Foundation repair is generally required when a structure settles beyond normal parameters to the point that stress causes cracks and breaks. Both residential and commercial structures are subject to normal settling within the first five years or so after construction. More than a few inches of settling is usually not observed. Foundations can handle that much without issue.
When settling is excessive enough to cause damage, foundation lifting might be a viable solution. If not, other types of repairs can be affected. The Concrete Raising Company specializes in a process known as mudjacking. The process utilizes a foundation raising material that can level cracked and sinking foundations without major construction
Why Foundations Settle and Deteriorate
Foundations have two big enemies: time and weather. In terms of the former, every home and commercial building will settle at least a few inches. It is normal. Soil, no matter how well it is prepared and compacted, will sink to some degree under the weight of the structure on top of it. Eventually, the soil will reach optimal compaction and no longer settle.
If optimal compaction is achieved within the first few years, settling generally stops and no damage is ever observed. But if it takes five years or longer, the risks of damage go up. Why? Because then you have to add weather to the equation.
Everything from excessive rainfall to winter freeze-thaw cycles can undermine the soil underneath a foundation. In areas where soil contains a lot of clay, there is the added issue of expansion and contraction based on water content. So the longer it takes for clay to reach optimal compaction, the more likely inclement weather could lead to excessive settling.
Signs of a Foundation in Need of Repair
Foundations that naturally settle as expected do not generally deteriorate as a result of that settling. On the other hand, excessive or uneven settling can cause big problems. Said problems will eventually become too evident to ignore.
Here are four signs of a foundation in need of repair:
- Foundation Cracks – Homes with basements generally have foundations consisting of a concrete slab and cinder block walls. Any cracks in the walls could suggest excessive or uneven settling. A crack in the floor is a big warning sign.
- Wall Cracks – Cracks appearing in a home’s interior walls are another sign. They generally appear in the corners of doors and window, beginning where two pieces of molding are joined, then emanating upward from there.
- Sticking Windows – Windows that stick despite opening freely in the past could suggest misalignment due to settling. The same goes for doors. Sometimes visual inspection of a window or door frame reveals it is no longer square.
- Basement Flooding – Even the best foundations may suffer from minor water seepage after heavy rains. It is nothing to worry about. But if a basement floods frequently, the foundation could be compromised.
In the most severe cases, excessive settling and deterioration can cause roof problems. Leaks in the peak are one possible sign. Also look for leaks around air vents and skylights. A roof that is damaged as a result of foundation problems tends to spring leaks in those key locations.
Why You Shouldn’t Ignore the Signs
Ignoring the signs of a deteriorating foundation is not smart. Even if you think you cannot afford to repair a foundation crack now, understand that letting it go could cost you a lot more later. Ignoring the signs of a damaged foundation could result in:
- permanent damage that requires full replacement
- excessive roof damage and subsequent water problems
- a chimney separating from the rest of the house
- loss of overall structural integrity
- leaning walls, sagging floors, and serious damage to windows and doors.
It is really not financially wise to save some money now only to turn around and pay more in the future for major repairs. It’s far better to address minor foundation damage before it becomes major.
Our Foundation Repair Solution
We recommend mudjacking for all foundation repair jobs for which it is appropriate. Mud jacking is a decades-old practice that involves injecting a foundation lifting material into the soil underneath the affected area. This fills in any voids and creates pressure that pushes upward on the sinking foundation. Mud jacking allows us to restore sinking concrete to a level position, thereby preventing further damage. Cracks and breaks can then be repaired with a concrete filler.
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Mud jacking is appropriate for most all minor foundation problems. It can be used in conjunction with other procedures when addressing major foundation problems.
Does your home exhibit any of the signs of a settling and deteriorating foundation? If so, please do not wait to have it looked at. At least have a licensed and experienced contractor come out and assess the situation. We would be happy to do the job anywhere in the Salt Lake City area.
Remember, the longer you wait the greater the risks. If an inspection determines that you do have a problem, fixing it now will ultimately save you both money and headaches in the long term.