The foundation of a property is considered its backbone, and it plays an essential role in providing structural security to the building. Any damage to the foundation can have a significant impact on the safety and stability of the structure. So, detecting and fixing foundation problems at the earliest possible time is crucial. Neglecting foundation issues can have severe consequences, such as structural damages, safety hazards, and high repair costs. Throughout this post, we will explore the various types of foundation repair methods and techniques available.
Types Of Foundations
Before getting to the types of foundation repair methods, let’s look at the different types of foundations we normally work with. There are a handful of common foundations used for residential properties. Those foundations are:
- Basement Foundations:
This is one of the most common foundations that Bluebird CFW provides repair services for in Eastern Michigan and Northwest Ohio. It has a subterranean space at least eight feet deep to provide potential living space. It is made up of foundation walls constructed of concrete. The foundation walls are erected on concrete beams that run the entire perimeter of the basement. Those beams are usually poured on concrete footers. The concrete footers run the entire perimeter and are sunk at least 12 inches below the frost line. Lastly, a concrete floor is poured within the walls. If this all sounds complex with a lot of concrete, it is why basement foundations can be some of the most expensive ones to repair. - Crawl Space with Concrete Footings:
This type of foundation comprises short foundation walls built on concrete footers that allow enough space to crawl underneath the building. This type of foundation is less expensive to repair than a basement foundation. However, it is elevated and more exposed to mold and mildew due to moisture that can collect within the space. As a result, cracks and leaks are common, along with problems related to mold and mildew. - Pier and Beam Foundation
Also known as “pier and pile” foundations, the pier and beam type is the best foundation to use in areas where soil shifts regularly. This makes it ideal for coastal regions or areas where erosion is a constant concern. Like ocean piers, the design relies on driving long posts into the ground, well below the soil line, to solid strata. This eliminates most of the concern of shifting soil while also adequately supporting the heavy weight of the building. - Concrete Slab Foundation
Concrete slab foundations are some of the most common foundations you’ll find nationwide, especially in areas that don’t have concerns about the ground freezing or can’t have basements due to low elevations, rainfall, and flooding concerns. They are exactly as their name implies, acting as a giant footer for the structure with concrete reinforced beams.
Types of Foundation Damage
Foundation damage is a common problem faced by numerous homeowners. There are several types of foundation damage, each caused by various factors. Some of the most prominent types of foundation damage are as follows:
- Settlement
It is the most common type of foundation damage caused by the natural shrinking and settling of the soil underneath the foundation. Over time, the soil compresses and moves away from the foundation, causing the structure to shift and settle. - Cracking
Foundation cracks can be a serious issue that can determine the structural integrity of the building. The cause of these cracks is excess moisture, soil movement, or tree root intrusion. - Bowing or leaning
This type of foundation damage occurs when the foundation’s walls begin to bow or lean inward due to excess pressure from the soil. Turning or leaning walls can result from water pressure, soil erosion, or poor construction quality. - Sinking or heaving
It occurs when a part of the foundation drops or rises due to the soil shifting underneath. The shift occurs due to poor soil compaction, changes in the water table, or inadequate drainage. - Water damage
It can occur when the soil surrounding the foundation becomes saturated, causing it to shift or settle. Water damage can weaken the foundation over time, leading to cracks and structural damage. - Poor construction
A poorly constructed foundation may be more susceptible to damage over time if it has been poorly built or uses low-quality materials. This problem can include issues such as uneven footing or insufficient reinforcement. - Tree roots
Trees located near a home can cause foundation damage by absorbing moisture from the soil, causing it to shift and settle over time. Additionally, roots can grow into the foundation itself, causing physical harm. - Frost heave
This type of foundation damage occurs in regions with frosty climates. Moisture in the soil freezes during the winter, causing the ground to expand and push against the foundation, resulting in damage.
Identifying and addressing foundation damage promptly is crucial to avoid further complications such as structural failure, interior damage, and reduced property value.
Types Of Foundation Repair
When we provide you with our free inspection, we’ll not only determine the type of foundation you have but also the scope and severity of the repairs that need to be done. Although foundations are easy to identify, the repair can be complex, requiring professionals with the right training and products to appropriately affect the repairs. Bluebird CFW offers the solutions and experience to fix even the most unique foundation problems.
Our foundation repair services include:
- Slab Foundation Repair
- Settling (Sinking) Foundation Repair
- Pier and Beam Support
- Wood Pile Support
- Column Installation
- Building Lifting and Raising
- Slab Lift and Repair
- Soil Injection
- Retaining Wall and Seawall Repair
These are most but not all of the services we can provide for any necessary foundation work you may need. Our professionals are on the cutting edge of foundation repair and are ready to provide the appropriate repair method your foundation deserves. Once they examine your foundation type and the scope of repairs needed, they’ll make the appropriate recommendation on which method will best suit your foundation.
Common Methods of Foundation Repair
It is essential to watch for signs of foundation damage, such as cracks in walls, sticking doors and windows, and sloping floors. When it comes to foundation repair, several methods are common. The following are some of the most widely used methods of foundation repair:
- Slabjacking or Mudjacking or Grouting
This technique involves drilling small holes into the foundation and injecting a slurry mixture of water, sand, and cement grout beneath the foundation. In the following steps, the mixture will be repositioned to its original position once it has hardened. - Installing Steel Piers
This method involves inserting steel pipes with brackets through the unstable soil deep into the ground until they reach stable soil. The piers are attached to the foundation, and hydraulic jacks lift it back to its original position. - Concrete Piers
Like steel piers, this method entails pouring a cylindrical or rectangular structure under the foundation until it reaches stable soil to reinforce its strength. Once cured, hydraulic jacks lift the foundation back to its original position. - Helical Piers
Helical Piers are steel shafts with helix plates screwed into the ground to depths of around 20 feet. Then, hydraulic jacks lift the sandstone back into its original position. - Sealants and Crack Repair
This method is used for minor foundation issues and involves using epoxy or polyurethane injections to fill cracks in the foundation and prevent further water penetration.
The choice of foundation repair method will depend on the seriousness of the issue and the type of foundation. Timely intervention and repair can prevent more extensive damage and costly repairs in the future.
Techniques for Stabilizing a Foundation
As stabilizing a foundation is a crucial task for ensuring the structural integrity of a building, different techniques can stabilize the foundation depending on the nature and severity of the foundation problems. As mentioned above, they are:
- Grouting
- Mud Jacking
- Piering: Steel, Concrete, and Helical
Now, look at these stabilization methods’ pros, cons, cost, durability, and long-term effectiveness.
Pros of Stabilization Methods
- Cost-effective
The cost of stabilization methods varies depending on the technique used, but generally, they are more cost-effective than traditional road construction techniques. Therefore, it is an affordable alternative for budget-conscious projects. - Increased Durability
One of the primary reasons for using stabilization methods is increased durability. Treatments like chemical stabilization improve the soil’s overall strength, making it more resistant to erosion, shifting, and settling. - Long-term effectiveness
Stabilization methods offer long-term effectiveness, meaning they stabilize soil and keep it in place over an extended period. This feature is crucial in preventing natural weathering and soil erosion.
Cons of Stabilization Methods
- Requires infrastructure
Stabilization techniques require machinery, cement mixers, and other utilization equipment, making it challenging to execute in difficult-to-reach areas. These require the construction of roads and paths, which can make it costly and time-consuming.
- Limited scope
Stabilization methods are relatively low-tech, meaning they have a limited scope compared to advanced soil improvement technologies. It is, therefore, essential to consider the type of soil and the project’s needs to determine if it is suitable.
- Environmental issues
Some stabilization methods, particularly chemicals, may pose an environmental risk if not correctly handled. These chemicals may infuse the soil and contaminate groundwater, leading to detrimental effects on the environment.
The Cost, Durability, and Long-term effectiveness of Stabilization Methods
The cost is one of the critical factors to consider when it comes to stabilization methods. It varies depending on the project site, scope, location, and method type. Generally, traditional stabilization methods like cement and chemical stabilization are less expensive than advanced technologies.
On average,
- Grouting: Costs between $150 and $300 per cubic yard.
- Mud jacking: Costs between $500 and $1,200 per job.
- Steel piering: Ranges between $1,000 and $3,000 per pier installed.
- Concrete piering: Ranges between $500 and $1,200 per pier.
- Helical piering: Ranges between $1,000 and $3,000 per pier installed.
Stabilization methods vary in strength, and therefore, the durability of each technique is different. Traditional methods like cement and chemical stabilization last around 20 years compared to advanced types.
Stabilization methods have long-term effectiveness, largely depending on the method used. Traditional methods like cement are more durable than advanced methods, such as polymer stabilization, which offer short-term efficacy.
Factors to Consider Before Choosing a Foundation Repair Method
Here are some factors to consider before selecting a foundation repair method:
- Type of Foundation
Different foundations require different repair methods. For example, a concrete foundation may require hydraulic piers or slabjacking, while a brick foundation may require underpinning or mudjacking. - Cause of the Problem
It would be best to determine the cause of the foundation problem before selecting a repair method. Stabilization methods may be needed if the problem is due to soil movement or expansion. A complete foundation replacement may be necessary due to poor construction. - Severity of Damage
The severity of the damage will also determine the repair method needed. Minor cracks or settling may only require minor repairs, while more significant damage may require a complete foundation replacement. - Cost
It will be best to consider the cost of the repair method. Some repair methods may be more expensive, so choosing a strategy that fits your budget is important. - Time Frame
Also, consider the time frame for the repair. Some repair methods may take longer, so choosing an approach that fits your schedule is important.
In conclusion, pay attention to foundation problems! Choosing the right foundation stabilization methods to ensure the safety and stability of your building. By considering the type of foundation, the cause of the problem, the severity of the damage, the cost, and the time frame, you can select the best repair method for your needs.
Don’t Delay Get A Free Inspection Today
If you suspect an issue with your foundation, contact us for a free inspection and price quote to get a specific, tailored plan that will show how the foundation repair contractors at Bluebird CFW will return your home’s foundational integrity to where it should be.
