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.
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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.

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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.

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June 27, 2010 By

Why Does the Cost of Concrete Slab Foundation Repair Vary by Contractor?

Five reasons for foundation repair cost differences:

  1. Pier spacing: There are established quidelines for pier spacing for both one and two story concrete slab foundations. Sometimes these are violated to provide a “low bid”
  2. Cost of installing piers: The installation cost for concrete cylinders pilings is dependent upon soil moisture and installation technique.  When soil is dry, a reputable company will water inject to achieve greater piling depth. Water injection takes longer and costs more in materials and man-power. The result is well worth the additional cost of foundation repair.
  3. Pier type: In the Dallas Fort Worth area the two most common piers are concrete pilings and steel piers. Steel piers are driven to rock or shale, while concrete pilings are limited in depth by soil moisture and the weight of the house.  A deeper drive is alway preferable.  In areas of Houston, where rock is 600 feet deep, steel in not practical.
  4. Insurance: A reputable company will carry Liability Insurance and Workers Comp Insurance.  This insurance is expensive.  Workers Comp Insurance assures that if a worker is injured at your house, his injury is fully covered by the company. Without the insurance an injured worker can seek reimbursement for all medical costs from the homeowner.
  5. Permits: There is the direct cost of the permit, and the indirect cost of an engineering report by a professional engineer. Skipping the permit process can save upwards of $600…unless the city catches the violation.
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January 1, 2010 By

Discount Foundation Repair in Dallas Ft Worth Save $1000 – Part 4 in a Series

This is part of a continuing series to educate the homeowner on how low cost foundation repair companies may cut corners.

“Save $1000 on discount foundation repair”.  You may have better luck with the tooth fairy, because foundation repair is not a non-profit business.  To save a $1000, shortcuts will be taken.

Labor is a major component of foundation repair cost.  Budget foundation repair companies reduce the cost of labor by using semi-skilled and even unskilled contract labor.  Day  laborers can save a lot of money, and with any luck, they won’t damage much of your property.

Granite Foundation Repair does not use day laborers because they aren’t attuned to proper installation processes.  Following a prescribed installation process takes time and training. Which means that one must invest in a well trained work force.

Contract labor  typically saves upwards of 20%.   In the long run the contractor may experience a high warranty claim rate, but will he even be around when you need him.

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December 31, 2009 By

Discount Foundation Repair in Dallas Ft Worth Texas/ Part 3 in a Series

This is part of a continuing series. Don’t be mis-lead by deep discount foundation repair .

A disreputable foundation repair company will short drive piers/pilings. Saves on material cost and installation time.   It is easy to drive short pilings in clay soil when concrete cylinders are used.  And for a couple of years, all will look fine.  But don’t be mislead.  Read on:

Pressed concrete piling depth is achieved by using hydraulic force against the weight of the house.  The dryer the clay, the more force is required to achieve pier depth.   The goal in driving pilings is to drive downward to the zone of minimal seasonal moisture variation, or rock.  At the zone of minimal seasonal moisture variation, the pier provides maximum long term support.

Four most concrete slab house repairs, at Granite Foundation Repair, we prefer steel pilings, which always drive to rock.  A lot can be done though to drive concrete cylinders/piers/pilings to maximum depth.  During dry weather, there are several tricks that a discount foundation repair company can use to level your house while attaining a pier depth of 3-5 feet.  This depth is good enough to lift the house, but not to provide long term stability.

What is the foundation repair company’s warranty and remedy for a sinking pier?  ADD MORE STEEL SHIMS. That often fails to stop future subsidence.

Here are 3 ways to achieve maximum depth, maximum stability, which the discounter will avoid:

1. Water injection:  At Granite Foundation Repair, we typically hydrate dry clay soil in 3-5 spots per pier using high pressure water injection.

2. Slow, steady hydraulic driving: A patient installation crew member can achieve 2-5 more feet of depth by using a slow push.

3. Don’t take breaks: When the drive of a single piling is interrupted for more than about 20 minutes, the force to resume the drive increases exponentially with time.  During a drive, a cone of soil occurs at the end of the concrete pier. When the drive stops, the cone disappears.  Resuming the drive means overcoming the forces of flat clay resistance.  Also, during a continuous drive, clay particles slip past the porous concrete. Stop the drive and the clay sticks to the cylinder.

Good stable foundation repair is as much about the process as it is about the base material.  Discount foundation repair is all about taking shortcuts to save the installer money.  In the long run the homeowner may have a lot more problems as a result of deeply discounted foundation repair.

Filed Under: Foundation Repair Methods Tagged With: , , ,
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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December 31, 2009 By

Discounted Foundation Repair in Dallas Fort Worth Texas Part One of a Series

Far too many companies prey upon homeowners with the lure of discounted foundation repair.  This series of articles will touch upon several ways a foundation repair company can offer cheap, discounted foundation repair.

Part one: Are materials cheaper?  The foundation repair material is only cheaper if the discount foundation repair company uses inferior foundation repair materials.

One way to do this is to use low quality concrete pour samples, given away free by the state and federal highway concrete test houses.  The 12 inch cylinder looks like a normal pier component, but the giveaway is the absence of a hole in the center.  During highway construction, concrete samples are poured and tested for strength.  The lot of samples is retained until all reports are submitted. Then, pass or fail, the samples are scrap for the test house and given away to anyone who wants to cart them off.

So ask to see a sample of the pressed concrete pier before you sign the contract.  Then, be present during installation.

At Granite Foundation Repair we buy from reputable manufacturers who have submitted representative concrete cylinder pier samples to an independent test house.

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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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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

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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.
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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.

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