Basement and Crawlspace Foundation Repair

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Our Services:

Foundation Repair

– House Leveling

Basement Foundation Repair

– Crawlspace Foundation Repair

–  Double Wide and Single Wide Manufactured Home Leveling

– Structural Repair

– Concrete Crack Repair

Epoxy Injection Crack Repair

– Helical Piers Foundation Repair

– Wall Anchors Foundation Repair

– Concrete Replacement

– Crawlspace Encapsulation

– Concrete Repair

– Concrete Driveway Replacement

– Manufactured Home Leveling

– Garage and Basement Floor Replacement

Mobile Home Leveling

– Crawlspace Vapor Barrier and Foundation Repair

Denver Foundation Repair

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Most homeowners will pay around $4,014 to repair foundation problems. Major foundation repairs involving helical piers and wall anchors can cost $10,000 or more, and minor crack repairs cost as low as $500. The average homeowner pays between $1,856 and $6,347.

Foundation settlement and foundation cracking can lead to major foundation problems for your home. There are ways to repair these issues without tearing it out and starting from scratch. It can be a costly job, but the better educated you are about types of foundations, common issues and how best to fix them, the better you can work with your contractor to find a solution you can afford.

Estimated Costs to Fix Foundation Problems

Foundations that have been built on expansive clay, compressible or improperly compacted fill soils, or have been poorly maintained can cause serious damage as they settle and move. If you see signs of such damage, like cracks in walls or doors that won’t close properly, it is important to talk to a professional right away. Damaged foundations that are not repaired quickly can lead not only to irreparable damage, but to structures that are unsafe. The longer you wait, the worse the damage can get and the costlier it will be to fix.

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The rule of thumb when you see any foundation issue: the longer you wait, the worse it gets. Even if you get it repaired, there may be damage to the inside of your home that will also require expensive repair. Often, in these cases, much of that extra cost could be avoided by acting more quickly.

Foundation Cracks

Crack repairs will run you between $250 – $800.

Cracks wider than 1/16 inch are cause for concern. At this point, you probably have a structural problem and should consult a foundation contractor or structural engineer about your options. It could be that your foundation is sinking or the soil is exerting too much pressure on it.

Cracks that do not affect the structure can be fixed easily. However, they should not be ignored because they are runways for moisture and could lead to structural problems if left alone. This fix will involve injecting either epoxy or polyurethane foam. If it’s wet and leaking, waterproofing will be necessary.

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Foundation Leaks

Price to Fix: $2,000 – $6,000

A leak or two can signal a huge problem with drainage and moisture around your home. To fix this issue, you will want to consult a professional about various waterproofing techniques which will better secure the structure. They will probably recommend sealing your foundation. To do this, contractors excavate around your foundation, install new tile drains and fill the cracks with cement. They will also coat the structure in sealant and wrap it in a waterproof material. The cost of this repair involves labor, time and equipment, but it will be worth it to have a stable home.

Foundation Setting/sinking

Pier or Pile: $1,000-$3,000 per unitorMudjacking: $500-$1,300

This is a major issue which demands immediate attention. Further settling will lead to more damage and instability. You may not be aware that your foundation is doing this until you have cracks and leaks assessed, or you may be able to tell by inspecting early signs of damage. The solution for this problem is to have the foundation leveled.

Foundation Contractors can restore the structure to its original height by raising it up and securing it with piers or mudjacking. What makes this complicated is the fact that this problem often signals issues with soil or moisture. These will need to be addressed before your able to secure your home. Having these issues evaluating adds to the overall cost.

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Foundation Bowing Basement Foundation Walls

Avg. Charge: $350-$1,000 per reinforcement strip.

This type of damage is a sign of poor soil conditions, whether you are dealing with expansive clay, weak fill or insufficient drainage. You want to catch this right away, because it lowers your home value and can cause your house to settle. To stop this, you need to have the walls stabilized with carbon fiber or steel. You’ll also need to assess the soil to solve the initial problem.

Average Foundation Repair Prices

Identifying the problem is the first step, but it isn’t enough to reveal how extensive your repair may be. Slabjacking a sinking foundation back into place may be all you need to do. Or, you may need to invest in the installation of steel support beams. Your contractor and structural engineer will play an important role in ensuring that you choose the right repair.

Foundation Piering/Underpinning – $1,000-$3,000 each

This is in most cases a more expensive method to repair, as it requires raising the foundation, excavation, and installing hydraulic piers. However, when the installation is performed by certified professionals, it is considered a permanent solution that will not be compromised by further settling of the house or shifting of the earth.

Also known as underpinning, this involves installing piers underground which lift and support the concrete. For this method, the foundation professional will need to dig many feet into the ground. The pier is then placed under your foundation and raised with hydraulics to lift it back into place and stabilize it for the future. This requires the use of multiple piers placed at different points.

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Foundation Leveling & Concrete Slab Raising – $500-$1,300.

Also known as mudjacking, in this process, a grout mixture is pumped into the space under the concrete foundation and floats the foundation back to its original position. This method is affordable and doesn’t demand as much equipment or excavation. However, it is not the right solution for every foundation type. A professional will be able to assess which repair method is best suited for your particular issue. Slabjacking, although effective, could be rendered ineffective if there were any structural shifts to your home or the soil surrounding it. The average price paid for mudjacking falls between $500 and $1,300.

Foundation and Crack Sealing – $2,000-$6,000.

As mentioned above, sealing is a waterproofing solution to combat moisture and drainage issues. There are many facets to this process, and you don’t necessarily need every service done. Get an inspection from a structural engineer to find out the extent of your repair needs, so that you don’t end up paying for things you don’t need. For example, applying sealant and installing a waterproof barrier may be the most you need to do. If you have poor drainage, you’ll need to make improvements in that area too. Foundation sealing can cost between $2,000 and $6,000.

Foundation Stabilizing – $4,000-$12,000.

There are two materials that a contractor can use to stabilize the walls: carbon fiber and steel. Carbon fiber is a good choice if you have minimal bowing, in your walls. Steel will be necessary for more significant shifts. Your contractor will help you to determine which will work best.

Steel, though more expensive, may be the most worthwhile investment. For this repair, you need to factor in the cost of repairing the walls, easing the pressure that’s causing them to bow, and installing the support strips to strengthen them.

Foundation Repair Costs by Type & Material

The type of foundation you have will narrow down your repair options and can play a part in figuring cost. Basements, for example, will require more extensive excavation than concrete slabs. Homes with crawl spaces or pier and beam structures will likely be easier to access and repair.

  • Foundation Concrete Slab/Block – Settling slabs can usually be fixed through mudjacking and sealing. However, you might need an entirely different type of supporting structure. Slabs work best in environments where the soil doesn’t shift much. A structural engineer or soil specialist may recommend a deeper, more secure foundation. If you need a new one built, you’ll be paying to have the house raised and the slab removed.

  • Foundation Pier and Beam – The most likely issues with these are settling, which signals that your soil is shifting or responding to moisture, and wood decay. You may need to replace your beams with steel and/or add more piers to the underpinning system. Severe soil issues could demand installation of deep pilings under the piers. To combat moisture, your contractor may adapt your drainage so that water moves away from the structure more directly. They can accomplish this by grading the area so that it slopes away, or they can install a more efficient drain system. They may even suggest installing a sump pump.

  • Foundation Brick and Block – Cracking and leaking are major issues and can eventually lead to bowing. Cracks run vertically, horizontally, or in steps along their joints. Horizontal cracks can be devastating for home stability. They will need to be filled, and drainage issues will need to be addressed. It is important to stabilize the foundation as soon as possible, using carbon fiber or steel reinforcements, as suggested by your contractor.

  • Basement Foundation – With a basement, you are likely to see the highest repair costs and the greatest variety of issues. Basements can sink, settle, crack, leak and bow. Often, one of these problems will quickly lead to another, if you don’t fix it fast enough. In most cases, you will need to improve waterproofing, which will require extensive excavation to get to the exterior. You will also have more surface area to seal. If a wall or walls are bowing, you will be paying for reinforcements as well.

  • Crawl Space Foundation – These will have similar problems and solutions to pier and beam ones, but you may also experience bowing and cracking and concrete walls. If moisture is causing significant deterioration under your home, and especially if it is drawing bugs, a professional may insulate and ventilate the area. If the supports are shifting in the soil and causing the house to sink, a common solution is to install adjustable joists in their place, to accommodate soil change and level the structure.

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