October 19, 2010 By

Why does soil consolidation cause a foundation problem?

Soil consolidation is a leading cause of concrete slab foundation failure of houses in Dallas and Fort Worth, Texas. The soil lacks the strength to adequately support the foundation.

Improper preparation of clay soil can cause consolidation, which means that the clay soil becomes more dense with time.  Soil consolidation can continue for decades.

During building site preparation, the developer should assure that clay soil is at the correct moisture content to enable adequate compaction in thin layers using specialized heavy construction equipment.

If you suspect a foundation problem is caused by soil consolidation, you may want to hire an engineering firm to perform soil consolidation testing.  Site testing can run upwards of $2500.

If your house foundation has failed due to clay soil consolidation, you should consult a construction attorney as you may be able to take action against the site developer and or builder.

The weight of a house will facilitate soil consolidation. One way to mitigate future consolidation damage is by having steel piers installed to take the load of the house off of the top soil in the areas where consolidation is taking place.  Sometimes it is necessary to pier the whole house  to fix foundation problems caused by soil consolidation.

Soil consolidation is common in the Dallas and Ft. Worth areas. If you suspect you have a soil consolidation issue, which is causing foundation problems, contact Granite Foundation Repair. One of our registered professional engineers will come out for FREE to perform a foundation inspection. Once a foundation inspection is performed, we can provide you with any foundation problems we see, the methods of repair we recommend and possibly the cause of your issues.

 

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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

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December 31, 2009 By

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

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.

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November 29, 2009 By

Foundation Repair Estimate for Dallas Plano Area Concrete Slab House

It’s common for people to call Granite Foundation Repair and ask for a ballpark estimate, the cost to repair a foundation.   In the Dallas Fort Worth and Plano area a concrete slab foundation repair typically costs in the range of $2000 to $10000.

Seven (7) factors effecting a foundation repair estimate:

  1. Extent of foundation damage.  Amount of movement across the structure.
  2. Structural integrity of the concrete slab foundation: thick slab, thin slab, reinforcing steel, and beam strength and placement.
  3. Height of the house.  Structural weight has a direct bearing upon pier placement.
  4. Foundation repair method: steel pilings, concrete pilings, helical piers.
  5. Root cause analysis of the foundation problem – perhaps drainage correction will solve the problem.
  6. House owner’s objective – short term fix or permanent repair.
  7. City requirements including permits and engineering reports.

Let’s not forget one other essential part of the cost of foundation repair, and that is the integrity of the company performing the foundation repair.  A few companies will take short cuts with your foundation repair, beginning with the initial evaluation and carrying right through to pier installation.

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September 12, 2009 By

Concrete is broken at an outside corner of my slab, do I have a foundation problem?

In all probability, you don’t have a foundation problem.  Due to stress from the walls, it is not uncommon for a wedge shaped piece of concrete to break off or crack at an outside corner.

Typically, at the top of the slab, the break will extend 4-8 inches from the corner, along both edges of the slab. The break will taper down to 1-2 inches at the bottom.  The concrete wedge may or may not fall off.

Now if you can see a post tension cable protruding from the concrete wedge, you probably need a post tension cable specialist to repair the concrete and assure proper cable tension.  It is important for all post tension cables and cable anchors to be well maintained.

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September 2, 2009 By

How do I use a soaker hose to water my concrete slab foundation?

Soaker hoses are often used to provide water around a foundation.  Place the soaker hose 12-18 inches away from house and turn it on to prevent the soil from drying.

Three items to avoid with a soaker hose.

1)   Never place a soaker hose in contact with the foundation.  Water will run down the side of the concrete beam and pool, turning our firm clay soil into mud. When that happens, the soil loses its ability to support the foundation.

2)   Never overwater. If the water is pooling or the ground is mushy, turn the water off.

3)   Don’t connect several soaker hoses.   Doing so causes uneven watering.  The further from the faucet, the lower the water pressure.

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September 2, 2009 By

How much will it cost to fix and repair my concrete slab foundation problem?

The short answer is that foundation repair cost can range from $1500 to $10000 or more.   Avoidance of repair may be as simple as correcting watering problems, which is free!

In all honesty, the cost of foundation repair cannot be answered with a phone call.  An inspector must look at the property.

For the home owner, Granite Foundation Repair will provide a comprehensive, free evaluation, which includes interior and exterior inspection as well as a site survey.  The site survey around the property looks for factors which may be causing the problem such as poor drainage, or soil slumping.

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