A charm that an older home holds is the craftsmanship in its construction, but issues with the foundation can quickly undo that very same charm. The entire house is at risk without a stable and strong foundation. To maintain their structural integrity and aesthetic value, it's important to recognize when your home needs foundation repair and what to do about it.
Older houses can challenge foundation repair due to the variety of materials used and their age. To ensure that your home is being repaired correctly and safely, it’s important to consult a professional with knowledge about the style and age of your home. In this blog post, we will explain signs that indicate when your older home needs foundation repair and provide an overview of the type of foundation repairs available.
Let’s get started!
House Foundation Types You Should Know About
Knowing the foundation of your home can be vital to understanding the type of repairs that may be needed. Most older homes have a full basement, slab-on-grade, or crawlspace foundations.
The foundation type used in residential construction depends on regional preferences like climate, geography, and the construction methods passed down from one specific generation of builders to another. The most common types of foundations used in older homes are:
Concrete Slab Foundation
Slab foundations are found in most regions and are the predominant foundation type in some markets. Slab foundations are ideal for level ground or terrain with a slight slope, making them an economical choice. They provide even support across the entire home, making installing plumbing and electrical components that run beneath the flooring easy. The downside is that access to these systems can be limited in the future, making remodeling and repairs costly.
Basement Foundations
Although basements are unsuitable for high water tables, they are a good choice where bedrock must be removed by blasting or excavation. Basement foundations offer extra storage space and the potential to expand the home’s living space, making it an attractive option for many homeowners. Conversely, basement foundations can be more expensive to build than a concrete slab or crawlspace foundation and can be prone to water intrusion.
Crawlspace Foundations
The predominant foundation in some markets, crawl space foundations are easy to add to existing houses with a basement. Crawl spaces provide access to structural components for easier remodeling and repair. On the downside, they can be prone to water intrusion and condensation, leading to mold and wood rot. They must be maintained regularly, and any issues should be addressed immediately.
Pile Foundations
Pier or pole foundations are an excellent choice where weak or unstable soil conditions cause problems for other foundation types. They are often found in coastal areas, where raising a house above storm surges is necessary. Piles for house foundations are usually preservative-treated wood poles driven into the ground until they hit load-bearing soil.
Common Foundation Problems Found in Older Homes
The homes built 50 years ago were made with different materials and techniques than we use today. The warning signs that signal foundation problems are various, so it is important to be aware of them before a major issue arises. Here are some of the common issues found in older houses:
Soil Can Make or Break The Strength of A Foundation
Soil is the material used as the foundation of a house, and its quality is an important factor in ensuring that your home is structurally sound. Different soil types have different properties that make them more or less suitable for building. Sand and gravel are generally good choices, while clay-rich soils can be problematic due to their tendency to expand and contract with changes in moisture. Loose fill is also unsuitable for supporting heavy loads and should be avoided.
Good soil should be undisturbed and porous to encourage good drainage, with the stability and ability to provide proper support. If the soil isn't suitable, fill dirt may need to be brought in. It must be properly compacted so it acts like undisturbed soil and is supervised by a geotechnical engineer.
No matter where you build, ensuring the soil is suitable for your needs is important in creating a strong foundation. With proper preparation and maintenance, you can ensure that your home's foundation will have the stability to stand the test of time.
Water Damages are a Sure Sign of Foundation Damage
Water in the form of moisture or liquid can cause major damage to a foundation. Water pressure builds up over time and can compromise the integrity of your home's structure. Signs of foundation water damage include visible cracks in walls, floors, or stairs, standing water near the house or basement, musty odors from mold and mildew growth, warped flooring, buckling paint on walls, and signs of water on the interior or exterior of your foundation.
If you find any of these signs in your home, acting quickly is important. Water damage can lead to other issues, such as mold, weakened support beams, and even structural collapse. It's best to contact a professional immediately who can identify the water source and provide a recommended course of action.
The ninety percent cure rule mentioned above is a valuable tool for preventing and solving water-related foundation issues. Soil should be sloped away from the foundation, and hard surfaces should also slope away from the house. Plus, downspouts should send water five feet away from your home's foundation. These simple measures can help keep your foundation strong and prevent major issues.
Uneven Floors Indicate Foundation Damage
Never overlook your creaking and uneven floors; this may signify a bigger problem. If you drop a pencil and watch it roll down “a hill,” you may have an uneven floor indicative of foundation damage. If this is the case, then contacting a foundation repair professional is important. They can assess the damage and recommend a course of action to repair your foundation.
Foundation repairs can be costly, so addressing any problems as soon as they are identified is important. Taking the time to understand common signs of foundation failure can save you from potentially thousands of bucks in costly repairs down the road.
Sticky Doors and Windows Show Foundation Issues
Your house just has the personality! You may need to pay more attention if a door or window is sticking. Doors and windows that won't open or close properly are often signs of foundation damage, as the shifts in the soil can cause your doors and windows to shift incrementally. The same goes for walls with large gaps around them where they meet the flooring.
When you have windows, doors, and walls that are out of alignment, it's time to contact a house foundation repair professional. They can help you determine the cause of these issues and suggest necessary repairs.
Drywall Cracks and Real Foundation Damage
Another issue is that a slowly shifting foundation can cause cracks in your drywall. In the case of drywall cracks, your home's foundation is the most likely culprit. These fissures commonly occur on the seams of the wall, where two pieces of drywall meet. When your home settles, this can cause stress and create a crack in the drywall.
It's important to have an experienced person inspect any cracks in your drywall, as this can indicate an underlying issue with your home's foundation.
Cracked Concrete Foundation: An Unfortunate Reality
One of the obvious signs of a foundation issue is cracked concrete. A small crack, as mentioned above, might not be cause for immediate concern — but it's important to get it checked by an inspector. This can help you identify any underlying issues before they become too serious and determine if any repairs need to be made.
If you notice larger ceiling cracks in your foundation, it's important to act quickly. Large cracks can cause major structural damage and costly repairs if left unchecked. If you see large cracks in your concrete or your home has shifted significantly, contact a professional immediately for an inspection.
Foundation Repair Solutions for Older Homes with Damage
Maintaining the foundation of an older home can be a challenge. If you have identified signs of foundation damage, your first step is to contact a professional for a thorough inspection. Getting a professional opinion and determining the best action to prevent further damage is important.
There are various options available for repairing damaged foundations; here are just a few:
Steel Pier Pilings for a Strong Foundation
The steel piers piling system is one of the most effective ways to repair and stabilize your foundation. Steel piers work by repositioning the weight of the weaker soils onto steel piles, which are driven deep into the soil until they reach load-bearing soil or bedrock. This underpinning process provides strength to lift and support the structure in a more acceptable elevation, preventing it from settling over time.
The steel piers piling system is an excellent choice for foundation repair Tennessee, as it can stabilize and lift any size. It also provides a long-term solution backed by a warranty for your peace of mind.
Concrete Staples – The Simple Solution to Foundation Repair
The cracks that are more than a hairline wide need attention. Carbon fiber concrete staples are designed to stabilize and support poured concrete slabs and are up to five times stronger than concrete alone. These staples are the optimal choice for foundation repair — they reinforce and prevent your crack from widening, helping you avoid more expensive repairs in the future.
Carbon Fiber Straps – A Long-Lasting Fix
Carbon fiber straps, similar to concrete staples, are also an excellent choice for foundation repair. Carbon fiber straps bridge two sections of a broken concrete slab with a clean and strong connection lasting for years. Installing these straps on your foundation can prevent future cracks and bowing walls, making sure your home is stable and secure.
Slabjacking – Raising Your Foundation
When you suspect foundation problems and concrete, slab jacking is one of the best solutions. Slabjacking involves pumping a high-density, expansive polyurethane foam under your slab through 5/8-inch injection ports. This method helps to fill voids, stabilize soils, and raise the concrete toward its original construction grade efficiently and cost-effectively.
If you notice any indications of foundation damage in your home, it's important to contact a professional for an inspection. Don't let the condition worsen over time — with the right repair solutions, you can ensure your home is stable and secure for years.
Read More: Is it Possible to Add New Foundation Under Existing Home?
Considerations for Choosing the Right Foundation Repair Contractor
When looking for best-in-class foundation repair services, it is important to consider various factors. Start your search by researching contractors online or asking friends and family for referrals to ensure you get the most experienced and reputable team of experts.
Once you have hooked down your list of potential contractors, you must call each and discuss their qualifications, experience, and rates. Always ask for proof of insurance and additional certifications or licenses to ensure you are selecting a qualified contractor.
Consider any additional services the contractor offers, such as warranties or payment plans. Some contractors may offer discounts depending on your home’s location or other factors. Make sure to ask questions so that you are fully informed of all the details regarding your foundation repair project.
When discussing with contractors, also inquire about the timeframe for completion and any potential hazards or safety concerns that may arise during the repair process. Be sure to communicate regularly with the contractor throughout the project to ensure expectations are being met.
Request Free Foundation Repair Estimates Today!
Having a secure foundation is essential to the long-term stability of your home. Requesting free quotes from local contractors is a great way to compare and contrast services and find the best solution for you.
With the right foundation repair system, you can feel confident that your home will be structurally sound and secure for years. Make sure to get the job done right by working with an experienced foundation repair contractor familiar with the best repair solutions for your property. Don't put off foundation repairs – contact these experts today to get started!
