comparison.

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August 14, 2010 By

Foundation Repair Cost in Dallas Fort Worth Texas

At Granite Foundation Repair we often get callers asking about foundation repair pricing.  I wish that we could provide definitive answers over the phone.

Three factors that effect foundation repair pricing:

  1. Extent to which the foundation has failed.  If the foundation has failed 8 to 10 feet into the interior, interior underpinning may be required.
  2. Financial ability to fix the problem.  Sometimes foundation repair can be handled by addressing one area of the foundation problem at a time.
  3. Foundation repair pricing can be impacted by the repair method chosen. The cheapest repair method may not provide the best long term result.

It is always a good idea to check the contractor’s credentials with the Better Business Bureau and the Foundation Repair Association. Keep in mind that repair methods vary widely in an industry which has no state licensing.

Filed Under: Cost of Foundation Repair, Foundation Repair Information Tagged With: ,
August 14, 2010 By

Slab Foundation Repair Cost

An accurate foundation repair cost estimate by Granite Foundation Repair requires a detailed analysis of the home and its surroundings.

It typically takes a trained foundation repair evaluator as much as an hour to develop a comprehensive repair plan in order to provide an accurate foundation repair cost estimate.  Once the repair plan is completed, you and the evaluator will need to have an open discussion about your objectives for the foundation repair.

Most foundation repair plans include some form of underpinning. Concrete foundations are somewhat flexible.  This is because the concrete slabs are built with steel reinforcing rods, either post tension cables, or re-bar.  The repair plan must take the foundation flexibility into consideration, which will effect the cost of the foundation repair.

Consider a hypothetical repair plan with a pier every 6 feet along one outside wall, which had dropped two inches.  If the two inch drop extends more than about 6-8 feet into the house away from the wall, exterior piers may not solve the whole problem. Interior piers may be needed.  Interior piers are more costly to install than exterior piers.   If interior piers are not used, the lift along the exterior wall may be limited due to the elasticity of the slab.

There are many other factors influencing the cost of foundation repair including type of repair, engineering reports, and permits, which will be discussed in later articles.

Filed Under: Foundation Repair Information Tagged With: , ,
August 12, 2010 By

Granite Foundation Repair Describes the Problems with Mudjacking a Concrete Slab Foundation

There is no doubt that mudjacking can be used  to lift a concrete slab foundation.  The process entails pumping a slurry of portland cement and soil under high pressure through holes drilled into a concrete slab.

In many cases, mudjacking is the least expensive method of foundation repair, and the most expensive method of foundation repair. Rather than lift the structure with underpinning, the slurry is pumped through holes drilled in the slab and spaced 3 to 6 feet apart.

As its name implies, mudjacking can be used to “jack up” or lift a sagging foundation.

Four reasons why you don’t want to have your house mudjacked.

  1. As a void fill process after foundation lifting, it can lead to serious foundation problems in clay soil regions of Texas. When a void is filled between a lifted slab and the ground, better watch out.  Should the clay soil moisture increase due to a plumbing leak or heavy rain, the ground will swell. Pushing upward on the void fill material gets translated into pushing upward on the slab, causing the slab to heave.
  2. When lifting a house, if the mudjacking technician loses attention for a minute, the house can be over lifted.  There is no economical way to remove the excess cement/soil slurry mixture.
  3. A mud jacking slurry can find its way into a weak septic line.  In one instance, the slurry went all the way to the main sewer line in the street.  That became a $16000 problem with city.
  4. Plumbing is seldom cemented into the slab. The voids around a water pipe can allow the mud jacking slurry to enter the wall, rising until the sheetrock blows out.   It has also been know to raise bath tubs and shower pans.

The bottom line is that Granite Foundation Repair will never recommend mudjacking. It is far to easy to cause extensive house damage when using mudjacking to void fill or lift a house.

There are several valid purposes for mudjacking including:  lifting patio additions, lifting driveways, and lifting sidewalks.

Filed Under: Foundation Repair Methods Tagged With: , ,
August 12, 2010 By

Does Granite Foundation Repair carry Liability Insurance?

As a member of the Foundation Repair Association, Granite Foundation Repair is required to carry Liability Insurance.   The Association insists upon the annual receipt of evidence of insurance.

In the event of a catastrophe, liability insurance protects both the company, and the homeowner.

A Granite Foundation Repair employee can provide you with a certificate of insurance at the time of evaluation, or have our insurance company provide you with a named certificate prior to the beginning of work.

Filed Under: Foundation Repair Information Tagged With: , ,
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