Foundations are referred to as cornerstones of a building since they help maintain the stability of a building. Most homeowners get concerned when they see cracks and likes of weakness on walls or foundation settling. Most problems begin as minor issues but when not taken care of can lead to major damages. With more time and climatic change, the issues worsen and may cost more to have them repaired. A foundation repair cost varies depending on the type of material required, labor costs, and other additional costs such as paying for licenses and inspection by professionals. Foundations develop issues due to a variety of factors such as expansive clays, poor soil drainage, poor maintenance services, and poorly compacted soil. Taking immediate actions is always recommended when such issues start.
Minor and small foundational cracks cost an average of $250 while large cracks may cost around 4800 to repair. Cracks on buildings occur when the foundation starts to sink or when too much pressure is being applied on the foundation at a specific point of the house. Minor cracks when repaired immediately prevent the development of structural problems and further damages to buildings. The price of repairing developed cracks early is much affordable compared to repairing foundations. Settling a foundation requires around $500 to $3000. When a foundation sinks it requires an expert inspection to identify leaks and leveling while being repaired.
Sinking foundation repairs involve the use of piers to raise the foundation to its original level. The repair process involves digging deep into the foundation and placement of piers to support the house. Raising a foundation back to its usual level may cost much but the pricing will depend on how much it requires to be lifted and the type of structure like houses with basements compared to a house with a slab. Raising the house from one side costs less than when the whole house needs to be raised. Different tools and materials are needed to aid the lifting of a house. Some require the use of helical piers, jacks, or push piers. The type of foundation that will be used to repair the raised house is also important and how long it is warranted.
Foundation leaks cost much higher to repair. Averagely it may cost between $2000 to $6000. Leaks always result from drainage issues. To repair leaks there is needed to first waterproof the house foundation to ensure that there will be no seepage of water into the structure after repair. The next step to leaks repair involves digging the foundation and building tile drains. Finally, the cracks that led to leakages are covered by applying a sealant. For bowing basement walls, it may cost around $350 to $1000. Bowing walls are repaired by reinforcing them and different types of materials can be used. Houses whose bowing walls have been reinforced using steel bars are durable but very expensive. Bowing wall reinforcement can lower the house market value hence the walls should not just be reinforced but should be repaired before enforcement.
There are several techniques employed in repairing house foundations. Piercing and underpinning techniques involved digging and lifting the house higher using piers. This method has to be done by a professional contractor and is a permanent solution to sinking foundations. The prices may cost between $1000 and $3000 for every pier used. Leveling and slab jacking technique costs a bit less since the equipment used are few. The house is created for breathing concrete by pumping grout mixtures to any air spaces formed under the house. This process roughly costs $500 to $1300.
The sealing technique involves sealing of any surrounding soil drainages and any drainages around the home and this depends on the moisture levels. It costs between $2000 and $6000 and has to be first inspected by engineers to determine the exact actual costs to avoid overcharges. Stabilization involves the use of steel and carbon fibers as stabilization materials. This technique is suitable for minor repairs and may cost around $4000 to $12000. The foundation repairs require varying amounts of time to finish. Some may take a day while others may take up to five or seven days. The prices are also charged according to the number of piers needed to lift a house and the depth that has to be dug below the foundation.