A home with a sinking foundation can suffer severe damage. If you spot stair-step cracks or other signs of movement, consult a foundation repair contractor to determine the severity and best stabilization method.
Start by examining your foundation from inside and outside your home. Check that posts are straight up and down, beams are level, and piers support the foundation.
Underpinning
Underpinning is strengthening a foundation by excavating sections of soil directly below the foundation and pouring concrete or driving piles. This is a solemn undertaking and should only be undertaken by an expert. Homeowners underpin their homes for several reasons. They may choose this option when their building or structure has been enlarged, leading to heavier loading than the original design could handle, or they might underpin their home or commercial property because of soil properties that need to be considered during construction and renovation.
One of the most common underpinning methods involves pushing long steel piers into the ground under your house to lift and strengthen it. These piers find more robust, more stable soil underneath your house and transfer the weight of your building onto it, stabilizing it and preventing further damage to your home or business.
Signs that need underpinning include doors and windows that don’t open or close properly, drywall cracks, bowed floors, or hollow and sloped walls. If you suspect your foundation is failing, a repair contractor can inspect it and recommend the best underpinning method.
Wall Anchors
Foundation repair in New Jersey often recommend wall anchors for homes experiencing moderate to severe bowing and buckling of basement or foundation walls. They transfer the pressure exerted on a buckling wall to more stable soil or load-bearing ground outside the problematic area, preventing further movement and potential collapse.
These systems are installed by drilling small holes into the interior of a foundation wall at regular intervals and driving long steel rods through those holes and into virgin soil outside your property. The exterior earth anchors are connected to the interior wall via a steel cable, which is tightened so that they work in tandem to stabilize and straighten your foundation walls over time.
One of the most significant benefits of this type of system is that it does not cause as much disturbance to your foundation or property as other methods might, which can involve significant excavation and landscaping work around your home. The installation process is also relatively quick and mess-free, as it requires minimal disturbance to the interior of your foundation or your property’s landscape.
Slabjacking
Slabjacking, or concrete lifting, is an effective method for repairing sunken concrete around your home. It can raise slab foundations, sidewalks, driveways, and garage floors. It’s less invasive than piercing, so it can be performed year-round.
The procedure starts with a pattern of holes being drilled into the sunken concrete. A synthetic lifting solution, similar to a cement cocktail, is pumped through the holes under pressure. This lifts the concrete to a more even level. Once the concrete is leveled, the holes are filled and patched.
It’s important to note that slabjacking isn’t a long-term fix for your foundation, so it should only be used temporarily until more permanent measures can be taken. This includes implementing a water management program for your property to prevent further movement in your foundation. This includes soil stabilization, proper drainage, and water pumping techniques in crawl spaces and basements. This can also reduce the need for costly repairs down the road.
Concrete Piers
Concrete piers are effective and long-lasting in stabilizing foundations, but only in certain situations. Before determining whether your home or commercial building needs foundation piers, you’ll want to consult with a certified concrete leveling expert to assess and diagnose the problem.
When a foundation is on the verge of sinking or settling, a concrete pier can transfer the structure’s weight to stable soil deep beneath the ground. They’re often employed in constructing homes, warehouses, and even transportation infrastructure.
A hole is excavated and reinforced with steel to install a concrete pier. Concrete is then poured into the hole and allowed to cure, which creates a solid foundation support. If you’re concerned about the condition of your crawl space or if a sagging floor is making your furniture feel off-kilter, consider consulting with concrete leveling and foundation pier experts to determine the best solution for your unique situation. This will prevent further damage and save you money on costly repairs like busted walls and ceilings, crooked windows or doors, and snapped plumbing.
Steel Piers
Foundation piers can be installed inside or outside a home and are the go-to option for unstable soil conditions. They are typically constructed from steel, but there are also concrete piers. Both offer a wide range of stabilization options for various structures, including homes, patios, decks, and hot tubs.
Whether or not they’re made from steel, they are driven deep beneath the foundation into load-bearing soils and bedrock. This makes them resistant to movement caused by changes in the soil. Compared to concrete, they’re usually less costly and can be installed more quickly.
Conclusion
Piers can lift the structure back to its original elevation with hydraulic jacks. However, these piers are less effective at stabilizing the foundation in unstable soil conditions. Additionally, they have a different aesthetic appeal than concrete piers. This is an essential consideration for property owners. In addition, installation can be messy, time-consuming, and expensive. Having the right contractor for the job is essential to protect your investment.
