Foundation repair is important and in this article, we will cover foundation movement and when to fix the foundation to prevent further damage.
For all of us who live in southeast Texas, we have heard the term “foundation problems” or “foundation repair.” This term can be a bit scary if it’s your own home in question or a property you are renovating to sell.
Due to our soil composition, we have lots of foundation movement.
There are many different things that can affect your foundation from large trees to no rain to too much rain and the list goes on. What you need to know about foundation movement is that it’s normal and there is no house that is perfectly level.
Signs to look for to see if the foundation is moving
Cracks in brick, drywall, tile, and concrete are worrisome signs.
Doors that will not open and close, cracks on exterior beams around the house are, also, signs.
If the crack in your drywall and brick are hairline cracks and you cannot stick a penny inside the crack it’s, usually, not that large of a concern, but It is still imperative to investigate in the event that it might be a concern.
Some houses may not show any cracks in the brick or wall and may still require foundation work.
If you are certain that you need foundation repair or if you are uncertain and wish to know for a fact, you’ll need help. So, who do you call? You will need to call a structural engineer to come to your house and evaluate the foundation movement.
Time to call the Structural Foundation Repair Engineer
You see, all houses are allowed to move. The problem is when they move too much and they are out of tolerance. The engineer will go to your house and take readings of your foundation using a zip-level. A zip-level is a machine that costs around $1,000.00.
The engineer will take the reading and bring them back to their office to run some calculations. Then, they will let you know if your house is within tolerance or if out of tolerance and if foundation repair is needed.
If foundation repair is needed, they will give you a drawing of your house and exactly where the piers need to go. The engineer will also tell you what they think is causing the foundation movement and they will advise a treatment plan for you to implement, to help prevent too much future movement.
Why You Should Not Call A Foundation Company First
This is simple. They are selling a service that requires them to work on your house and they make no money if they do not work. No, they are not all bad and yes there are excellent foundation companies with wonderful values that would advise you to do what’s correct.
Most of the time, the structural engineer will have several great foundation companies to recommend.
Quick note, if you are selling your house and you have a third party home inspector inspect your property and they advise you need foundation repair, be careful. I have been advised incorrectly early in my career by home inspectors. So, please call the engineer to get accurate readings and specialized advise.
If the structural engineer tells you that you need work he will come out at the end of your job to make sure it was done correctly and that the house is within tolerance. If foundation work is needed, one thing that is a must is the foundation company must offer lifetime transferable warranty.
The cost for monolithic slab a.k.a concrete slab will range from 150 a pier to 500 a pier. For contractors and real estate companies they tend to get the work done for around 150 a pier.
Homeowners will be in the 300 per pier range and that is my best guess because all my work has been done for a real estate company that gets the work done at 150 a pier.
Homes that are occupied and people living in them cost more money. The cost for a structural engineer to come to assess your house will range from $250 to $750 depending on who you call, especially if you’re a homeowner vs a contractor or investor.
The engineer will be on the cheaper side if he only has to visit the property one time and your house is within tolerance.
If your house is out of tolerance and he has to do a final inspection with measurement to make sure your house has been leveled properly and it’s now within tolerance, your cost with the engineer will be on the higher side.
If your house is on pier and beam you look for all the same signs, excluding crack in the concrete. The process will be the exact same with your pier and beam house, excluding the work being done.
With your pier and beam foundation, I have seen the cost range from $2,000 to $12,000, depending on the size of the house and the amount of work needed.
That is getting the work done for a real estate company, so they have lower prices due to the volume they provide the foundation company.
This is a quick Overview to fix the foundation and get help from a professional person.
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