7 Crucial Questions to Ask Before Repairing Your Home s Foundation

Transcription

1 7 Crucial Questions to Ask Before Repairing Your Home s Foundation A free report to help you understand your home s foundation and the foundation repair process

2 1 How can I tell if I have foundation damage? Exterior Inspection Cracking in the brickwork (or other masonry), especially in the mortar, is a sure sign of foundation problems. The foundation itself may be cracked or sinking. In any case, the foundation is no longer supporting the exterior masonry which tends to settle over the weak foundation area. Interior Inspection Cracking of sheetrock or other interior wall surfaces may well indicate foundation damage. Sheetrock is rigid and will react to uneven pressure by cracking along the mortar. Wooden flooring may be more flexible and not show cracking, but may seem uneven and tilted. Take notice if doors and windows begin to stick or will not close easily. The frames may be twisted out-of-square by uneven pressure of a shifting foundation. Landscaping Inspection Watch the soil! If soil seems to be pulling away from the foundation, the foundation may be shifting or settling into a new and potentially damaging position. Periodically inspect where the soil meets the foundation while gardening or performing routine maintenance.

3 2 What can I do to prevent foundation damage? Have Fresh Water and Sewer Lines Tested One major cause of foundation damage is excessive moisture from broken or leaking water/sewer lines. Water saturated soil will not support most foundations indefinitely unless the foundation is secured to the bedrock. Have a plumber do a static test on your lines every five years. Much water damage goes unnoticed because the moist soil may be out of sight. Don t wait for problems to develop! Begin a Scheduled Water Program Though too much water is dangerous, so is too little, especially in dry regions of the country. Moisten soil around the foundation during dry times with a soaker hose or sprinkler system. Do this when you are watering the lawn or if you notice soil pulling away from the foundation. Install Positive Drainage Over saturation can occur from ordinary rainwater if excess water is not channeled away from all sides of your home. Installation of devices such as debris-resistant gutters and French drains will go a long way towards protecting your biggest investment your home.

4 3 Why should I have my damaged foundation repaired? Irreversible Damage Even with warnings signs evident, it s perfectly natural to put off foundation repair and hope the problems go away. They won t. Left unattended, minor fixable problems almost always get worse, leading to irreversibly damaged slabs or beams. This kind of major damage can also be repaired, but at a much higher cost. Higher Repair Cost Not only does a broken slab or beam incur higher repair cost, but so does the accompanying cosmetic work. Often, your house will have suffered extensive exterior and interior injury as a result of a damaged foundation. This only adds to the cost of restoring your home to its old self. Lower Resale Value If you intend to sell your home someday, the price will be substantially less with a damaged foundation. Some buyers actually look for damaged foundations in order to secure a lower selling price. Even after full foundation and cosmetic restoration, it might be difficult to convince a buyer that the foundation is truly fixed without a lifetime guarantee from a reputable contractor.

5 4 What are my options for repair? Pressed Pilings Pilings are vertical structures that are pressed into the earth and support the foundation slab or beams. Pressed pilings come in two configurations, concrete and steel. Concrete pilings are concrete cylinders stacked on top of one another. The advantages are that they won t corrode and are cost effective. They are reliable, but might shift between cylinders (like a slipped disk on a person) unless they have a quality locking mechanism. Steel Pilings Steel pilings are able to be driven deep, however, there is a potential drawback. They tend to be expensive and traditional steel pilings are bracketed to the side of the home, thereby providing no support directly underneath the slab. When installed with this method, the pier itself is only as strong as the bracket that supports it. Spread Footings Also known as Drilled Piers, they are a cheaper, temporary measure that creates a block (usually concrete) below a pier to keep it from sinking any farther. They may work fine for a couple of years.

6 5 What should I look for in a contractor? Lengthy Track Record Look for longevity in business through references, customer testimonials, their web site, and the Better Business Bureau. It must be said that there are some unscrupulous foundation repair contractors that do substandard work; collect your money; then change their name and/or location to avoid litigation. Unfortunate, but true. Size matters. A contractor should be large enough to employ a real person to answer the phone. Clean Record with the BBB Check for length of membership and complaints. No company can be in business for a long time without some complaints, but compare the number of complaints with the total number of customers served. Real Customer Service Look for customer service in the form of a written and easily understood contract which should include a plan for pier location. Make sure the piers are no more than six feet apart. Other services should include restoring your lawn and shrubs to their former state and clean, careful treatment of your home and belongings. The Right Price Get an iron clad estimate and shop it around. If a price is too good to be true, look again. On the other hand, an exorbitant price does not guarantee a quality job. Be wary of those that insist on payment in cash, especially before the work is done.

7 6 What should I expect after the job is done? Minor Shifting Some minor shifting may occur between 45 and 90 days after completion as the repaired foundation settles into place. Accordingly, it is advisable to wait 90 days before attempting cosmetic work on your home. Dirt Hole Settlement Some settling of dirt around piers is to be expected in the first few months, depending on the time of year. Make sure your contractor agrees to fill in the settled area with new dirt. A Written Warranty The warranty should be for at least five to ten years or better yet, lifetime. Of course, this is only as good as the lifetime of the contractor.

8 7 How much will it cost? There is no way to tell until the damage has been ascertained, but costs between $6,000 and $12,000 are about average. A reputable company should be glad to visit and inspect the apparent damage without charge. Be prepared to allow a more extensive inspection in areas where damage may be less apparent. Bottom Line Simple maintenance is likely to result in a foundation that won t let you down. Stay vigilant and watch for problems. Quick treatment is the best medicine. Pick your contractor wisely. Take care of your foundation and it ll take care of you. If you would like more information on foundation damage and repair options please call Adam Widman at High Plains Foundation Repair