In those instances where minor settlement is occuring or interior remodeling adjustments have been performed to offset the effects of settlement, the homeowner may not want to invest in RAISING the foundation. Foundation stabilization is a cost effective alternative to raising the foundation. Stabilization avoids damage to interior repair adjustments.
Problems with a sinking foundation are caused when the soil your home rests on is not stable enough to support the weight of the structure. This results in uneven settlement and sinking, and can have many causes, including:
- Soil incorrectly prepared during construction
- Soil volume loss due to drought
- Clay soil expansion and contraction due to water saturation
- Voids (empty spaces) created by water drainage problems
Signs of a sinking foundation include:
- Sloping or uneven floors
- Gaps between walls and floor/ceiling
- Sticking doors and windows
- Cracks in foundation
- Cracks in concrete floors (basement, garage)
- Cracks between bricks (often stair step cracks)
- Tilting chimneys
- Water leaking into basement
- Separation of an addition from main structure
Sinking Foundation Repair Options
There are two ways to address your sinking foundation:
The decision is often based on homeowner preference, but our experienced estimator will offer guidance if a particular option is strongly recommended for your home.
Both raising and stabilizing are achieved with compaction grouting. Compaction Grouting is a state-of-the-art, cost effective technique that injects stiff grout into the ground beneath your home. This makes the soil more dense, which increases its ability to support the structure. Compaction grouting has many advantages over conventional pier or piling methods. Most importantly, it solves the problem at the source and prevents it from recurring.
This technique is ideal for repairing cast-in-place concrete and concrete block foundations commonly used in the construction of modern homes. However if you live in an older home, we also have extensive experience repairing stone foundations in historic structures.
Stabilize A Sinking Foundation
Stabilizing a sinking foundation means correcting the soil problem so it becomes strong enough to support the home. The foundation will remain at the current level and not sink any farther.
Stabilizing a sinking home is often preferable to raising it. As the home sinks over time, changes in the structure impact the interior, and many homeowners remodel to correct these problems.
Raising the home often results in structural changes that can impact interior and framing elements such as floors, windows and doors that may have already been repaired to work at the existing (sunken) level. This can also crack newly remodeled finishes such as paint, plaster and drywall.
The need to avoid damage to interior remodeling is a deciding factor for many homeowners when choosing to either raise or stabilize their home. Another important consideration is that stabilizing a foundation is not as costly as raising one.