Tiny cracks lead to bigger ones. If you notice wall cracks or windows that are difficult to close or have fissures in the casing, your foundation may be the cause of the problem.
Other symptoms of a cracked foundation include:
- Doors out of alignment
- Cracks in garage columns
- Leaning chimneys
- Sloping floors
- Basement leaks or dampness in crawlspaces
These conditions are often found in older homes and buildings. Various older homes may have been constructed with wood piers supporting the foundation. These underpinnings may have wood rot and need replacement. Modern stainless steel push piers resist corrosion and are easy to install without begin invasive. This is a cost-effective way to repair a foundation, especially in older homes with sloping floors.
So What’s The Cost?
Quantifying the average cost of a home foundation repair can be difficult because of all the variables that can affect each home or structure.
- A typical foundation repair using hydraulic piering runs from $10,000 to $14,000 for an average home.
- A repair of a simple crack in a poured concrete wall is usually in the range of $800 to $1,500 per crack.
- For slabjacking work, the typical cost of concrete removal and replacement on a porch or sidewalk is $150 per hole.
In addition to the complexity and scope of the problem, other variables that can add to the cost of repairs include:
- Hiring a structural engineer to assess the damage
- Properly waterproofing the basement to prevent future water infiltration
- Getting a soils report prepared by a geotechnical engineer
- Obtaining a local building permit, if required
- Dealing with hidden obstacles in the ground
Although the total cost of foundation repair can be substantial, your home is often your biggest investment and well worth the cost.
To Repair or Replace
Repairing is far less expensive than replacing a foundation. A small crack may be easily repaired with an injection of polyurethane. A larger problem may require pressure grouting to restore the balance to the foundation if some of the soil beneath the structure has been washed away. Empty space beneath the foundation creates air pockets that can cause the foundation to crack at it settles.
Other means of restoring the foundation include leveling the area beneath the foundation, floor framing and replacing underpinnings when applicable. Restoring a foundation makes the best use of available resources while keeping costs down.
It’s Critical To Hire a Licensed Contractor
All repairs should be made by an experienced, licensed contractor who is familiar with Georgia area geology. ESOG professionals will work with you to find the most cost-effective solution to repair your foundation using the best materials. ESOG has an engineering license in addition to being a licensed building contractor. As a result, we can offer you a triple protection warranty that covers design, materials and all workmanship.
Don’t wait for major foundation problems to affect the value of your home or commercial property. Contact ESOG today for a foundation inspection and consultation.