I am
Foundation damage is a multi-billion dollar problem that touches owners of single story residences, apartment building, condo’s, schools, government building, highways, bridges, parking garages, warehouses, convenience stores and virtually anything else that sits on soil.
The one thing that most structures have in common is that they are build not to fail. The failure is generally not the fault of the components or quality of the construction. Steel, concrete and other foundation materials do not normally degrade over a normal life span of a structure. The overwhelming majority of foundation damage is the result of the materials below the foundation, the earth, or type of earth the structure is set up on.
Foundations, built on rock, rock that does not move or shift, is likely to last for the life of the materials. Foundations built on non-compacted soil, expansive soil or any unstable soil is subject to problems. In many cases proper maintenance can prevent foundation problems. In many cases proper maintenance can reverse foundation problems.
Repairs of foundation damage are a much discussed problem. For many years foundation repair companies have attempted to find a solution, or repair that would work on all foundation problems. It has not happened. What has happened is a whole slew of “products” or “repair methods” have been tried. Most have worked in some instances, none, to my knowledge has come close to universal perfection. Most have been fads that come and after many failures are discarded my most contractors.
Some early attempts were as simple as digging a hole, putting a large rock in the hole, lifting the structure, placing wood between the rock and foundation and hoping it held.
It usually didn’t. The next step was replaced the rock with poured concrete, or precast concrete blocks, still not good. Then as technology increased they tried drilling down under the foundation, pouring concrete in the hole and lifting and shimming. Next came the pushing of little cylinders of concrete into the ground using the weight of the structure. Then they used steel piers of varying size and shape. That was better but still no huge success. Other methods: pumping concrete under the foundation (mud jacking, a disaster in many cases’), pumping foam under the structure, pumping lime and other chemicals in the soil. A relative new comer, screwing steel piers called helical into the ground, under the foundation, is now in vogue.
Most of the methods have some value but none of them address the specific cause of the foundation movement. What made the soil under the foundation move? If you don’t find and correct the cause, the chance of a lasting repair goes way down.
In upcoming post I will discuss what causes soils to move around under a foundation and how to stop the movement before it causes damage. I will discuss how to reverse damage without piers. I will discuss in detail the pros and cons of the different repair methods.
I will also cover the impacts of shrinking soil, expanding soil, eroding soil, and compacting soil on foundations.
We will explore the effects of drainage, soil hydration, plumbing, pool and sprinkler leaks on foundations.
Other topics to be covered include: buying and selling foundation damaged properties, undisclosed defects, insurance coverage, law suites, and much more.
For more information you may go to my Website, subscribe to my Newsletter, or you may email me, or phone me at 817-308-8186
Please join us for upcoming posts.
