Did you recently take a walk around your house and notice some small cracks or crumbling along your foundation? If so, there’s no need to panic. Most often, when caught soon enough, they can repair the foundation quickly.
When repairs are put off, the small cracks and chips can become more extensive and substantial damage, allowing mold to grow. Fixing small cracks is much less expensive than major repairs, costing as much as $10,000.
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What Factors Into The Foundation Repair Cost?
Several factors influence how much the repair will cost, from the labor and materials to the severity of the issues. Below you’ll find some things that determine the cost.
Cause of the issue
The cause of the issue will vary from home to home, and so will the repair. The type of foundation and what the damage is. Common foundation issues are cracks, soil erosion, leaks, sinking, shifting, crumbling, and bowing. You’ll want to contact a professional to find out the cause of the issues.
Different types of foundation
The type of foundation you have will considerably influence the repairs needed. Homes with basements typically require more extensive repairs than pier and beam foundations. Below are the most common foundations and issues they commonly have.
- Crawl spaces can experience moisture that can cause bowing, cracking, and settling, causing the home to sink and shift. The most common solution for this is installing adjustable joints to stabilize the movement.
- Concrete slab foundations, when they cure and settle, can usually be repaired with sealing and mud jacking. These foundations are used in areas where the soil doesn’t shift or move. If you need a new foundation, your home will need to be jacked up. Professionals will remove the concrete slab and install a new foundation.
- Basement foundations are the most expensive repairs and can have numerous issues. If not taken care of quickly, they can lead to severe problems. Waterproofing is usually required for basement foundations. If your walls are bowing, you’ll need foundation stabilization.
- Brick and cinder block foundations can experience cracking, leaking and if not taken care of promptly, they’ll start to bow. Cracks can run along the joints, forming a step-like pattern. Horizontal cracks are the most serious and can lead to home instability. When you notice cracks, you need to have them filled by a professional and address any drainage or moisture issues.
- Pier and beam foundations are normally easier to repair than other foundations. Homes on this type of foundation will be set about 18 inches off the ground. The most common issue with these foundations are wood decay by moisture and soil shifting. To fix this issue, wood beams are replaced by steel, and if needed, Professionals can add additional piers. For severe soil issues, pilings will need to be added under the piers.
Labor, Permits, and Materials
You can expect labor to cost right around $200 per hour. While most contractors charge by the hour, you’ll want to check with the contractor to make sure. Permits typically cost from $75 to $150, and the material cost can vary depending on what you need. Standard materials are jacks, epoxy, polyurethane foam, waterproofing items, grout, cement, sealant, hydraulic piers, carbon fiber, steel reinforcement strips, or steel support beams. When the contractor inspects your foundation, they will let you know the materials you need.
The Severity of the Issue
Poorly built or maintained foundations can lead to significant damage. When the issues are caught quickly, there will be much less damage and cost a lot less. Common issues are cracks and leakage, house settling, sinking foundation, and bowing walls.
Different Repair Methods
While the average cost of foundation repair is $5,000, it varies depending on the type of repair method. The most common types are.
Steel pressed piers – this method is considered a permanent foundation repair. They are strong and can be driven up to 100 feet, ensuring that your home’s foundation is stable and won’t move. Since they are so deep, they won’t move or shift even in clay.
- Sealants and patches can repair superficial cracks in the foundation by patching the crack and covering it with waterproof sealant. The most commonly used sealants for minor cracks are hydraulic cement, vinyl concrete, epoxies, silicone, or polyurethane. While minor cracks are easily repaired you should still do regular maintenance.
- Foundation jacking – this technique is also known as house leveling, mud jacking, or slab jacking and costs between $500 and $1,300. Foundation jacking uses a group mixture pumped into the space between the concrete and foundation until it’s raised to the correct level. This is one of the least expensive ways to fix the foundation, and it’s not a permanent fix if the soil continues to shift or settle.
- Foundation stabilization is when steel and carbon fiber are used to straighten bowing in walls. While steel is the more expensive option, sometimes it’s the best option.
- Foundation sealing – sealing and waterproofing your basement fixes drainage and moisture problems before they start. Not every homeowner needs this, so ask your foundation repair specialist if it’s required.
- Soil modification – This repair method uses excavation equipment to dig the soil up around the foundation filled with chemicals. This type of repair method is long-lasting, causes less damage to the structure, and is environmentally friendly. However, you should make sure you use a contractor who has experience with this method.
Is Foundation Repair a DIY Project?
Unless you’re a trained professional, you should not repair the foundation yourself. A simple mistake can cost you hundreds of dollars, or even worse. You could end up with structural damage making your home unsafe. Most places require permits to make repairs, and frequently the repairs need to be designed by a professional and then approved by a local authority.
Tips For Saving Money
Foundation repairs can be pretty expensive. However, there are some ways to save money. First, you can call around and talk to different companies for estimates. You may not want to choose the lowest bid right away; instead, ask them for references and reviews then actually contact the references.
Regular maintenance and addressing the issues early on can help save money too. Preventive care can keep your foundation strong. Once such measures are to ensure, your gutters and downspouts are away from the foundation and clean. Contact a foundation repair professional immediately when you first notice a crack or other issues.
