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Help, Metal Rod Sticking out of Foundation!

Metal Rod Sticking out of Foundation

The Trials and Tribulations of a Millenial Homeowner

It is no secret that homeownership comes with a learning curve. In fact, when my husband and I moved into our first home we were CLUELESS. Shortly after moving in, the heater suddenly stopped working. It was freezing that day(45 degrees is freezing to southerners), so I quickly called the HVAC repairman. An older man arrived at our house, took a few minutes to look at the system and said, “Ma’am, the heater isn’t working because your gas is shut off.” Amidst the chaos of moving, my husband forgot to transfer the bill into our name. As I mentioned before, we were CLUELESS. To make a long(and slightly embarrassing) story short, I learned the first of many lessons in homeownership; HVAC systems often use gas for heating.

Surprised by my lack of knowledge, my new friend/repairman had a true “dad-moment.” He stopped dead in his tracks and gave me a tutorial on how to operate various appliances, light the pilot lights, etc. Wow, talk about going above and beyond!!

Getting Back on Topic

As homeowners, we have to help each other out and share tips when we stumble upon them. You probably already knew that the HVAC uses gas to produce heat, so I can’t help you there. However, I do happen to know a few things about foundation settling in the Dallas – Fort Worth metroplex. In honor of paying it forward, I would like to share a few words of wisdom that a  wise engineer shared with me when I saw a metal rod sticking out of my foundation…

“If you notice a metal rod sticking out of your concrete slab, that doesn’t mean that you have foundation problems.”

During the construction of a slab on grade foundation, cables are arranged throughout the slab (per the direction of the engineer). Then, a machine is used to apply a calculated stress to each rod. After tensioning, every rod is trimmed and anchored to the slab edge. Finally, the pocket where the anchors are located is filled with cement. This magical process is why your slab can withstand so much weight!

plug for exposed rebar post tension cable in concrete slab foundation

Visible plugs are common in Dallas Fort Worth concrete slab foundations.

Many homes in Dallas – Fort Worth have noticeable patches where the post-tensioned cables have been sealed. In order to protect the post-tensioned cables from weathering and erosion, builders fill in the space surrounding the rods and seal each cable end. It is common for patches to be visible in the end product. The image above shows a typical concrete slab in Dallas – Fort Worth, Texas. In this case, there is no cause for concern but the homeowner should monitor the rods to ensure that they do not protrude any further.

post tension cable rebar sticking out foundation

Post-tensioned cables should be sealed to prevent rust and plugged by a professional.

This next image (above) shows a plug that has deteriorated over time. The post-tensioned rod is vulnerable and should be repaired immediately. Exposed cables are subject to water exposure which can cause the cables to rust and potentially snap. As such, these exposed cable ends should be cleaned and patched with non-shrink concrete to prevent damage. This repair should be performed by a qualified c0ncrete or brick mason. 

cable sticking out of foundation

Metal rod sticking out of foundation. Excessive settling caused this post-tensioned cable to protrude from the concrete slab foundation.

Occasionally, post-tensioned cables break and need to be repaired. If you happen to be nearby when one snaps, you will hear a loud POP! When a post-tensioned cable is severed, it is crucial that you call a Licensed Professional Engineer right away to prevent further damage to your home’s foundation.

“Your house isn’t going to crumble into bits.”

In conclusion, don’t freak out if you see something that resembles rebar sticking out of your home’s foundation. It doesn’t mean that your house is going to crumble. By using the tips discussed in this blog and others on our site, you can be proactive about your foundation’s health.

If you have concerns about your home’s foundation, call one of our Licensed Professional Engineers for a full evaluation. (817)576-1973

Don’t forget to pay it forward by sharing this article with another homeowner!

 

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Best Time of Year for Foundation Repair In Dallas

Understanding Seasonal Moisture Fluctuations

Foundation problems in Dallas – Fort Worth are often caused by shifting soils. Many homeowners notice that signs of foundation settling seem to come and go, depending on the season. The most common complaint is malfunctioning doors and windows. You’ve probably heard someone attribute the jamming to “the wood swelling from all the rain.” The reality is that in North Texas, swelling clay causes the more damage to homes.

Foundation Repair - Warning Signs. House foundation repair. Foundation Repair. Broken Foundation House Brick Wall.

The clay soil in Dallas – Fort Worth experiences expansion and contraction, depending on moisture levels. When it’s hot and dry outside, the clay soil shrinks. Adversely, clay has a tremendous capacity for retaining water. Heavy rainfall leads to swelling soil beneath our home’s foundation. To put foundation settling in a nutshell,

Your foundation becomes weak from the constant movement. Eventually, it cracks under the pressure – literally.

 

The Freeze (December-February)

During the winter, there is minimal rainfall and low, sometimes freezing, temperatures. The soil is relatively stable, leading some experts to believe winter is the best time for foundation repairs. Unfortunately, homeowners are reluctant to live in a construction zone during the holidays. Also, when the signs of foundation settling are less obvious, people tend to procrastinate on repairs. It is the classic, out of sight, out of mind scenario.

Spring Showers (March-May)

Many people plan home improvement projects during the spring. Often times, cracks are discovered during the process of replacing flooring or repairing damaged sheetrock. During this time, existing cracks may appear to grow as a result of swelling clay soil. Some experts suggest that spring is the best time to schedule foundation repairs, especially if you suspect that your foundation problems are worsening.

Monthly temperature and rainfall chart for the Dallas Fort Worth area in Texas.

Dog Days of Summer (June-September)

You will notice that during June through September, high temperatures are accompanied by low levels of rainfall. Contracting soil creates gaps beneath your home’s foundation. As a result, you may see signs of foundation settling.

As mentioned earlier, the clay soil shrinks during these periods of intense heat. Foundation repair during these so-called “dog days of summer” may lift your home too much. However, a Licensed Professional Engineer takes seasonal fluctuations into consideration when making his calculations. Foundation companies offer free estimates but proceed with caution. Only a Licensed P.E can ensure work performed on your home is necessary and correct.

“Fall” in Texas (October-November)

Summer seems to last half of the year in Texas, so there isn’t much of a fall season. Even so, fall is a great time to take a good look at your home’s foundation. Scheduling foundation repairs during this season will leave time to put the house back together before the holidays.

When is the BEST time to fix your foundation?

The answer is NOW! If you suspect that your home has foundation concerns, there’s no time like the present to call a Licensed Professional Engineer for a foundation inspection. He/she will present an 8-10 page Engineer’s Report highlighting issues and recommending repairs – if needed. If you do need piers, the engineer will tell you how many, what kind, and pinpoint the ideal placement.

Stop putting it off, schedule your foundation inspection today.

Call 817-576-1973 or email stephanie@tecdfw.com to get on the list.

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How do I Know if I Have Foundation Problems?

How do I Know if I Have Foundation Problems?

Most homeowners don’t pay attention to their home’s foundation until something goes awry. If you ignore some of these indicators of foundation problems, you could cause unnecessary damage to your home. It is important to take a proactive approach to detecting and repairing foundation settling. This article from Seattle Times mentions that more and more people are suffering from home foundation problems, but how does one evaluate these problems in the first place?

Signs you need to check

Like spotting a disease in its early stages, it’s best to be vigilant when it comes to home inspection and maintenance. The foundation is an important part of your structure, and once it’s damaged, the market value of your house can decrease tremendously. More than that, you’ll spend thousands of dollars repairing what could’ve been corrected if only you spotted the signs. Here are some early signs of foundation problems that you should be aware of:

  • Cracks in the Walls

These could be horizontal, vertical, diagonal, or even come as a pattern following the path of bricks and cement.  However they may appear, cracks are never a good sign. When watching out for cracks, you should pay special attention to the “joints” of the foundation or areas where walls are joined together with other walls, doors, the ceiling or the floor. You should watch out for jagged cracks and vertical cracks especially.

  • Stuck Doors and Windows

If your doors or windows seem to stick out or you suddenly can’t close them as you used to, this could be a sign that your foundation is shifting.

  • Uneven Floors and Floor Gaps

If floors suddenly become uneven, or if you notice a gap between the floor and the wall, then something could be awry.

  • Nail Pops

Many things could cause nails to suddenly protrude from your wall, but this can be caused by foundation problems as well, as it could be a sign that the foundation has shifted.

Calling an expert

Once you’ve spotted any of these signs, it’s best to call an expert right away. Foundation problems don’t just disappear over time. In fact, they get worse and you don’t want the problems to reach a point when it will become too expensive to fix. Like any disease, you will save a lot of money and time by getting the problem evaluated by an expert early on. By being proactive in repairing your home and making that decision today, you can save thousands of dollars and prevent your home from further decline.

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Home Inspection Checklist: 10 Ways to Prepare

Home Inspector | Dallas Fort Worth Arlington Mansfield 

Joe Bourget, Professional Home Inspector TREC License #22546

There are several challenges that a Home Inspector must overcome to keep the home inspection process running as smoothly as possible. If you are a homeowner or a realtor in the selling process, there are a few things you can do to help your listing shine during a home inspection. We interviewed Licensed Professional Home Inspector, Joe Bourget and he gave us this Home Inspection Checklist, 10 Ways to Prepare:

 

1. Don’t assume that the utilities are still on.

Confirm that the water, electrical and gas services (including pilot lights) will be on during the inspection so the home inspector can determine if the dishwasher, hot water heater, stove, electrical components, etc. are functioning properly.

2. Make sure your pets won’t hinder the inspection.

I love dogs! Unfortunately, they don’t always welcome me. Please remember to alert the inspector if animals will be present during the appointment. It is best to remove them from the premises to speed things along.

3. Check your light bulbs.

I can’t tell you how many homeowners forget to replace old light bulbs with new ones before an inspection. Take the time to replace any burned-out bulbs (prior to your appointment) to avoid a “light is inoperable” comment on the home inspection report.

4. Replace dead batteries.

Don’t forget to replace the batteries in your carbon monoxide and smoke detectors too! A home inspector will do a walk-through of your home and test these items. Any detectors with a missing or low battery will be listed in the report as a deficiency. It might not seem like a big deal, preparing ahead of time can help keep your home inspection report short and sweet.

Dirty or missing filters lead buyers to believe that the HVAC unit has not been properly maintained.

5. Check your filters.

Avoid an embarrassing reveal of filthy HVAC filters in front of a prospective buyer by checking them beforehand. When filters clog, they prevent proper airflow through the vents. Ill-fitting or dirty filters can cause the HVAC system to malfunction and will be noted in a report.

6. Clear debris away from the foundation.

Woodpiles, fallen branches, etc. create an ideal habitat for pests. To avoid a comment on “conducive conditions” for termites in your home inspection, clear a path before your inspector arrives.

7. Remove clutter.

Do a quick scan of the property and ensure that nothing is blocking access to major appliances, the HVAC equipment, all electrical service panels, hot water heaters, and attic entries.

8. Find your keys.

Make sure that you have copies of keys for sheds, attic doors, electric service panels, garages, exterior gates and any other locked areas that the inspector will need to access.

Per TREC standards, all tree limbs within 10 feet of the home must be noted in the inspector’s report.

9. Trim your branches.

Tree limbs should be at least ten feet away from your home’s roof. An inspector will make a note of any offending branches in his report.

10. Tackle small repairs in advance.

If your property has missing doorknobs, locks, latches, window panes, screens, gutters, downspouts, chimney caps, etc., it is best to fix those prior to listing your home. A Licensed Professional Home Inspector is required to note all of the above in the home inspection report.

Selling your home can be an emotional and arduous process. By preparing your listing with this home inspection checklist, you will set the pace for a hassle-free closing. Happy selling!

To schedule a home inspection in Dallas, Fort Worth, or surrounding areas, contact TEC today.

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Foundation Repair: Key Differences Between Pier and Beam vs Slab Foundation

home foundation repair Dallas TexasPier and Beam vs Slab Foundations

When shopping for a home, there are seemingly endless decisions to be made. It can be a tough choice when it comes to where to buy, when to buy, and whether to choose a pier and beam vs slab foundation. The entire process is enough to make anyone’s head spin!

We can’t help you choose the best school district, or select the perfect floorplan, but we can offer a quick lesson on the different foundation types to help you determine the right fit for your needs.

First, let’s make sure that you understand the terminology for the two most common foundation types used in the Dallas-Fort Worth area:


Pier and Beam Foundation

pier and beam foundation Texas

Commonly found in older homes, pier and beam foundations are comprised of several footings with concrete bases to support the home’s structure. A crawlspace is created beneath the floor for easy access to electrical and plumbing lines.

Slab Foundation

A concrete slab foundation, also known as a “slab-on-grade” foundation, is most common in new homes, and those built after 1970. Generally, these types of slabs are reinforced with steel beams known as tension rods.

Advantages and Disadvantages

Pier and Beam Foundation

Advantage: The availability of a crawlspace makes repairing electrical and plumbing issues a breeze. The hard part is convincing someone to crawl under there!

Advantage: The opening in the crawlspace also provides an opportunity to install additional insulation.

Advantage: Since the foundation has individual piers and beams, it is easier to isolate specific foundation problems. This helps the homeowner avoid costly repairs to the entire foundation.

Disadvantage: Rodents often seek shelter in crawl spaces and can build nests beneath your home. Along with those pesky rodents come fleas and other insects too. Yikes!

Disadvantage: Moisture can easily enter the crawlspace, causing creaky floors, mold and rotting. The increase in bacteria can be accompanied by an unpleasant odor as well.

Disadvantage: Pier and beam foundations often cost more due to the added time and expertise involved in the construction process.

Disadvantage: Unprotected water utilities in crawl spaces are more likely to freeze in harsh winter temperatures.

Slab Foundation

Advantage: Slab foundations are generally less expensive to construct and can be erected quickly.

Advantage: In cold weather, water utilities nestled within the slab are more resistant to freezing.

Advantage: It is easier to seal the home to prevent rodents and insects from inhabiting within.

Disadvantage: Slab leaks can cause major damage to your home’s foundation and repairs, in general, are more difficult to access without a convenient crawlspace.

Disadvantage: Concrete slabs can shrink, crack and even sink.

Which foundation type is more prone to settling?

Concrete slabs are more prone to settling in North Texas. Surprised? Consider that concrete slabs remain in constant contact with the soil. Texas’ severe moisture fluctuations have a direct impact on slab foundations. As such, homeowners are urged to implement foundation watering practices to balance the moisture level around the perimeter of their home.

Is purchasing a pier and beam home a “bad investment?”

Absolutely not. Pier and beam homes have many perks! The best way to ensure that any real estate purchase is a secure investment is by hiring a specialized professional to perform an independent evaluation.

For information on TEC’s Licensed Home Inspectors click here.

Call 817-576-1973 or click here to schedule your inspection.

Concerned about your home’s foundation? A Licensed Professional Engineer should be your first call. Click here for more information.

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Protect Your Investment

Protecting Your Investment Means Protecting Your Home’s Foundation

Making the decision to invest in real estate is a huge commitment! Once the closing papers are signed, you’re on your own to repair and maintain your home.

In Texas, maintenance ALWAYS includes foundation preservation. 

Whether you are in the market, or have been living in your home for decades, call an engineer for an independent evaluation if you see signs of foundation movement. An engineer is the ONLY person qualified to detect deficiencies in your foundation and identify the source.

When foundation problems occur, your first instinct may be to:

  • Procrastinate on repairing the issues
  • Attempt to fix the damage yourself
  • Call the repair company

All of these three actions are risky, and potentially costly! If you procrastinate, you could end up with an ever bigger problem in the future. If you attempt to make repairs yourself, you might worsen the situation, wasting hundreds (if not thousands) of dollars in the process.

“Why wouldn’t I just call a foundation company?”

By calling a repair company, you risk overlooking the cause of the foundation shifting. That is kind of like putting a bandaid on a broken leg. The end result could mean more damage to your home. Avoid making a mistake in judgement; get an independent evaluation.

A licensed professional engineer provides a structural assessment of the foundation and surrounding property. He will outline potential concerns and provide proper solutions.

Engineers aren’t trying to sell you repairs. Instead, an engineer provides a report detailing any issues, and highlighting the cause. 

Once  you have your Engineer’s Report in hand, you will be armed with knowledge to help you negotiate repair charges from the foundation company, if needed. Sometimes, the solution is a lot less costly and complicated than our client’s expect.

“We understand that all houses move. It is our job to determine whether the shifting is acceptable and to identify when it is necessary to take action.”                          

– Tommy LaLonde, P.E.

Protect your investment and put your mind at ease, call Tommy.
(817) 576-1973

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How to Pick a Great Foundation Repair Company

Finding the Right Foundation Repair Company

If you have a foundation problem or you suspect that you have one, you want the best foundation repair company to repair the damage. The foundation is what your home rests on, and a problem in this area generally leads to more problems for the rest of the house.

So how do you pick a “great” foundation repair company? It’s not all about who charges the least. Trying to save a few dollars here can be a costly mistake.  An incompetent repair team may not only fail to solve the problem, but also worsen it!

To pick the right foundation repair company for your needs, here are some guidelines to consider:

Recommendations

Probably the best and most trustworthy evidence of a foundation repair company’s ability would be the recommendations of former customers. If you have friends who have enlisted the professional services of a foundation repair team, ask them about their experience. Did your friends have problems with the repair team? Was the foundation problem solved? How long did they take, and did they finish within the deadline they set themselves?

If none of your friends have ever hired a foundation repair specialist, then perhaps your foundation engineer can recommend a few. Be sure to ask for references from each foundation repair company you talk to. If they’ve been in business for a while, they should have lots of customers who are willing to give testimonials.

Accreditation

It’s also a good idea to make sure the repair company is accredited or a member of good standing in a professional association. Consider a company that is accredited by the Better Business Bureau. You can check how many customer complaints have been lodged against them and whether any or most of these complaints have been resolved.

A membership in a professional association (such as the Foundation Repair Association or the Foundation Repair Network) can also be an indication of professionalism. Often there are standards to be met before a membership is granted. The conditions for membership may include a certain number of years in the industry, proof of proper education, and passing an exam. These organizations may also insist on proof of moral good standing.

Your Own Opinion

Finally, you should trust your own instincts and perceptions. Talk to each of these companies and make your own observations. If possible, visit their office and check to see if everything looks organized and professional.

Ask the right questions, such as:

  • How long have they been working in the industry?
  • Do they have worker’s compensation and liability insurance?
  • Are they willing to send you a certificate of insurance?
  • Will the workers be company employees or are they temporary workers?
  • Will there be a supervisor to oversee things on site?
  • Do they offer a free quote?
  • Does the company have the equipment and resources needed to fix the damage caused by the foundation problem?
  • How long will the job take?

Once you’ve selected your foundation repair company, make sure you read the contract carefully. If you don’t understand something ask them to clarify. With the right company, the job should be done efficiently and for a reasonable fee.

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Dallas Fort Worth Foundation Repair – Special Considerations

Dallas Fort Worth Foundation Repair

Sometimes when foundation repair is being done in the Dallas and Fort Worth area, some special circumstances may be taken into consideration, including earthquake potential and the structural problems of older or historic homes.

Dallas Fort Worth Foundation Repair – Special Considerations

Foundations and earthquakes

You don’t often think of the Dallas–Ft Worth area as earthquake-prone. But the Dallas area has recorded some fairly strong earthquakes recently. In January 2013, a 3.0-magnitude earthquake hit northern Texas, with the epicenter just 3.5 miles east of the Dallas/Fort Worth International Airport. In October of 2012, the same approximate area was hit by two earthquakes measuring 3.4 and 3.1-magnitude.

According to Cliff Froehlich, associate director and senior research scientist at the University of Texas at Austin’s Institute for Geophysics, these earthquakes are happening because the area just south of the Dallas/Fort Worth International Airport had been inundated with wastewater due to hydraulic fracturing. Although the water is no longer being added, the damage to the faults may have been already done.

If earthquakes in the area become more frequent, then the foundation repair may include strengthening it against earthquakes. Doing so may prevent extensive damage, which may be so serious that the only solution afterwards is to completely rebuild. An earthquake can make foundation problems even worse. Even with insurance the cost of repairing earthquake damage may run into the tens of thousands of dollars, while strengthening a foundation against earthquakes may cost only a few thousand dollars.

Old and Historic Homes

If you live in one of these stately residences, you may not be aware of structural problems in your home.  Many of these homes were constructed with no thought given to the weight that the foundation has to bear.

Here are some examples:

  • One common problem in old two-story homes involves point load deflection. In most of these older homes, a considerable amount of the 2nd-story weight is passed on to the ground floor through the walls. Sometimes, instead of a wall there’s a header to transfer the upper weight, and the weight is passed to one side of a door frame. That point load rests on the floor, and eventually the floor will bow.
  • Hallway walls are generally load-bearing, but a wall may sometimes have no girders and supporting piers. As the years pass, the wall and the floor will sag and bow down.
  • Sometimes the girder was put in the middle of the hallway, with both hallway walls unsupported. This is often the reason why the middle of a hallway will have a hump.

If your home foundation has any unusual problems, or if there are special circumstances involved, then it’s a good idea to contact a qualified structural engineer. They can then provide you with a detailed foundation inspection report. You will find a number of experienced companies that are well-versed in dealing with the special circumstances surrounding soil movement in the area as it pertains to Dallas Ft Worth foundation repair.

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5 Tips For Dealing with Home Repair Contractors

Home Repairs, Guide tips 5 Tips for Dealing with Home Repair Contractors

Home repair contractors range from honest and hardworking … to unreliable and dishonest. Although it would not be fair to make a sweeping generalization, it is safe to say that any time you decide to invest in costly repairs it is wise to proceed with caution. Otherwise, you might end up with people who, instead of saving you money and protecting your investment in your home, would plunge you into a financial hole, leaving you full of regret.

Here are 5 tips for dealing with home repair contractors to ensure satisfactory services rendered:

  1. Verify Legitimacy

Before anything else, always check the legitimacy of the contractors you plan to hire. Do they have the appropriate license to contract for home repairs in your state? This is crucial because not all states have the same laws and regulations for various trades and businesses.

  1. Do a Background Check

Nearly everything can be found online these days, including consumer feedback about goods and service providers. Of course, you’ll need to sift through to identify valid complaints and separate the “real” positive recommendations from the self-serving press releases. Here are a few things to look for:

  • transparency about costs and/or billing practices
  • professional courtesy or ethics
  • capability and efficiency; resources available such as manpower
  • willingness to correct any mistakes or misunderstandings amicably
  1. Have a Plan

You, as the contracting party, are entitled to have a plan for home repair that you want followed. Some contractors will want to muscle-in and impose their ideas on you. But no matter how experienced a contractor may be, it is always you who should have the last say. After all, it is your home and you are the one who will be paying for the services. Therefore, your suggestions and decisions are just as valid as that of the contractors. Keep in mind that a professional will welcome discussions and suggestions, and will take time to explain the needed repair work.

  1. Get Everything in Black and White

Avoid verbal agreements. Everything that you and the contractors agree upon should be in writing. Supporting illustrations or photographs, when available, should also be part of any agreements. This is for mutual protection, so do not hesitate to get this done before starting the home repairs.

  1. Pay for Services Promptly

Trust is a two way street! Make sure that you have reserved or allocated more than enough funds for the repairs. The contractors are running a business. It is important to pay invoices on time, in the amount and terms agreed upon.

The key to a harmonious relationship and a positive outcome when dealing with home repair contractors is to be mutually professional towards one another. The goal should always be a win-win situation.

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Foundation Repair Methods

Your home’s foundation can be beset by numerous types of problems, and it’s a good thing that there are several ways to improve a foundation. Sometimes, though, foundation specialists may offer several different solutions to a particular type of problem. And as the homeowner it’s your responsibility to find out about various foundation repair methods so that you are aware of the advantages and disadvantages.

Foundation Repair Methods

Deep repairs

When fixing the home, a lot of attention is focused on deeper repairs so much so that when discussing foundation repair methods these are often the only methods discussed. These methods are designed to lift concentrated loads, and it involves bypassing unstable soil by putting the weight of the home into a different layer of ground.

There are basically four deep foundation repair methods most often used for homes in the Dallas area (and in Texas in general):

  • The bell bottom pier method. This standard method uses poured concrete reinforced with steel rebar to hold up a home. Many experts believe it to be quite safe and beneficial, although homeowners will have to wait two whole weeks for the concrete to dry so that it can work properly.
  • Pressed piling method. With this popular method, precast concrete cylinders are installed and the weight of the house is used to drive it in. Unlike the first method, there’s no need to wait for the concrete to cure, and the total repair time is comparatively brief.

However, the list of disadvantages is somewhat lengthy—so much so that these disadvantages are the subject of an entire article on its own. Because of the many drawbacks, some effort to modify this method have been attempted (such as by inserting a piece of rebar into the concrete cylinders); however, several experts believe that these modifications are insufficient and may also cause new problems.

  • Steel piling method. This method has steel pilings replacing concrete cylinders altogether. Without the use of concrete, there’s no need to wait for it to cure and thus it shortens the repair period. But according to experts, rearranging heavy items within the home can cause the foundation to shift, and the weight of the home itself may not be sufficient to drive the steel cylinders onto the stable layer of ground.

Shallow repairs

If the foundation problems aren’t too serious, you may find that you don’t need to dig deep to fix them. When you only need to lift non-concentrated loads like slab floors, shallow repairs can be performed, and you don’t need to spend as much as you would with deep repairs.

  • Slab jacking. When you need to raise or support outdoor concrete slabs, you can have grout injected under your concrete to fill in the spaces so that the concrete can be raised. The grout expands and pushes the foundation back into its proper place.
  • Foam jacking. This method uses foam (high density polyurethane) instead of concrete.

Stabilizing the soil

Since (generally speaking) you put all the weight of the house on the soil itself, why not find a way to make the soil itself more able to bear the burden? It’s called chemical grouting, and it involves injecting the ground below the foundation with chemical grout. This method boosts unstable soils to make it more solid.

Hopefully this will give you a little more information about the various foundation repair methods. In order to determine the best foundation repair method for your home, we recommend an objective foundation inspection from a qualified structural engineer.