November 21, 2010 By

Why are foundation repair evaluations different?

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.

Filed Under: Foundation Repair Information, Foundation Repair Methods Tagged With: ,
November 13, 2010 By

Will the Cracks in my Brick Wall Close after Foundation Repair?

Most of the time, cracks in brick will close when the foundation is repaired. Foundation repair does not guarantee that your cracks in the bricks will close, but the chances are good.

Consider a crack that is wider at the top than at the bottom that has occurred about 10 feet from the end of a sagging wall.  As the slab and wall are lifted, the crack will probably close.

If the crack width is relatively uniform from top to bottom, it is seldom practical to close the crack by lifting a slab.  Lifting a slab may close the top of the crack, but the bottom will probably remain open. As the foundation has undulated up and down with changing moisture and expansiveness of the soil, the brick wall has literally walked along slab.

Crack in brick wallIn the example above, the crack will probably close when the sagging foundation on the right is lifted. Crack is wider at top than at bottom.   Photo courtesy of Granite Foundation Repair.

Closing cracks in your wall, interior or exterior, is a benefit of foundation repair. Cracks in your bricks almost always mean you have some sort of foundation problem. To understand what type of foundation problem you have, it is best to schedule a foundation inspection to pinpoint what issue you have and what it will take to fix it.

Cracks in your brick should at a minimum become smaller after foundation repair. Again, many times they will close completely, but not always.

For more information on foundation repair or to schedule a foundation inspection, please contact Granite Foundation Repair today.

Filed Under: Foundation Repair Information Tagged With: ,
November 11, 2010 By

Will my concrete slab house be level after foundation repair?

House leveling is an expectation of  foundation repair that may or may not be attainable.

A reputable foundation repair company will not promise a level foundation for 2 reasons:

  1. The foundation may not have been built level.
  2. A reasonable expectation is to attain 1/2 to 2/3 of the elevation loss caused by foundation failure.

The goal of foundation repair and underpinning is to lift as much as the structure will allow. Or stated in another way, to lift as much as practical.   To lift further can cause additional cracks in walls and ceilings.

Be cautious of anyone who promises that foundation repair will level the house.  A good foundation repair evaluator can make a reasonable guess of  the impact of underpinning.  It is foolish to make a promise which the structural constraints of the walls, ceiling and slab may not allow.

Filed Under: Foundation Repair Information Tagged With:
November 2, 2010 By

Foundation Repair Costs for Slab Foundations

A concrete slab foundation problem needs prompt evaluation and professional foundation repair.  This will help to minimize the total cost of repair and collateral damage such as the cost to fix walls and ceilings.

  1. It is important to get a thorough evaluation of the problem.  Reputable foundation repair companies in the Dallas Ft Worth Texas area will perform an initial foundation evaluation at zero cost to the homeowner.  As a part of the repair process the foundation company will engage a professional engineer.  The cost of a professional engineer’s report is in the range of $450-$800. Should soil samples be required, be prepared to pay an additional $1200-$2000 for a geotechnical report.  A complete foundation evaluation will include elevation measurements with a quality instrument such as a Compu-Level.
  2. Crack repair can cost $500-$2500.  Crack repair is usually one element of a more complex repair plan.
  3. Foundation problems often require underpinning to regain foundation strength.  Underpinning a foundation requires piers or pilings every 6-8 feet in the area that is failing.  The cost of piers depends upon the type of pier used and the number of piers required.  Exterior piers can cost $350-$600 each.  If it is necessary to cut holes in flatwork such as sidewalks, porches or driveways, add $75-$125.  When interior piers are required to fix the foundation problem, add $125-$175 per pier. Tunneling may be required to preserve interior floor coverings. The cost of tunneling in the Dallas Fort Worth area is $200-$275 per linear foot, plus the cost of interior piers. Underpinning a corner of a house foundation can cost $2500-$6500.
  4. The cost to mudjack a foundation is in the range of $2500-$8500. Mudjacking may lead to additional problems and is not normally recommended for foundation problems in areas of expansive clay soil.
  5. Most cities in North Texas require a permit for foundation repair. The cost of a permit is in the range of $75-$150 and may be a flat percentage of the cost of the foundation repair.  Dallas charges a minimum fee plus 0.9%.
  6. Drainage correction may augment underpinning at a cost of $1100-$5500. Drainage correction may eliminate the need for foundation repair and underpinning.
  7. The total cost to fix a medium sized foundation problem can run $3500-$8700.  The cost to repair an extensive foundation problem is in the range of $9500-$28000.   Insurance usually does not cover the cost of foundation repair.
Filed Under: Cost of Foundation Repair, Foundation Repair Information Tagged With: