As a homeowner, we have many responsibilities. Whether you are buying a home, building a home, or have already moved into your home, you have a lot on your plate to maintain. One of those many items that must be maintained at all times is the foundation of the home. Without a strong foundation, over time, your home could end up crumbling and your investment is lost. When is a foundation beyond repair? If horizontal cracks are present, this is a big concern. Immediately call a foundation repair company.
Let’s take a look below at some more warning signs regarding a foundational repair.
What Is A Foundation
It is important for a homeowner to know that there are three main types of home foundations. Depending on where you live, will determine the type of foundation that is used for your home. Let’s take a look below at these three main types.
- Pier and Beam – these are used as anchors in the ground that are stabilized by concrete. They are typically used to elevate a home off the ground for flooding safety and are used to support a wooden base of a home.
- Crawl space or basement – a basement is poured with a concrete floor and concrete blocks to support the walls and weight of the home. A crawl space is made by a cast in place system or a type of masonry unit. Also, these types are used to give increased access to plumbing and electrical systems.
- Slab – the majority of homes these days are created with a flat poured concrete surface. This surface supports the wood framing or concrete block walls. Rebar and mesh wiring are used to support the foundation of the concrete and homes extra weight load.
Are There Different Types Of Cracks
Believe it or not, a homeowner can classify their foundational cracks into two types. Horizontal or vertical are the indications of how the crack lines are running through the foundation of the home. Keep in mind that both types of lines bring various needs.
Vertical Crack
Typically, you will notice a vertical crack on your home’s foundation as it settles. This happens a lot with newly constructed homes. When the concrete cures, it will shrink and cause cracks. Homeowners can purchase some filler at the local hardware store and easily re-seal these cracks. If you have a crack that is larger than 1/8 of an inch, then you will want to call a professional to repair it.
Horizontal Cracks
One of the more concerning issues with a home is if you notice a horizontal crack in the foundation. As the soil collects water it can build pressure up against the exterior walls of the foundation. The pressure being inflicted on the exterior walls can become cracked. Since water is involved here, it is referred to as hydrostatic (water) pressure.
Also, if you fail to hire a repair person to seal up and shore up these horizontal cracks, over time, you will notice some major issues with the home. As more rain comes, pressure continues to mount, and the cracks become larger and more prevalent around the foundation of the home. If this is the case, you should immediately reach out to a professional contractor that specializes in foundation repair.
When Do I Know It Can’t Be Repaired
When it comes to a foundation problem, you will be able to notice if it is repairable. Here are some signs to check for, before it gets too late.
- Bulging of the walls due to mounting pressure.
- Sloping and weak floors in the interior of the home.
- A dime can fit into the foundation crack.
- The cracks are changing directions.
- Vertical cracks are wider at the top vs the bottom.
Noticing any of these signs in regards to your home and the foundation of the home requires immediate attention. In many cases, these signs are indicators of potential wall collapse or failure.
How Can I Prevent Foundation Damage
The only way that you can prevent major damage to your foundation is by regularly keeping an eye on it. Here is a basic guide for you to use as a homeowner to prevent major foundation damage.
- Check the exterior – while you are out mowing the yard or even taking a walk around the home, take a look at the foundation to see if you notice any cracks on the walls and any bulging, or leaning of the walls. If you notice cracks, immediately repair them. If you notice bulging or leaning, call your local professional contractor that specializes in foundations.
- Get up close – use a screw driver and poke or scrape at the foundation to check for flaking or any other brittleness. If you notice that it is easy to chip away at your foundation, then you will immediately want to reach out to your local professional contractor.
- Check the interior – take a look at your windows and doors as well as the flooring for cracks, or signs of jamming and bowing. If you notice the doors and windows are bowing or difficult to close and open, then you likely have a foundation issue. Call your local professional contractor.
How Much Does It Cost
Completing a project like a crack filling or stucco repair on a home can be fairly simple for a homeowner. You might even spend less than $100 on a basic crack fill. However, a major foundation repair of this magnitude can cost you between $10,000 and $40,000. That is only if this foundation is even repairable.
Other Recommended Maintenance
One area to take a look at when you are checking out your foundation is the outdoor faucet. If the faucet happens to squeak, you can fix this by purchasing a new rubber washer, a new outdoor faucet (spigot), and replace the old ones.
Another area to look at while trying to figure out how bad the foundation is, is the landscaping. It can be difficult to know what to put around the foundation of a house because you don’t want to have roots growing into the home. Shrubs, plants, and mulch are good ideas and aesthetically pleasing.
Lastly, you might find that once the house settles, there may be a gap between the foundation and the house and you will want to have this fixed.
When Do I Call A Professional
When it comes to a foundation that appears beyond repair, you as the homeowner will need to call a professional. If you aren’t sure who to call or what a majorly damaged foundation looks like, then you should reach out to your local home inspection team.
Not only can the home inspection team evaluate your foundation, but they can refer you to a reputable professional contractor that specializes in foundation repairs. Always remember that before spending a lot of money, you should reach out to the professionals for advice and estimates.
Conclusion
In the case of a foundation repair, you will want to hire a professionally licensed building contractor who specializes in your type of foundation. As a homeowner, attempting to dig up your yard and locate any and all foundation cracks is time-consuming and expensive. If you aren’t sure what you are doing, this can become a bigger project than originally expected. Call on Boggs Inspection Services can check your foundation during a home inspection in the Olympia, Washington area.
