January 1, 2011 By Leave a Comment

Steel Pier or Pressed Concrete Piling Repair?

Steel and pressed concrete pilings/piers are the most commonly use foundation underpinning repair methods in the Dallas and Ft. Worth areas.

Except in areas of shallow rock, the goal with underpinning should always be to drive it deep enough into the earth so as not to be effected by seasonal changes in moisture. In North Texas that depth is generally recognized by engineers as around 12 feet.

Steel piers are the preferred method for most long term foundation repairs. Steel piers are driven in sections to either load bearing strata or rock. Depths may be as great as 70 feet.

Pressed concrete pilings are a lower cost alternative to steel piers.   Concrete cylinders are driven to refusal in clay soil. Refusal in the Dallas Fort Worth area typically occurs at a depth of 8 to 15 feet, dependent upon soil moisture and weight of the foundation.   If the installer does not use water injection, depth may be somewhat more limited.

If you can afford the cost differential, always choose steel.    To learn more about the two systems, click here. You will find a very detailed comparison of the systems.

Steel pier foundation repair is our preferred method at Granite Foundation Repair. There are two types of steel piers that can be used for steel pier foundation repair. Straight steel piers and helical steel piers. Straight steel piers provide exceptional support and great long  term results. Helical steel piers provide good results as well, but have a different design and are ideal for providing lift in concrete foundations that have inadequate beams.

Make sure you have all the information you need before deciding on your method of foundation repair. Steel piers may cost a little more, but they will last much longer.

 

 

 

 

Straight steel pier driven deep to load bearing strata, typically rock. Illustration courtesy Granite Foundation Repair

Straight steel pier driven deep to load bearing strata, typically rock. Illustration courtesy Granite Foundation Repair

Pressed concrete cylinders are driven to load bearing strata. Typically compressed clay. Illustration courtesy Granite Foundation Repair.

Pressed concrete cylinders are driven to load bearing strata. Typically compressed clay. Illustration courtesy Granite Foundation Repair.

 

Filed Under: Foundation Repair Methods, Pressed Concrete Pier or Piling, Steel Pier for Foundation Repair Tagged With: , , , ,
January 1, 2011 By

How to choose a foundation repair company in Dallas Ft. Worth

At last count, over 120 companies were offering foundation repair services.  Some offer extremely low cost foundation repair.  There are a few simple steps to choosing a foundation repair company.

  • Check with the Better Business Bureau for accreditation rating and complaints.  With regard to complaints, problems do sometimes arise.  Check that the company promptly resolved the complaint.
  • Confirm a valid liability insurance policy of at least $1 million dollars.  If the unexpected occurs, you need assurance that the contractor can cover the damages.
  • Worker’s Compensation Insurance is extremely  important in Texas.  It protects the employee, the contractor, and the homeowner.  This insurance is normally paid by the contractor.   It is not cheap, so many forgo the expense.  If there is no Texas Worker’s Compensation Insurance, an employee injured on your property can sue you for all medical expenses.  Don’t accept a contractor’s promises to assume all liability. A contractor can not limit the employee’s ability to sue you, the homeowner.  The employee can not sue for medical expenses if he is covered by Worker’s Compensation Insurance.
  • Verify that the company has a clearly written, understandable and transferable warranty for all foundation repairs.   There is no insurance company in Texas that underwrites foundation repair and there is no State owned trust fund.
  • Verify all the terms of the contract. Do not accept any verbal promises.
  • Obtain a copy of the installation procedures for the repair method that you are buying.
  • Obtain references.
  • Obtain in writing that the company will not employ sub-contractors (who might not be insured).
  • Don’t be pressured to make a fast decision because of a $500 gift card or a deep discount offer.
Filed Under: Foundation Repair Information Tagged With: , , ,
January 1, 2011 By

How much will it cost to repair a pier and beam foundation?

Bad shim material for pier and beam. Image courtesy of Granite Foundation Repair

Bad shim material for pier and beam. Image courtesy of Granite Foundation Repair

Provided that there is no wood damage, the likelihood is that the cost to repair and level your pier and beam foundation will be in the range of $1000-$2000. Pier and beam foundation repair costs will vary depending on the amount of shimming or wood replacement that is needed.

A professional foundation repair company will shim the floor to level with steel shims.  Soft woods, most plywood, particle board, and wood scraps are not adequate for long term leveling and should be replaced.

Replacement of junk scrap shims increases the cost by $500-$1000, as the whole house must be leveled.  The results are well worth it. Be clear with the contractor to specify a total re-shim.  You won’t regret it.

Filed Under: Foundation Repair Information, Pier and Beam Foundation Tagged With: ,
January 1, 2011 By

Drainage for Pier and Beam Houses

The key to maintaining a historic pier and beam house is proper drainage.   When water accumulates or flows under a pier and beam house, it may cause either heaving (uplifting) or sinking of the piers.

Most historic houses around Dallas and Fort Worth Texas were constructed with Bodark tree posts buried two to three feet under the ground.   More recent houses are constructed with concrete blocks or poured cement posts.

Bodark post support for foundation

Bodark post support for foundation

Due to our moisture sensitive, expansive clay soils, water under a house is always a problem.

During dry spells the soil shrinks, lowering the post.  During wet periods the soil expands, raising the post.

In extremely wet conditions, clay soil turns to mud and all load bearing capacity is gone.

In the photo below repeated wet and dry cycles have caused the concrete pier to move off center from the beam that it was intended to support. The pier is no longer supporting the beam.  The homeowner may find that the floor above is springy or bouncy.

Due to alternating wet and dry soil conditions, the concrete pier has moved and is no longer supporting the beam in this pier. Photo courtesy Granite Foundation Repair.

Due to alternating wet and dry soil conditions, the concrete pier has moved and is no longer supporting the beam.    Photo courtesy Granite Foundation Repair.

Filed Under: Foundation Repair Information, Pier and Beam Foundation Tagged With: , ,