Foundation Repair questions, answered
Are foundation cracks always a problem?
No. Fine shrinkage cracks are common in concrete and often harmless. Cracks that leak, widen over time, are offset, run horizontally in basement walls, or follow a stair-step pattern in block walls deserve an assessment.
How can I tell if my foundation is moving?
Signs include doors and windows that stick or won't latch, uneven gaps above doors, sloping floors, new or widening cracks in walls and the foundation, and gaps between walls and floors or ceilings. Tracking cracks with dated marks and photos over several months shows whether they're growing.
What causes foundation settlement?
Common causes include soil that compresses or shrinks, poor compaction during construction, erosion from drainage problems or plumbing leaks, tree roots drawing moisture from clay soil, and frost heave in cold climates.
Should I get a structural engineer's opinion?
For significant or uncertain foundation problems, an independent structural engineer's assessment is often worthwhile. Engineers don't sell repairs, so their recommendation can help you compare contractor proposals.
Can a house be lifted back to level?
Often partly. Piering and slab lifting can recover much of the settlement, but not always all of it, and lifting can change how doors fit and open or close cosmetic cracks. A contractor should explain what recovery to expect.
Do foundation repairs need a permit?
Structural foundation repairs often require a permit, and many jurisdictions require engineering. Requirements vary. Ask the contractor who obtains the permit and whether an engineer is involved.
How does drainage affect my foundation?
Water collecting near the foundation can soften soil, wash it out, increase pressure on basement walls and cause expansive clay to swell. Clean gutters, extended downspouts and soil that slopes away from the house are simple, effective protection.
What's the difference between push piers and helical piers?
Push piers are driven into the ground using the weight of the house as resistance and suit heavier structures. Helical piers are screwed into the ground and suit lighter structures and new construction. The right choice depends on soil and loads.
Can plumbing leaks damage a foundation?
Yes. A leak under a slab or near a footing can wash out supporting soil or cause expansive soil to swell. If you suspect a leak, have the plumbing tested before or alongside any foundation repair.
Will foundation repair stop my basement from leaking?
Not necessarily. Structural repairs stop movement, but leaks may also need crack injection, drainage improvements, waterproofing or a sump pump. Ask the contractor whether the repair addresses water, movement or both.
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