Foundation Repair Companies
Some Foundation Repair Companies have been repairing Foundations since the beginning of time it seems. Others however, and I mean most others, are new in the market with little or no history to support their Lifetime Warranties and no Track record for how they treat their customers.
Metro Leveling Foundation Repair has been repairing Foundations since 1997. Everything from Brick repair, to complete remediation of girders under pier and beam homes, we have been leading a charge into the future of Foundation Repair. Our methods have earned us a pinnacle reputation in the foundation repair industry as a leader. Metro Leveling has been testing stronger piers and piles for maximum depth and increased support of your Texas homes.
Homeowners
HOMEOWNERS – Dallas, Fort Worth, Arlington, Plano, and Frisco
At Metro Leveling, we put our customers first. I know this is a term used on every website, but it’s true. We need our customers more than they need us, and we know it. As a homeowner, your needs for foundation repair in Dallas, Fort Worth, and the Metroplex has gotten more attention in the recent years due to our droughts and extended periods without rain, while the sun seems to get hotter.
You may not have issues. That’s right, most foundation issues are caused from minor movement. But it’s nice to know that Metro Leveling will assess your foundation issues for free. Metro Leveling has been providing homeowners in Dallas, and all surrounding cities, free inspections since 1997. In most cases, we have found only minor issues that we could fix at little, and yes sometimes, no cost.
Imagine thinking something is severely wrong and planning for the worst, only to find that your home may have some subsequent movement and that Metro Leveling can correct it in only one or two days, with about half the cost you expected. It happens all the time. We even give our customers a free engineer and a Hydrostatic Leak test after every project. We do this to insure each customer has nothing further to worry about.
Another resource we have created to aid our customers in better understanding foundation repair and issues that are either related to, or cause foundation failure, is the Foundation Repair Report. It is a book written exclusively for the benefit of our customers. If you have no knowledge about foundation Repair or who to choose to have your foundation repair done by, or for that matter how to choose them, it is all in the Foundation Repair Report. This book can be downloaded for free here online and it’s easy too.
Please become one of our special customers and join the growing list of homeowners who have already leveled their home with us. Metro Leveling needs you more than you need us. That is our policy and we hope you’ll appreciate it enough to share your project with us.
Foundation Repair Cost
To better understand foundation repair cost, you need to get a free estimate or free inspection. Metro Foundation Repair provides Free Inspections. You can schedule this online at: www.brickmagic.com
A free foundation repair estimate will help you to know the cost of foundation repairs specific to your home. The first step is the foundation repair inspection. Metro Foundation Repair provides a detailed report that includes the readings. From that report, they can estimate the total cost of your foundation repair.
The fact is that foundation repair costs vary depending on the company who is performing the free inspection. In Dallas, Texas there are several hundred foundation repair companies who will provide a free estimate or inspection. How they determine where to place the piers along with their cost per pier will reveal their foundation repair cost. For example; Metro Foundation Repair charges only $299 per pier while other companies may charge as high as $700 per pier. Beware of unreasonably low foundation repair cost as they sometimes are a trick to 'get you hooked'.
Some companies who only charge $199 per pier are selling the Dual Piers. These piers are the best trick in the book of the foundation repair cost. They only dig one hole but they install 2 piers per hole, so the actual cost per pier is double what they advertise. This drive the foundation repair cost up.
Some companies have the home recognition or public celebrity. They have an effect on the foundation repair cost too. Let's face it, high dollar celebs cost money. Where does this money come from? The price per pier sold and there you have it. The cost of foundation repair just went up.
If you're thinking what I'm thinking, then you've probably decided to by now that foundation repair costs are too darn high, and that you will wait on them to come down before having your foundation repaired. Well, you could be waiting for a really long time. Foundation repair costs have been going up every year for the past 30 years. With each new company, also comes awareness. You can not escape the need and therefore the demand drives the cost higher. Just think, one day foundation repair costs could sit so high that buying a new home might be more sensible.
That can never happen because mortgages would go unpaid and credit would be destroyed. The only thing we do is keep paying higher and higher foundation repair cost, or you can call Metro Foundation Repair. Our prices have not changed and therefore the foundation repair cost is much lower.
Remember, foundation repair cost and free estimates are always done by a professional foundation inspector at BrickMagic Repair.
Foundation Repair How To
Definition Of The Term Foundation Repair
Underpinning is the process of modifying an existing foundation system by extending it to or into subsurface strata that is deeper and more stable than the near surface soil that supports the existing foundation system. This is done to provide vertical support that is not present in the existing design. Methods of underpinning include the construction of footings, stem walls, driven piling or drilled piers.
Purpose Of Foundation Repair
Many of the houses that forensic engineers and repair contractors are asked to evaluate were constructed with foundations that are inadequate for the conditions existing on site. Because of the lack of suitable land, homes are often built on marginal land that has insufficient bearing capacity to support the substantial weight of a structure. In addition, there are many areas of the country where the near surface soils consist predominantly of expansive clays that shrink and swell as their moisture content changes. As a result, underpinning is required to extend the foundation support to depths that provide greater bearing capacity and/or are less affected by climate, soil conditions and/or homeowner's actions. This underpinning, if properly designed and installed, provides the basis to lift the structure to a more acceptable elevation and provides vertical support to prevent the underpinned area from settling.
North Texas has the most Foundation Repair problems. Below are some of the cities and Keywords to aid you in your search.
Foundation Repair Dallas, Foundation Repair Fort Worth, Foundation Repair Plano, Foundation Repair Arlington and Foundation Repair Rockwall are some of the cities with the largest concentration of Foundation Repair Companies.
Foundation Repair Companies revenue millions each year due to the growing problems caused by the drought of 2005-2006. In many areas of the Nation, Foundation Repair Companies have grown into multi Million dollar businesses.
Examples:
- | Olshan Foundation Repair
- | Advanced Foundation Repair
- | Metro Foundation Repair
While these are not all the Foundation Repair Companies in North Texas, they are among the largest and most recognized Foundation Repair Companies in ''DFW''.
It is important to Remember that all three of these companies are using the Pressed Piers. Only Pressed Piers are developed for North Texas Soils.
How Do You Repair A Foundation
In general, repair consists of raising the foundation in areas where it may be sagging. In other circumstances, such as when there is a plumbing leak beneath the slab, the repair consists of fixing the leak and waiting for the soil's moisture content to stabilize. Until the soil has stabilized it is impossible to know the extent of the damage.
There are several methods of raising the foundation.
All Foundation Repair methods should be undertaken by Experienced Professionals. Mistakes could compound the problem and significantly increase the cost of repair. Special equipment that is generally out of reach of the average do-it-yourself homeowner will also be required to complete the repairs. Another benefit of having a qualified foundation company perform your repairs is that you will receive a Lifetime Warranty that can be transferred from owner to owner at no cost, a real benefit if you are selling your home.
What Are The Different Foundation Repair Methods?
The method you choose will depend on a number of factors including the extent of damage and the prevailing condition of the soil in your area. In almost all situations, repair is accomplished by installing piers of various types under the foundation to raise and support it. The heavier the structure, the more closely the piers must be spaced. Concrete piers for instance, should be placed approximately eight feet apart for single story homes. Multi-story homes will require pier placement to be more frequent. The greatest number of piers tend to be along the perimeter of the foundation because this is where the most failure generally occurs. If the interior area of the foundation is sinking, piers will be necessary there too. The total number of piers and where they are placed will also depend on the extent of failure, weight of the supported structure, condition of the foundation, and the chosen type of pier. The following are the most common types of piers that are used for foundation repair along with descriptions of their main characteristics.
Concrete Pressed Piles
Holes are dug at intervals along the affected areas of the foundation. If a pier is necessary in an area that is covered by concrete then a hole must be cut thru the concrete. After the holes are dug, a hydraulic press is used to force the concrete segments into the ground directly beneath the foundation. Each segment is pressed on top of the previous using the entire weight of the foundation to force the lower segments deeper.
Many concrete piers are manufactured with a 5/8 inch hole running the length of the pier so that it can be threaded on rebar, cable, or other material that is rigid enough to prevent lateral shifting. In areas where there is no lateral shifting solid concrete segments work just as well with the added benefit of being stronger. This process continues until the piers reach bedrock or until the friction between the soil and the surface of the concrete segments becomes so great that the weight of the foundation is no longer sufficient to press them deeper. This is commonly referred to as the “Point of Absolute Refusal.”
After all piers are pressed to the point of absolute refusal, hydraulic jacks are used to raise the foundation in multiple locations and a concrete cap and steel shims are placed between the top of the pier and the foundation. The jacks are then slowly released allowing the weight of the foundation to rest on multiple piers at the same time, insuring that the weight that each pier supports is only a fraction of the weight that was used to press it into place.
Use of pressed concrete piers is the most popular method of foundation repair and probably accounts for more home foundation repair installations than all other methods combined. It is effective in most scenarios and is the only solution in areas where there is no bedrock or soil dense enough for other methods. It also usually costs less than other repair methods.
There are however, times when other repair methods may be more desirable. We will talk bout those shortly but first, lets look at the pros and cons of pressed concrete piers.
Pros
- It is quick, usually 1 to 4 days depending on the number of piers
- If installed correctly, it is extremely reliable'
- It is installed directly beneath the foundation
- It is very cost effective
Cons
- Installation can be messy because a large amount of soil must be removed in order to provide working room beneath the foundation. Most contractors provide sheets of plywood or other materials to hold the soil until it needs to be replaced. Any excess can be used in low areas or hauled away.
- Plants may need to be removed, but most companies will carefully remove them and replace them upon completion.
Pressed Steel Piles
This method utilizes interlocking steel segments instead of concrete segments. Steel piers will usually reach greater depths than concrete piers because steel is smooth and its diameter is smaller so it does not generate surface friction as quickly as pressed concrete piers. In some instances a ring is attached at the bottom of the first pier that is slightly larger than the piers themselves. This ring cuts a larger opening creating even less surface friction allowing penetration to greater depths.
Steel piers are usually pressed along the outside edge of the foundation and not directly under it like concrete piers. Instead a bracket is attached to the top segment of the pier that reaches under the foundation in order to provide support.
Pros
- Requires less soil removal than concrete piers
- Can reach greater depths than concrete piers
- Can be installed in less time than concrete piers
Cons
- Pier is not directly under foundation
- Steel is corrosive and over time can become weakened
- Higher cost
Helical Steel Piles
This pier type is manufactured with a tip that is similar to a giant screw and is literally screwed into the ground. This pier is the fastest to install and has the least impact on the areas where it is installed.
It is in some ways similar to the pressed steel piers previously mentioned yet has some differences. It uses a bracket like the Steel Pier. It is corrosive because it is also steel. It is also quick to install but it may not reach the depth of pressed steel piers. In many markets, it also appears to be more costly.
This pier type depends solely on the diameter of the large screw tip to support the weight placed upon it. These piers are also manufactured with different numbers of screw segments.
Pros
- Extremely quick installation
- Minimal impact on area of installation
Cons
- Expensive
- Not installed directly beneath foundation
- Subject to corrosion
Drilled Monolithic Piles
This pier type is constructed in place. Special equipment is required to drill a hole at an angle beneath the foundation. It makes use of a special device that expands the bottom of the hole, that is how it gets it’s name.
A steel framework is then placed into the hole and it is then poured full of concrete. There is a waiting period while the concrete cures, usually two (2) weeks, before the foundation can be supported.
This pier type requires the greatest amount of soil removal, most of which must be hauled away. The maximum depth of the pier holes is limited and in many instances may not reach deep enough past the affected soil to provide proper support.
Another issue with this method is the fact that the pier must be drilled at an angle so the weight does not rest directly on top of the pier.
This type is sometimes installed before a foundation is poured but care should be taken to insure that the depth is great enough to reach stable soil providing proper support. Otherwise the foundation ends up with a large sinking weight attached to it.
Pros
- Can be installed before the slab is poured
- Extremely high tensile strength
Cons
- Expensive
- Extremely long installation times
- Greatest impact on areas near installation
- Does not provide support directly beneath the foundation
Mud Jacking
This method does not require piers. It is only effective for slabs and probably makes the most sense for exterior slabs. It raises the slab by injecting different materials beneath the slab under high pressure, effectively floating it into place. This works well for areas like driveways, patios and walkways.
It should probably not be used as the primary method of raising a foundation because, if used to fill the void where the soil is very dry and the soil again becomes moist, as it expands the foundation would be forced upward possibly causing extreme damage.
Pros
- Extremely fast
- Almost zero impact on surrounding areas
Cons
- Can cause severe damage on home foundations
How Can I Know If My Foundation is In Trouble?
Are You Seeing Cracks? Are Doors sticking? These are all Signs!
You Should Call a Pro an let them check it out! Metro Foundation Repair suggests getting 3 inspections.
You should interview the foundation company’s representative who comes out to give you an estimate. First allow him to finish the estimate paying careful attention to everything he does. The estimator should first ask about the problems you are having. He should then inspect the structure inside and out for signs of damage. He should also draw a scale diagram of the perimeter of the structure. This is to allow him to take elevation measurements and record them on the diagram. The elevation readings on the diagram should be spaced no farther apart than 10 feet.
The most common type of instrument for foundation elevation readings is called a CompuLevel or a Zip Level. It allows the estimator to set a benchmark and take elevation readings that are +/- one tenth of an inch relative to the benchmark. If your estimator does not use this, or a similar device, it is unlikely that he can fully evaluate the extent of your damage.
After the estimator finishes with his inspection, you should ask as many of the following questions as you feel are necessary. Make note of all questions that he does not seem comfortable answering. While he should be able to easily answer most of the questions, it is possible that there are some that he may be unfamiliar with.
Ok, here is the list of questions with best answers.
- What are the city building codes in my area and will your company secure a city Building Permit for the project?
- Most cities will require a building permit. NOTE: some cities may require extensive reworking of Pier & Beam structures.
- Will your company perform plumbing tests before repair work begins?
- This is generally a good idea.
- Will your company performs plumbing tests after repair work is complete?
- Yes, the repair process can cause plumbing leaks.
- Will your company provide an engineer’s report after repairs are complete?
- It is good if they do but you should have the engineer you retained prior to the repair to re-inspect the slab.
- How long has your company been In business?
- 5+ years.
- How much foundation experience does the crew that will be doing my work have?
- This is just as, if not more, important as the previous question.
- What are your payment options?
- For your information.
- How many crews do you have in the field?
- For your information.
- Can I meet my crew on their current location? If not, how about an alternate crew?
- You may or may not want to do this but it may be useful to see the estimator’s reaction.
- What is the next available date?
- Most established companies will be scheduled out anywhere from a couple of weeks to a couple of months. During the busy season it can be even longer.
- What is your company’s dispute resolution process?
- Arbitration usually works out better than lawyers. Both you and the contractor should be bound by the arbitration.
- Do you have a copy of your warranty for me to inspect?
- Yes, inspect carefully for loopholes and extra fees. There should be none.
- Do you have a copy of your Contractor’s Liability Insurance that I can inspect?
- Yes, you can follow up to make sure it is still in force.
- Do you have a copy of your Workman's Comp Insurance that I can inspect?
- Generally Yes, some states require this and some do not.
- Does your company have all required licenses, city and state?
- Yes.
- Can you provide a list of references I can check out?
- Yes, at least 3.
- Can you provide a reference from a warranty customer?
- Yes.
- Do you have a job in progress that I can visit?
- Yes.
- Are there extra charges for plumbing tests, building permits, and engineer reports?
- This is something you must consider as it relates to the total cost. If you are providing any of these, you should ask for the cost to be removed from your estimate total. It is a good idea to retain the engineer and plumber you contracted with prior to repair to test the plumbing and inspect the job after it is finished.
You should have estimates from at least three (3) companies to outline the corrective measures needed. It is from these companies that you will choose your Foundation Contractor.
How Much Damage is Too Much
How Much Damage Do I Have?
There are a number of signs that indicate foundation failure. Below is a list of the different items that you should check, and some guidelines on how to assess the extent of the damage.
Interior Signs
- Cracks above windows and doors
- Cracks in ceilings
- Gaps between built-in cabinets and walls
- Doors that are difficult to open and close
- Cracks in tile floors or walls
- Windows that stick and are difficult to open and close
- Doors that fall open or fall closed
- Floors that are uneven
- Gaps under walls, between the wall and the floor
Exterior Signs
- Cracks in siding
- Cracks in foundation
- Gaps around doors and windows
- Brick trim being pushed out at corners
- Chimney pulling away from structure
- Separation of control joints
The extent of the damage generally mirrors the number and the severity of the signs you observe. If you only see a few signs and they are slight, then your damage is probably slight. For example: If you have a couple of hairline cracks but no problems with windows and doors, your damage is probably slight and may be manageable with preventive measures. On the other hand if you observe most or all of the signs and the gaps are wide, you probably have a major problem and will need a contractor to correct the problem.
One thing to keep in mind is that once damage occurs, it will not disappear without corrective measures. For instance, if you observe cracks in your interior drywall during the summer but they tend to close during the winter when there is more rainfall, rest assured, they will come back as soon as summer rolls around and the soil dries out a bit.
If you have repaired the interior and exterior cracks, you will be faced with the cost of repairing them again. Once foundation failure occurs, repairing it will be necessary in order to stop the movement.
Selecting an engineer who specializes in foundation repair problems is the single best way to get a handle on the actual amount of damage. It is important that the engineer you choose have a background in evaluating foundation problems. Engineers tend to specialize in areas of personal preference.
If you believe you need foundation repair performed you will absolutely need an engineer’s report to make sure that you are aware of everything necessary to correct the problem. This will be invaluable when you interview prospective repair contractors to make sure that all needed work is included. You will also know if the contractor is adding anything that is not necessary, potentially saving yourself a lot of time and money.
Dallas Foundation Repair
If you are considering Foundation Repair as most Residents of Dallas do this time of year, try thinking about Metro Foundation Repair. Metro Foundation Repair has offices in the Dallas area, to handle Dallas Foundation Repair issues. Our Dallas Foundation Repair Office was established in 1997 to serve the DFW area.
I know there are so many companies in Dallas foundation repair that choosing the right one can be hard. That is why I have written the following information and hope it helps you choose a foundation repair contractor in Dallas. We specialize in Concrete Pressed Piles. What that means to the homeowner is that Metro Foundation Repair only uses the industry best Piers to support your home. If your home is sinking or breaking in two We a the very best in Dallas Foundation Repair.
Metro Foundation Repair has been working with Dallas homeowners for Ten years. Since 1997, we have provided full inspections to Dallas homeowners free. We love what we do and we do it well. Dallas Foundation Repair is a part of our lives; we have been doing it so long. However, Metro Leveling has never forgotten where we live and the people who make it possible to do foundation repair in Dallas.
For more information and to receive a copy of our Book “THE FOUNDATION REPORT” - CLICK HERE
Foundation Repair Quality
Over the years I have spent in the Foundation Repair business, I have invested a great deal of time into selling projects. In fact, to be truthful I have avoided the question about quality all together. Not because I feel our quality is less than perfect. Moreover, we do excellent work and the quality is unbeatable. I feel that in order to discuss our quality though we have to examine the overall accepted quality in the Foundation Repair Industry.
Quality is a broad word. I say that because there is a wide range of definitions for the word quality, at least in the Foundation Repair Industry. Companies select on a variety of issues and the cost for each one. This cost factor is usually the first step in determining the quality. Stop me if you have ever heard this one. “You get what you pay for.”
If I had a dollar for every time I have heard it. Unfortunately, the statement is true. We cannot expect to by a sports car for the same price as a pack of chewing gum. I use this to illustrate a point, one that most people will never get. The point has nothing to do with cars or gum. I am pointing out the cost of Foundation Repair. If it where cheap, there would be no value in it. For example, I cannot pay 3 guys for 3 days and provide material for 15 piers, little lone pay for an Engineers report, Advertising, Insurance, and Fuel, all for $199.00 dollars per pier.
I have heard of these companies only charging $199.00 per pier. I also have investigated their system. My dad had a saying that would fit in here. “ Whoopty Doo” he would say. The reason is although they only charge $199.00 per Pier they are proud of the New Dual Pier System. “Ha Ha. For every pier you buy you are paying for 2. Where is that value?
Now I will reveal a secret. Most Foundation Repair Companies cannot boast about their quality in the work they do. They boast about the Price. Some, and I mean very few can boast. They have the bragging rights too. You know who they are they never cut corners nor do they cut the price. But the value and quality is hard to forget.
I’m Travis Nech and I own Metro Foundation Repair I know there are great companies out there. I compete with a few daily. Like I said at the start of this Article, Good quality is hard to
When is it necessary for Foundation Repair in North Texas Soils
After several months of almost continuous rain I find myself questioning the ethics of some Foundation Repair contractors. In 2006 we were under one of the most sever droughts probably of this century. But with 2007 came the rain and less that moral behavior.
In the past few months I have visited several homes each with certain issues but far from requiring piers to correct them. One home in the mid cities area, between Keller and Flower mound had some minor issues. The typical stuff doors sticking and noises coming from the attic, however when I took the readings I got another story.
The house was only showing evidence of movement from zero to point five tens of an inch. Leaving me to believe the house was fine. After all perhaps the rain had saturated the soils enough to lift the house and cause some minor signs of movement.
In North Texas our soil is known for it’s ability to expand. One soil expert once told me that the higher the plastic range the soils had the greater the expansion could be. He even told me that the average expansion was up to seven times from a dry state. Just think a few months ago the soils around Dallas and Fort Worth were dryer than a Popcorn Fart. Is it possible the rain has raised the foundations? Yes. But what the homeowner had been told by other Foundation Repair Companies, he required 37 piers to correct this none issue.
Lets understand the foundation better. First is the misconception of what the definition of a foundation is. A foundation is a buffer between the supportive soils and the structure constructed. Pretty simple, but not a surface designed to be ridged. That means that it is constructed to float.
If it is suspended or floating on top of the soil and one or more areas begin to lift or sink the foundation will follow the same example. It doesn’t mean the foundation is in need of repair though. Repair is necessary when the foundation becomes damaged from this constant shifting. An example of this would be ( Post Tension Slabs) They are designed to bow and Flex with the Soils but sometimes the pressure or energy created while flexing is so great the Foundation will buckle and deflect. At this point Metro Leveling would consider Piers to either stabilize or correct the foundation.
Foundation Repair News
I have been in on the development of a new Piering System, called the Deep Lock System. Deep Lock Piers are designed to penetrate the soil deeper than conventional Piers.
To put it into prospective the original concrete pressed piers averaged about twelve feet of depth before seating. Seating is the term I use to describe the point of refusal. Anyway Deep Lock Pies have been tested to average about fifteen feet at the point of refusal. Even companies such as Olshan have been trying to get deeper piers. They released the new Cablelock Plus in 2006 with an average gained depth of 20% twenty percent. That is a very good average but we believe that the Deep Lock System can beat it. Our preliminary test have produced results of 25, and even 30% percent greater depth.
If your wondering why we are going to such trouble only to get up to 30% percent deeper pier seats? I can answer the question with this example. First you have to examine the present soils in North Texas especially around Dallas and Fort Worth. In these soils we find higher percentages of Clay or otherwise Plastics. The term plasticity generally refers to the level of compression that any unit will suffer during the average drought. The higher the plasticity the greater the level of compression. If we can seat our piers below the plastic soil zone or near the actual bedrock surface, we reduce the amount of subsistence and the chance of the piers failing.
When Piers fail we don’t look good. In fact if our piers fail not only do we have to warranty the issue but we have to look for a reason. Without a reason for the pier failing we can’t accurately determine the problem. With that in mind, we can’t just start adding piers or adjusting them. We have to asses the absolute cause for failure, and correct it. This is the process we go through every time a pier fails. That is another reason why we go to the lengths we do to get 30% percent more Pier depth.
You should know that while I am writing this article other companies are looking for similar results. They are carving up Piers, adding tips to piers, and altering there size and shape. All of this to get a deeper better pier for your home.
I work for Metro Foundation Repair in Dallas, Texas and our system is the present cutting edge method, but I recon not for long. New more efficient and cheaper methods are being tested at Foundation Repair Companies everywhere. I say this only to educate the homeowner. He has options. Options are essential in choosing the correct piers for your home.
When making investigating the array of Piering methods available contact an Engineer for the best method for your home he may choose to test the soil for Plastics before returning his opinion.
Thanks For Reading and I hope this Article is helpful you can send me feedback using our Contacts page. Have a wonderful day.
Foundation Repair Facts
In earlier articles I provided information on how to select the right Foundation Repair Company and I spoke about watering issues due to rain. This article is meant to get right down to the facts about Foundation Repair.
The first fact is that the soils here are extremely plastic, they soak moisture like a sponge. Only this sponge grows and shrink up to 7 times it’s average mass from wet to dry. If you think about that for a minute. The soil supporting your house can expand and contract it’s mass size (700%)seven hundred percent.
Now to illustrate how this effects the foundation you have to imagine the terrain prior to building your home or your neighborhood for that matter. It probably was not flat and had several creeks and streams that ran through it before developers came in and subdivided it for home sites. They had to import soils to fill in low areas and dry riverbeds. They even had to level ravines and remove large trees to develop the area where you hose now sits.
All of that new fresh soil on top of the existing soils now is compacting, shifting, settling, and being eroded by rain, wind and traffic. These are a few minor reasons for differential movement. You may have foundation issues though. Foundation Issues are caused by they subsurface soil expanding and contracting, or subsequent lateral movement. Conditions that are usually latent until a drought or unusually wet year.
Over the years I have been ask if the builder is at fault for the Foundation Issues?
“Yes and No” This is a double edged sword. Most home builders have to construct housed with as little cost as possible to keep the wood bee home buyer from going to the next builder for a house. This act of cutting cost usually eliminates our home builders from implementing drilled monolithic piers to support the home. Such piers installed prior to construction could reduce the factors and chances of Foundation Issues. But would inflated the cost of a new home about (35%) thirty five percent. “Just think if you never could afford it then you wouldn’t have issues now.” Just a little humor…
I suggest pressed concrete piers to my customers. Even thought some other Foundation Repair companies will go with cheaper Steel Piers, or even Dead man Piers. Alternative piering methods do sometimes work, but for the same results every time I count on Pressed concrete piers. They hold better.
One final fact. Not all Foundation Repair Companies are equal. Contact the Better Business Bureau for a list of Contractors who provide a Lifetime Warranty, and Insurance. Like the American Express Card, don’t lift your home without it…
Foundation Repair Dallas
In the past I have spoke about watering being the issue, with foundation movement. Now it’s time to suggest the opposite. It’s time that we start laying out the sandbags, opening all the gates at the dam, and purchase flood insurance.
In the past few months I have seen lots of rain, and we know that in Dallas Texas the rain was overdue. But common is there a limit? I mean with so much rain my foundation has began to lift. Areas that were normal and fine are now 1-3 inches higher. I know because I took the readings using a Stanley Compulevel.
A Compulevel is a tool used by Engineers who inspect the elevation of your foundation.
Yes I specialize in foundation inspections, and foundation repair. And yes even I have to deal with the awful “F Word”. Last year it was the drought which was causing the foundations to move in North Texas. I visited homes from Dallas, Fort Worth, Denton, Plano, and even to Waco. The issues appeared to be isolated until about August when I received a request for an inspection in Houston. Then several more followed. By the end of last summer I had seen over 1000 properties, through my company. I never complained because the more I saw the more money I made. This is true of all foundation repair companies in Texas.
Now with so much rain we have slowed down through the majority of this year. Our normal season starts about March and runs until November. But I feel that this year will continue to surprise most of us. Once the seasonal rains abate we will see some of the worse conditions seen in ten years. As a home owner its time to prepare. Prepare for what, you ask? Maybe another drought.
I can only explain by example. Expansive soils will expand while wet. But they will expand about 7 times while wet. When the soil dries the expanded state begins to shrink, causing foundations to crack, and move apart. In areas where the soil has been over hydrated trees an other vegetation starts to grow, increasing the need for more water.
The demand for water becomes even more great when the hot dry days of July drag in. Before long the cities impose watering restriction, and then the soil supporting your home pulls away. Now your foundation is in jeopardy of cracking, or sinking under the load.
Now the whole process start again, and it is only a matter of time until the next big drought. If we are to do anything about it we first have to understand the cause.I spend my time educating homeowners and making them aware of the conditions faced by our homes each year in North Texas. Please help me to spread the information to other Texas residents. The part we play is vital in providing DFW and the rest of Texas sound
Foundation Repair - Knowing when it’s time and what to do about it.
To begin one first must know, or at the very least admit they may have an issue. I deal with foundation issues, daily. It is my job to know when you have foundation issues. I feel like Doctor Death saying that but I’m not really that bad. I have preformed literally hundreds if not thousands of foundation inspections over the years. Saving many people thousands of Dollars in repairs they didn’t need.
In order to find out whether the signs you have seen are big trouble, contact a Foundation Repair Company. They usually provide an inspection for free. If you need more detailed information an Engineer may facilitate a report. Either way you must take the first step.
Once an issue has been identified, it is time to choose a company to perform the necessary repairs. This can sometimes prove to be a job in and of itself. Not all contractors are reputable, and selecting the best one can be more than most people bargain for.
I once heard it said “ Don’t Call Him a Cowboy Until You’ve Seen Him Ride” that is how I feel about Foundation Repair Companies, or any Company for that matter. Just because they can show you high priced commercials with Over the hill Celebrity spokesmen, don’t make them a terrific company. That’s not to say cheaper is better either. Because we all know that we usually get what we pay for. A good rule of thumb I use is to exercise caution, don’t get so many estimates that you forget the reason why you are getting them, and ask for references. If the contractor hesitates forget them. Someone who is hesitant in providing a reasonable request like references will probably have to create or fabricate some for you.
After you have selected your contractor they may request a deposit. Don’t worry this is customary in the Foundation Business. Foundation Repair companies need to purchase building permits and other incidentals prior to starting your project. This usually takes several weeks and some of there manpower to accomplish. That is why they will request a deposit upon signing, and not upon arrival.
I operate Metro Foundation Repair, in the Dallas area. Some of the Foundation Repair contractors here have very good reputations for their Warranties. I even have heard that one contractor in Dallas offers a Lifetime Warranty backed by the Texas Warranty Trust. I can’t stress to you enough the importance in research at this point. For example who owns the Foundation Warranty Trust, or what ever it is. Another example is what is the cost for adjusting the piers under the Warranty. Some contractors actually charge money to adjust their work if it fails. Not many Foundation Repair companies provide a fully transferable Warranty. They often charge money to transfer it to a new owner. Some Lifetime.
I hope I have given you the advice you where looking for. If not send me an email to info@metroleveling.com I will try to answer any questions you have, and point you in the direction you need.
Future Articles will illustrate the differences in Concrete Pressed Piers, and Steel Piers, as well as the concerns raised with using Helical Piers.
Thanks for Reading and I hope you will pass it on.
