Monitor foundations for needed repairs

Diagnosis

Dave Thompson, basement specialist with Woods Basement Systems, said there are basically three types of cracks to watch for in the foundation. A shrinkage crack

is a hairline crack that does not go all the way to the top or the bottom. Also, they’re often visible on the interior but not on

the exterior of a foundation. Shrinkage cracks that leak water are minor, but they could lead to larger problems if left unrepaired.

“This is a nonstructural issue. You just need to waterproof it,” Thompson said.

The second type of crack is a settling crack, which can cause structural problems such as wall damage or collapse. A settling crack looks like a normal shrinkage crack at the base but looks wider at the top – forming a V-shaped crack, Thompson said. Settling cracks typically are found near the walkout area of a basement or near a stairwell, door or window area. To repair settling cracks in a foundation, “you can actually do foundation piering … where you put in steel piers – picture stilts if you will – pushing down to the ground and forcing your footing back up,” Thompson said.

Brad Corp, owner of Structo Inc. said a pier job costs approximately $800 to $1,000 per pier, depending on the situation. On average, most pier jobs need eight piers, but they can be much larger than that. “We are working on a 78-pier job for three Fall Creek condos in Branson,” Corp said.

The piers will stabilize the structure, which was losing support due to improper fill when the structure was first built, Corp said. The project, with a price tag of approximately $100,000, also will include injecting stabilizers into the soil of the nearby riverbank.

The third type of crack results in an inward-leaning wall.

“An inward-leaning wall is easy to find. If you are looking at the face of a crack and you move your hand across the concrete from side to side, you’ll feel the crack offset … so there is a bump,” Thompson said.

A leaning-wall crack may require a wall tie-back or possibly a wall replacement. A wall tie-back, which can cost between $2,000 and $3,000, according to Thompson, utilizes anchoring rods to stabilize walls. Wall tie-backs can secure a basement wall from further deterioration, and they are often used to correct extensive foundation problems in housing projects. Tie-backs are done from the outside and can be completed in two to three days, during which time inhabitants can remain in the structure.

A wall replacement can cost $5,000 to $40,000 depending on the size of a wall, Thompson said. Replacements are done from the interior, making them a more intrusive procedure.

Solid from the ground up

The key element to any foundation repair is getting an honest opinion of structural problems and then finding a reputable company to repair the problem.

“I would recommend talking with a structural engineer,” Corp said. “They are unbiased, and it is the best $300 you will spend. Opinions vary so much, but a structural engineer will be able to tell you what is really needed.”

Matt Morrow, executive officer of the Home Builders Association of Greater Springfield, said owners should be leery of companies new to the area with no examples of their work. “Make sure they check out and arrange a face-to-face meeting. Look at work being done in the area,” Morrow said. “If you can, find a client and ask them, ‘Would you hire this company to do the job all over again?’”

Owners should also check to see if the company has liability insurance and workers’ compensation insurance, Morrow added.

Early prevention

Making sure a foundation is sound prior to building can prevent future problems.

“Be sure while the foundation is being built that it is up to code,” Morrow said.

Owners also need to know what type of fill is being placed under the structure. “Sometimes builders will haul in dead trees for fill that will rot and decay and shift the soil,” Corp said.

Core foundation problems often develop from improper footing during initial site planning of the structure.

“Make sure the footing is properly stabilized. Sometimes it will settle before it is ready,” Thompson said. “If the whole structure settles evenly, you don’t have a problem, but if one area drops differently than another, then you have a problem.”

Prevention measures such as cleaning gutters, taking steps to keep the lawn area from being saturated with water and extending water drainage pipes an additional three feet from the base of a structure will keep the foundation from being damaged. While not allowing a structure to be saturated with water is important, Corp said some water can help prevent soil from becoming too dry – which also leads to shifting soil and foundation problems.