Structural cracks that cause a weeping foundation need professional intervention. For these, a structural engineer or foundation repair contractor should be consulted.
Foundation specialists use a variety of methods to repair foundation issues like sinking concrete and bowing walls. These solutions are often long-lasting, but their success depends on the underlying cause of the problem. Contact Plano Foundation Repair for professional help.
Underpinning is a technique that repositions and strengthens an existing foundation to prevent structural damage and further movement. It involves placing additional support under the foundation, usually steel piers. This helps redistribute the weight of the building over a larger area, which reduces settlement and stress on the structure. This is a complex and disruptive process that should only be undertaken by professionals.
This method is especially useful for homes built on expansive soils. These soils are likely to swell and shrink as they dry, which can cause the foundation to shift or crack. Underpinning is also used when a new excavation close to an existing foundation cuts into the bearing capacity of the foundation. This is particularly common when foundation repairs are necessary after a building has been added to or extended.
If you notice a change in your home’s structure or stability, it is important to get underpinning services immediately. In addition to preventing future damage, it can also help reduce maintenance costs and extend the life of your property.
Signs of a weakening or shifting foundation include door and window frames that no longer open or close properly, cracks in walls, floors, and ceilings, and changes to the slope of your yard. If you’re unsure whether your foundation is in need of underpinning, a structural engineer can inspect the structure and determine the most appropriate solution.
When the time comes to underpin your foundation, a structural engineer will typically use one of two methods:
Enlarging Existing Foundations: This method repositions and strengthens existing foundations by extending or adding footings to reach deeper soil layers or bedrock. It may also involve the use of helical piles to create a deep foundation for an existing basement or other underground structures.
The Pier-and-Beam Underpinning Approach: This is a modern method that uses steel piers to stabilize and support your foundation. It’s a cost-effective and efficient way to strengthen your foundation and reduce the risk of sinking or shifting.
The key to any successful underpinning project is planning. If possible, you can perform some of the prep work on your own to save money and minimize disruption. Clearing the area around your foundation, removing landscaping, and other small tasks can reduce the amount of labor that your contractor has to do and can lower your overall repair bill.
Slabjacking
If your home is built on a concrete slab foundation, it’s important to have your slab periodically checked and repaired for issues that might lead to significant damage. These issues can include cracks over 1/2 inch wide, sloping of the slab or the home, and gaps at the doors and windows. When these problems go unrepaired, they can cause serious structural damage to your home and lead to other costly repairs such as basement flooding or mold growth.
One of the most common repair methods is called slab jacking or mud jacking. It involves drilling holes into the concrete slab and injecting a grout mixture or polyurethane foam beneath it. This material fills the voids and lifts the slab back into place. This is a cost-effective and efficient solution for homes with sinking concrete slabs.
In addition to slab jacking, a variety of other concrete repair solutions are available. Steel piers can be installed under a slab to provide additional support and prevent further movement or shifting of the foundation. Drainage solutions can also be implemented to help prevent water accumulating around the foundation, minimizing erosion and moisture damage.
While it is possible to perform some repairs on a concrete slab yourself, this process requires the use of heavy equipment and knowledge of proper safety practices. It’s best to have a professional slab repair contractor evaluate the problem and implement long-term solutions.
Mudjacking can also be used to raise and level concrete slabs that are not damaged, but have shifted due to poor compaction of the soil underneath. It’s important to have these projects conducted by a licensed and experienced contractor that specializes in slab repair.
The last step of any mudjacking project is caulking any cracks in the slab. This is a very important step that should be done properly to ensure water doesn’t penetrate under the slab and cause further problems. Proper surface cleaning is required before this process, as well as careful application of the caulking to ensure a clean and even layer. In addition, adherence to the recommended cure time is essential for this process to be effective.
Steel Piers
When soil conditions are unstable, steel piers can offer a stable foundation solution. These strong support structures are driven deep into the ground to reach load-bearing bedrock. They are a popular choice for commercial, industrial, and multi-family building projects where heavy loads require extra strength. They are also ideal for regions prone to seismic activity.
The installation process is efficient and hassle-free. It involves hydraulic driving, which is less invasive than traditional concrete pouring and curing. It also eliminates the need for extensive excavation. The time savings and environmentally friendly nature of this method make it a great option for foundation repair.
In addition to their exceptional strength, steel piers are resistant to soil movement. They are also more durable than concrete piers. KC Pro recommends that you choose galvanized steel for this type of support, as it resists corrosion from natural elements such as rainwater and minerals in the soil.
Whether your foundation is in need of repair or you want to prevent future problems, KC Pro can install steel piers for your home or business. We’ll transfer the weight of your structure from unstable soil onto the piers to stabilize the foundation. This can help resolve issues like tilting or leaning walls, cracked or bowing basement walls, and sticking doors or windows.
If you’re considering a steel or concrete pier, consult with experts to determine the best fit for your property and budget. Consider the cost of long-term maintenance as well as your home’s location and soil condition. We are familiar with the soil conditions in this area and will conduct thorough soil testing to determine the pier type that’s right for your property.
Masonry Patches
It’s important to act promptly on foundation cracks, as ignoring them could result in further damage, water infiltration and even structural failure. Fortunately, there are many different options for repairing foundation cracks. In some cases, a simple patch is all that’s needed, and there are also concrete repair products available that can be used to extend the life of your foundation.
Whether you choose to use a patch or concrete repair product, it is always good to prep the area. This means removing any dirt, debris or concrete chippings from the crack surface. It’s also a good idea to wear safety glasses and gloves if you’re doing the work yourself, as cement and concrete can easily chip off and project small particles into your face and eyes.
Once the area is prepped, it’s time to start putting in your patch. This process requires a lot of patience as mortar is something that can be quite difficult to get to bond well. First, the patch needs to be thoroughly wetted. Typically, this will be done using a sponge rather than a hose as overwatering can lead to the patch failing quickly. Once the patch is ‘wet’ it needs to be spread into the crack with a metal spatula and applied with pressure in order to squeeze it into all of the nooks and crannies.
It may be necessary to apply several layers of mortar in order to fully fill the crack. After the mortar has set or dried, it’s a good idea to protect the new surface with a waterproof masonry sealer in order to prolong the life of the foundation and prevent moisture from entering through any cracks in the future.
There are some products on the market that are designed specifically for masonry crack repair and they usually work much better than traditional mortar-based products. These types of products tend to have shorter drying times and they utilize strong adhesive properties like hydraulic cement, vinyl concrete, epoxies or silicones. They’re also extremely versatile and can be used on a wide variety of surfaces.