Foundations develop a variety of problems over time, including cracks, water seepage, settling, sinking, bowing walls, and other issues. Luckily, there is a diverse range of foundation repair methods and solutions available that can help you address these issues and prevent them from recurring. In this blog, we’ll cover some of the most effective foundation repair methods and which issues they are designed to solve.
What is a Foundation?
Although foundations can be constructed differently depending on the condition and location of your home, your foundation is crucial to the structural stability of a home. A foundation is the lowest part of any building and is primarily responsible for transferring the load of the structure to the soil. This means that they are easily affected by changes in the soil or soil moisture levels.
Different Types of Foundations
There are many types of foundations, but these are three of the most common.
1. Slab Foundation
Slab foundations are made of a concrete slab – typically 6 to 8 inches thick. Once the slab foundation is in place, the home is built on top of it. Slab foundations are often used in areas where the clay content in the soil is high, which can cause settling problems due to inadequate drainage. Slab foundations do not require much excavation and are poured into footers that have already been put in place. Since the home sits directly on the slab and does not require any other support system, slabs are the cheapest, fastest foundations to build. A home with a slab foundation at ground level will not have a basement or crawl space.
2. Crawl Space Foundation
A crawl space foundation provides space between the home and the ground. The home is supported by concrete blocks or beams. Crawl spaces are built off the ground to keep moisture from the soil away from the home. They also provide a space for plumbing, piping, and other utility functions underneath the home. Crawl space foundations are fairly inexpensive to build.
3. Basement Foundation
A basement is the most popular type of foundation due to the added space and functionality it brings to a home. It combines elements of a slab and crawl space. Building a basement foundation involves excavating soil, building walls out of stone or concrete, and pouring a floor. Basement foundations are the most expensive to build and require significant excavation and manual labor.
Common Foundation Problems
Foundation problems occur in many kinds of buildings. Some foundations are weaker than others due to the surrounding environment and the nature of the soil, which makes them more prone to damage. Some of the most common foundation problems are:
- Interior and exterior wall cracks
- Floor cracks
- Uneven floors
- Sagging and bouncy floors
- Visible moisture
- Water seepage
- Foundation settlement
- Bowing or leaning walls
- Mold and mildew
- Wood rot
If you notice any of these issues, it’s important to have your foundation inspected and repaired.
Causes of Foundation Damage
Water is the biggest culprit behind many foundation problems. Here’s how water might be affecting your foundation:
- Shrinking and expansion of the soil due to moisture content results in foundation settlement.
- Hydrostatic pressure from the soil results in the bowing and buckling of basement walls.
- Poor drainage around the foundation results in cracks, water seepage, and moisture infiltration.
- Moisture causes mold and mildew growth indoors.
- Water puddles, flooding, and plumbing leaks increase the humidity levels in your home.
- Soil erosion, often caused by poor drainage or heavy rain, can cause the foundation to sink and settle.
Poor construction or intruding tree roots can also cause foundation damage as well.
Foundation Repair Methods
Here is a detailed overview of some of the most effective foundation repair methods.
1. Push Piers
Push piers are a popular foundation repair method that stabilizes and strengthens existing foundations by transferring their loads to more stable soil or bedrock.
How Do Push Piers Work?
- We drive piers into the ground and attach them to the house with brackets
- The weight of the house is transferred to the piers
- Using hydraulic machinery, we stabilize the foundation and lift it back to its original position
Push Pier Pros and Cons
Pros
- An effective method for strengthening foundations
- Provides increased bearing capacity
- Supports heavier loads
- One of the most durable solutions
- Lifetime transferable warranty by SafeBasements
Cons
- Cannot be used for lighter buildings
- Cannot be installed at an angle
- Require excavation to install
2. Helical Piers
Helical piers function similarly to push piers but look and act like steel screws. They can stabilize foundations that have been affected by soil shifting and settling. Helical pilings are a common foundation repair method due to their durability, long-term effectiveness, and the structural support they provide.
How Do Helical Piers Work?
- We excavate around the foundation (if needed) to drive piers into the ground and dig holes for the piers
- We drive a helical lead and any extensions until we hit stable soil
- We attach brackets, joining the piers to the foundation and locking it in place
- We inspect the foundation to ensure stability
Helical Pier Pros and Cons
Pros
- Versatile and suitable for different foundation types and soil conditions
- A permanent solution against settling and shifting
- Usually, no excavation is required
- Lifetime transferable warranty by SafeBasements
Cons
- Do not usually provide lift
3. Foundation Leak Repair
Repairing foundation leaks often involves applying sealants to cracks, joints, and other gaps and openings in concrete, cinder blocks, brick, and masonry stone foundations. This is an effective way to address cracks and prevent moisture penetration.
How Does Foundation Leak Repair Work?
Here’s how we repair foundation leaks:
- We cover the crack with a paste.
- We install a port and inject a sealant into the crack.
- We scrape off the paste and cut the ports once the sealant has hardened.
Foundation Leak Repair Pros and Cons
Pros
- Effectively seals cracks, holes, and joints
- Blends well with the structure
- Easy to use and apply
- Can be customized for each application
- Lifetime transferable warranty by SafeBasements
Cons
- Might require reapplication down the line
- May not prevent further cracks from developing
4. Wall Anchoring
Wall anchoring is an effective foundation repair method to repair bowed basement walls. It protects the bowing walls from leaning in further and prevents structural damage. Wall anchoring systems can be reliably used to gradually straighten bowing walls over time and offer permanent support to your foundation’s structure.
How Does Wall Anchoring Work?
Here is how wall anchoring works:
- The earth anchor is installed in the earth outside the foundation.
- The wall plate is installed on the interior of the wall that is bowing inwards.
- A steel rod connects the earth anchor to the plate on the wall.
- The rod can be gradually tightened to pull the wall back into position.
- Note: this process can be modified and used for outward bowing walls as well.
Wall Anchoring Pros and Cons
Pros
- Restores the lateral strength of the wall
- Resists lateral pressure and prevents further bowing
- A permanent and cost-effective solution
- Lifetime transferable warranty by SafeBasements
Cons
- Do not address sinking or settlement issues
5. Carbon Fiber Straps
Carbon fiber straps are one of the most reliable methods for repairing bowing walls or foundation cracks. They are designed to be durable and easy to install. They can be used in any residential or commercial property.
How Do Carbon Fiber Straps Work?
Here is how carbon fiber straps work:
- We clean the repair area.
- We install carbon fiber straps on the bowing wall.
- We secure the straps using epoxy and engineered brackets.
- You can paint over the straps after the repair is finished to help them blend in.
Carbon Fiber Strap Pros and Cons
Pros
- Quick and easy installation
- Lifetime transferable warranty by SafeBasements
- Ultra-secure connection
- Provides stability to bowing walls
Cons
- Only stabilize a wall instead of straightening it
- Only recommended for walls bowing 2” or less
6. Wall Bracers (Walers)
Wall bracers or waler wall support systems are a reliable foundation repair method that is ideally used with wall anchor systems. The waler wall support system is designed to add stability and strength to a bowing wall. If your basement walls are bowing, steel wall bracers can be used to stabilize them.
How Do Wall Bracers Work?
Here is how wall bracers work:
- Vertical and/or horizontal steel walers are installed on the bowing wall.
- The walers are attached to the footer and joists with brackets.
- Additional braces are installed between the joists to increase stability.
Wall Bracers Pros and Cons
Pros
- Minimally invasive
- Can be used to straighten the walls in some cases
- Reinforces the wall against lateral pressure
- Reduce structural damage
- Lifetime transferable warranty by SafeBasements
Cons
- Can be prone to rust or corrosion
What Is the Best Foundation Repair Method?
Foundation repair is not a one-size-fits-all process. The best foundation repair method depends on various factors, including:
- The type of foundation
- The size of the foundation
- The weight of the structure
- The cause of foundation issues
- The extent of the damage
- Your property’s location
- Your budget
The “ideal” foundation repair method for your home depends on all of these factors. For instance, if your foundation is experiencing settling and shifting, the best method will probably be piering. Similarly, for cracks, the ideal solution might be epoxy injections. Only after a detailed inspection of your foundation can we determine the best repair method.
Foundation Maintenance Tips
Regardless of which foundation repair method you implement for your property, it’s important to maintain your foundation to get the best value for your investment and prevent further damage. Here are a few foundation maintenance tips:
- Fill the Cracks: Fill any cracks, no matter how minor or insignificant, as soon as you notice them to prevent gaps, growth, and water seepage in your foundation.
- Schedule Regular Inspections: Schedule regular inspections to ensure your foundation stays in ideal condition, and you detect any issues as soon as they occur.
- Maintain Your Yard: Maintain your yard and watch for soil erosion to avoid pooling water near the foundation.
Find a Foundation Pro!
Every foundation faces issues sooner or later. It’s crucial that you catch issues early and implement the most effective foundation repair method to ensure the safety of your foundation long term. If you need help deciding which repair method to choose for your foundation, consult SafeBasements for professional foundation repair services. We provide free consultations and perform free on-site inspections. Our services come with lifetime warranties at affordable prices. Schedule an appointment today.
