My Foundation Repairs and Waterproofing News

Fixing Florida's Sinkhole Problem

2013-03-14T09:17:00+00:00

In the news we have all heard of the horrific and tragic sink hole in Seffner, Florida. But many do not understand what the cause of these formations or what can be done about them. Foundation repair techniques have been developed over the years that successfully deals with these sink holes. Well trained professional companies like Foundation Services of Central Florida have the equipment, foundation repair products and training to step in and assist you with your sinkhole problem. Foundation Services of Central Florida has become known as the foundation repair and sinkhole remediation experts of Central Florida. In northern Florida companies such as Foundation Professionals of Florida is the engineers choice for sinkhole remediation. Their experience and engineering background sets them apart from other sinkhole repair contractors in the area.

Sinkholes are a common feature of Florida's landscape. They are only one of many kinds of karst landforms, which include caves, disappearing streams, springs, and underground drainage systems, all of which occur in Florida. Karst is a generic term which refers to the characteristic terrain produced by erosional processes associated with the chemical weathering and dissolution of limestone or dolomite, the two most common carbonate rocks in Florida. Dissolution of carbonate rocks begins when they are exposed to acidic water. Most rainwater is slightly acidic and usually becomes more acidic as it moves through decaying plant debris.

Limestone in Florida are porous, allowing the acidic water to percolate through their strata, dissolving some limestone and carrying it away in solution. Over time, this continuous erosional process has created extensive underground voids and drainage systems in much of the carbonate rocks throughout the state. Collapse of overlying sediments into the underground cavities produces sinkholes.

When groundwater discharges from an underground drainage system, it is a spring, such as Wakulla Springs, Silver Springs, or Rainbow Springs. Sinkholes can occur in the beds of streams, sometimes taking all of the stream's flow, creating a disappearing stream. Dry caves are parts of karst drainage systems that are above the water table, such as Marianna Caverns.

Other subterranean events can cause holes, depressions or subsidence of the land surface that may mimic sinkhole activity. These include subsurface expansive clay or organic layers which compress as water is removed, collapsed or broken sewer and drain pipes or broken septic tanks, improperly compacted soil after excavation work, and even buried trash, logs and other debris. Often a depression is not verified by a licensed professional geologist or engineer to be a true sinkhole, and the cause of subsidence is not known. Such events are called subsidence incidents.

Portions of this article were originally published March 03, 2013 Associated Press

The Cost of Foundation Repair

2013-03-10T19:54:00+00:00

Quality of Materials, Size & Complexity are All Factors In Foundation Repair Costs

Some foundations that are in need of attention do not require much repair work. They can be fixed more as a preventative measure than a reactionary one. If the foundation problem has been ignored, however, then costs quickly escalate because other issues tend to show up

While many foundation repair problems are alike, each one requires a customized solution to provide the best value and long term performance. Accepting anything less than a permanent customized solution is risking a less than permanent repair. We take pride in maing the costs of these repairs as clear and easy to understand as we possuibly can, our reputation relies upon it.

To assist you in deciding if one of our permanent solutions is right for you, our contractors provide free foundation repair quotes. Each quote includes an on-site inspection, professional assessment of your foundation problem and a detailed quote that we build with you for your home. To schedule a free quote, contact us today!

Settling problems of an older home will require a foundation engineer's expert opinion. For example, adding piers to stop further cracks in your foundation, without skilled advice, could cause the pressure to shift elsewhere creating a worsened situation. Costs will vary greatly depending on the problems and solutions recommended, but hiring an expert could save you money on hasty, unnecessary and expensive mistakes.

On average foundation repairs will cost between $6,000 and $12,000, depending on the problem and the right solution. Settling foundations tend to be the most costly, while leaning, bowing walls or cracked walls generally are less expensive. The key to not wasting money is in hiring experts that have the education, equipment and ethics required to permanently repair your home.

How to protect your home's foundation from melting snow

2013-03-06T01:59:00+00:00

The following has been reposted from http://www.kshb.com/dpp/weather/weather_news/snow-melt-could-cause-foundations-big-problems

By: Amy Hawley

OLATHE, Kan. - You may think your winter blues will go away after the sun melts off all the snow, but homeowners may find their problems are about to get bigger.

Foundation repair companies said Tuesday they are bracing for an influx of emergency phone calls next week after the sun has melted all the snow on the ground.

They said the water runoff can seep through all of those cracks nature caused last summer during the drought. That water may find cracks in basement walls and leave many basements flooded.

Karri Johnson has already learned the hard way. The Olathe resident faces a $32,000 foundation repair bill.

"Do not put it off. It will not repair itself," she said. "It will get worse. It won't go away."

Repair companies suggest homeowners be proactive.

Here are some tips to keep foundation problems at bay:

Make sure gutters are clear of debris so water can drain through a downspout
Make sure downspouts drain at least 10 feet away from the house
Make sure sump pump drains at least 10 feet away from the house
Get a professional to install underground pipes to drain water away from the house
Have a professional fill basement cracks
Move trees at least 15 feet away from the house

For more information, go to www.myfoundationrepairs.com

Keeping your basement dry as the snow melts

2013-03-05T14:23:00+00:00

After 18 months of severe drought in Kansas City we now have experienced two large snow storms and the moisture that goes along with it. Homeowners across the metro area, especially Olathe, Overland Park and Leawood that recorded the highest snow totals, are facing the next issue of possbile basement flooding. While the possiblity of foundation repairs has not dissappeared most homeowners are going to be focused on basement flooding problems.

Repost from http://www.kmbz.com/Keeping-your-basement-dry-as-the-snow-melts/15715703

Is there anything you can do to stop your basement from leaking once all of the snow melts? Jeff Tully with My Foundation Repairs in Olathe says homeowners are in for some problems with the spring thaw, mostly because last summer's drought made deep cracks in the soil, allowing the water to get closer to the foundation.

However, he says there are a few things that can still be done to minimize mother nature's impact.

"Getting the downspouts ten foot away from the house and getting the sub pump discharged ten foot away from the house will be the biggest thing and making sure that gutters are not clogged or blocked with ice," says Tulley.

He says if your basement does start leaking it is always best to consult a professional.

Midwest Drought Continues in 2013

2013-02-25T12:35:00+00:00

The National Weather Service has predicted the two-year long drought will persist from Dallas, TX through Oklahoma City, OK and Kansas City. That means homeowners in Tulsa, Fort Worth, Wichita and other communities throughout the Midwest will have to keep an eye on their foundation in the coming months.

Annual Weather Summary: November 2012 to October 2013

Winter temperatures will be higher than normal, on average, with precipitation and snowfall near normal in the east and below normal in the west. The coldest periods will be in late December, early January, and early and mid-February. The snowiest periods will be in mid- to late November, mid- to late December, early January, and early March.

April and May will have near-normal temperatures on average, with hot temperatures in late May.

Summer will be drier and slightly cooler than normal, on average, despite hot spells in late June, mid- and late July, and mid-August.

September and October will be slightly drier than normal, with near-normal temperatures.

But even with sufficient rain, Midwestern area homes are still extremely susceptible to foundation problems. Foundation damage is common in Plains because of an active zone of clay soil. This zone of clay acts like a sponge—swelling when wet, shrinking when dry. Foundation engineers know that these soil pressures can do major damage to your homes foundation.

The current drought has such a problem in the Midwest area that city and state officials in all areas have approved foundation watering to continue even though there are watering restrictions in place for many residents. Watering the foundation can help keep the moisture levels more consistent, especially on slab foundations. But since a homeowner is not able to measure soil contact under the slab, it’s still somewhat of a guessing game.

If you do water, make sure there is no “ponding” of water near the foundation. The water should drain at least 10’ away from the foundation. If you are using drip irrigation or soaker hoses, the best method is to place them 3 to 4 feet away from your foundation and not directly next to the concrete. Gutters and downspouts should be maintained to keep water flowing away from the foundation.

Frankly, it looks like the drought conditions will persist. Your home will be stressed at its very base. You will notice the foundation settling and cracking while on the inside, drywall cracks and sticking windows will provide clues to foundation problems.

Most methods of foundation repair fail to provide long-term, permanent support for concrete slab foundations along with basement foundations. When you are in need of foundation repair, hire a professional foundation repair contractor. These contractors install only proven, reliable, and permanent methods to correct the problem. Steel push piers are engineered to provide the stability and strength to withstand the changing soil conditions under your home, while reaching down below the active clay soils. Helical piers are used both for underpinning foundations and as tiebacks for basement and retaining walls. Once again this method of foundation repair will restore the security of foundations in homes from Dallas to Kansas City.

Foundation Repair Myths

2013-02-22T13:54:00+00:00

When you own a home, the last thing you want is a cracked or settling foundation. Unfortunately, it happens all too often, resulting in the need for professional foundation repairs. When it comes to something as serious as structural problems, quite a few myths exist. It's important to dispel misinformation and wild claims to get to the root of the problem and obtain the professional help you need from engineers and foundation repair professionals.

Foundation Repair Myths

1. Foundation repair scares off potential home buyers

Real estate law requires full disclosure when it is time to sell your home. If you've had foundation repair work done on your home, you have to let potential buyers know. While hearing that you've had foundation repair may scare a few inexperienced buyers off initially, most will not, if you have the documentation and have used an experienced and respected foundation repair contractor. If you also have a report from a foundation engineer that explains the original problem and then signs off on the repair the prospective buyer can be assured that it is a permanent fix.

The simple fact is, the majority of homes experience some sort of structural foundation problems during their lifetimes. Purchasing a home with a professionally repaired foundation, means buying a home that should never need similar foundation repairs again.

2. Foundation repair means a destroyed yard

Hiring a professional foundation repair company doesn't necessarily mean your lawn will be destroyed. While some repair techniques require excavation of earth around the foundation walls, others can be performed from inside and require little or no exterior excavation. For example, methods such as installing high quality steel push piers inside your basement can be accomplished without exterior excavation. Also, crack repair, epoxy and polyurethane is a relatively simple repair done on the inside, when performed by an expert foundation repair contractor.

Remember, not every crack calls for the same repair technique. Before deciding on a foundation repair method, an experienced foundation repair specialist should find the root of your problem. He then will let you know if digging up the earth around your home is required.

3. Foundation repair is expensive

When most think of foundation repairs, you probably picture yourself emptying your retirement account to pay for it. Today that has changed. Finding a crack in your basement wall doesn't mean you are about to break the bank. Modern foundation repair methods and techniques have come to your rescue. The cost depends on the cause of the crack and a settling foundation can even be done cost effectively.

Often foundation repairs consist of a simple, inexpensive polyurethane injection to prevent water intrusion or other procedures. Determining the true cause of your foundation cracks and settling can save you time and money. Call a foundation repair professional to diagnose your home's problem.

4. Get three bids and take the cheapest

Not all contractors are created equally. The lowest bid is not always the best choice. This is your home, a home for your family, do research and hire professional engineers and high quality foundation repair contractors. Just because you do things correctly does not necessarily mean that you will spend more money.

Find a contractor with proper experience, training and insurance. How long have they been around? Are they backed by a national manufacturer? Will they still be there in the future if you have more problems? Are they approved by your foundation engineer? An experienced company offers solid warranties that protect you against unforeseen problems. Cheap and inexperienced contractors will give you just that – cheap work.

Nothing speaks for a contractor's work like his reputation. Ask around and find customers who have used them for similar projects. You can't go wrong with a contractor who has a good reputation with happy former customers and engineers that like to work with them.

While this list is not all inclusive. Searching http://www.myfoundationrepairs.com/ will provide you with the information about foundation repair that will educate you so you can dispel other myths about foundation repair.

How much does it cost to fix a settling foundation?

2013-02-19T11:13:00+00:00

The cost of foundation repairs is the number one question that homeowners ask. The issue when answering – the answer can be as complex as the foundation repair. Foundations can be fixed more as a preventative measure than a reactionary one. If the foundation problem has been ignored, however, then costs quickly increase because other issues tend to show up, such as cracks in basement flooring or foundation walls.

Quantifying the cost of a foundation repair can be difficult due to all the variables that can affect each home or structure. Your cost for a foundation repair will depend on your homes particular situation. Factors that impact cost include how accessible the sunken portion of the foundation is, the cause of foundation failure and the method of repair.

If the cost of foundation repair seems high at first, keep two things in mind: It is a structural repair and your home is probably your largest investment. In the end, the cost will be worth it because your property will be safe, sound and marketable.

A few of the factors that foundation engineers and foundation repair contractor must consider are listed below.

Type of Foundation

The type of foundation can greatly affect the cost of foundation repairs. There are three main types of foundations. These include monolithic slab, pier and beam, and t-shaped foundations (spread footing and wall). Each of these foundation types, due to differences in design, requires different materials or different amounts of similar materials. For instance, pier and beam foundations require insulation, unlike the other types. Because different materials or amounts of materials are used from one foundation to another, the repair cost may not be the same from house to house, even if damage is similar and square footage is approximately the same.

The Stability of the Soil

In Kansas City, homes situated atop a great amount of unstable soil tend to need more interior piers to counteract the shrink-swell characteristics of soils. Each house sits on a unique mixture of soils and some soils have greater shrink-swell potential than others. Another factor that contributes to the stability of the soil is proper drainage. Improper drainage can cause erosion underneath a structure which will adversely affect the foundation, and cause it to sink. More interior piers will be needed to counteract the erosion.

House Size

The size of the house can lower or raise foundation repair costs, because the larger the house, the more materials must be purchased for the repair. Larger houses also can be more expensive to repair because they involve more weight and structure complexity.

The Amount of Foundation Settlement

Settlement refers to the extent that a structure is unlevel. If the home is experiencing severe signs of foundation problems, such as bowed walls, large cracks in the ceiling or walls, or doors that will not open or close properly in a majority of the house, it is feasible that the foundation will need to be stabilized with interior piers to a greater extent than houses with a lesser deviation. The more stabilization a house needs, the more the repairs will cost.

On average, repairing a failing foundation of a house costs between $5,000 and $10,000. This assumes that there won’t be any additional problems to fix while repairing the foundation, such as replacing plumbing. Although the average is around $8,000, simple jobs can get as low as just over $2,000, while complex jobs might push close to $20,000.

In addition to the complexity and scope of the problem, other variables that can add to the cost of repairs include:

•Hiring a structural engineer to assess the damage (typically $300 to $1,500).

•Getting a soils report prepared by a geotechnical engineer, if needed (about $500 to $3,000).

•Obtaining a local building permit, if required ($75 to $150).

•Dealing with hidden obstacles in the ground, such as old repair methods, extra-deep footings, or tree roots (may add an average of $1,000 to $2,500 to the overall cost).

One of the biggest aspects of foundation repair cost is who does the repair. Professional foundation repair contractors are more likely to do the job quickly and efficiently and to do better quality work. Newer companies, in contrast, may “sell” customers with low prices but end up costing more in the long run because their inexperience may translate to more hours on the job. For this reason, it may be worth it to hire the company that offers an initially higher bid for the repair.

Although the total cost of foundation repair can be substantial, your home is often your biggest investment and these repairs (properly done by a reputable foundation repair contractor) can be essential to protecting your equity and keeping your home safe, sound and marketable.

Continuing Drought Causes Foundation Problems Across Metro

2013-02-14T21:31:00+00:00

The following post comes is reprinted from KC Fox 4 News website.

Click here for foundation repair video from reporter

KANSAS CITY, Mo. — The Kansas City area is nearly 17 inches short of average rainfall for the year, and the ongoing drought is taking a toll on more than just crops and lawns — it’s hurting metro homes as well. Foundation and mudjacking companies say they are busier now than they have ever been, and with no major rainfall events in the forecast they say that they don’t expect to slow down anytime soon.

Homeowner Tom Kammerer has lived in his home for over 40 years but just recently he began noticing cracks — the tell-tale sign of a troubled foundation. “We noticed it in the garage, the floor, about an inch and a half had moved away from the wall there,” said Kammerer.

Dennis Morgan, the president of Pro Foundation Technology Inc., says that Kammerer isn’t alone. Morgan says that he hasn’t been this busy in 34 years of business. “I’ve never seen anything like it, nothing even close to it and our phones are still ringing and this is usually our very slow time,” said Morgan. He says that a year without rain is to blame for most of the major foundation problems homeowners across the metro are facing. “Our soil here is very plastic — it’s clay soil, it shrinks and swells,” said Morgan. “You need to have hydration in this clay to keep it stable. Unfortunately we haven’t had any water so the soil has shrunk. The footings are setting in that soil, consequently the house will shift and move many times.”

Morgan says that the average repair job can cost between $8,000 and $15,000, and that if you suspect that your home has a foundation problem, the first step would be to hire a structural engineer to evaluate your home, then pick a contractor to make the repairs. He says that his company is backed up into the spring with foundation repair work.

Kammerer says that he’s taking a big financial hit, but says that it could be worse. “It happened to us — otherwise we’ve been really lucky in life so I’m not complaining that much,” said Kammerer. “But it is a cost you don’t expect to get involved in.”

Foundation Problems as Drought Continues

2013-02-14T14:13:00+00:00

The severe drought in the Midwest is effecting many homeowners that are forced to repair damage to their homes' foundations. Local foundation repair companies and structural engineers can't keep up with the torrent of phone calls and waiting list extend for several weeks just to get an inspection or quote. The culprit is the clay soils throughout Kansas and Missouri that becomes baked by months of dry weather. The soils act much like a sponge, as they dryout the shrink and pull away from the foundation and as they get wet they seem to grow and expand moving the homes' foundation.

When a home's foundation cracks and shifts, problems manifest themselves on the upper levels of the home with jammed doors and windows along with cracks in drywall. No style or design of a home can hide from these forces, nor are they spared from foundation repairs. "We're seeing a lot more settlement issues across the board, from stone foundations in Brookside to new foundations in the suburbs", says Joe LaGue of Olson Foundation Repair in Olathe, Ks. The phone calls are coming from all across the Midwest, calling about cracks and settlement in their foundations. Homes with larger trees that are close to the home are more vulnerable to soils drying out aroudn the foundation. The trees are using every last bit of the moisture in the clay soil trying to stay alive. The trees are competing with the foundation for moisture and the trees are winning.

The drought started in September of 2011 int he Kansas City area and it contiues in the first quarter of 2013 with not real relief in site. Earth Contact Products, a leading manufacturer and national distributor of foundation repair products based in the Kansas City area has seen dramatic growth during the severe drought. They have seen the drought expand from Texas up through Oklahoma and Kansas and then eastward through St. Louis, Chicago and Indianapolis. According to ECP, this drought has created over two years worth of work for foundation repair contractors throughout the Midwest.

The dry conditions are even more damaging when they reach below the deep footings below basement or crawlspace walls. Once a foundation has significant settlement the only way to solve the problem is to push it back up. The product of choice in much of the Midwest and especially in the Kansas City area is with steel push piers. These steel piers are driven deeply, well beyond the soils that are affected by moisture fluctuations, providing a good base to lift basement or crawlspace walls. ECP, the leading steel push pier manufacturer, provides foundation repair contractors with several types of push piers. From concentric resistance piers, where the steel bracket and pile is placed directly below the foundation walls to eccentric push piers that are place on the side of the footing. Both styles are highly effective in pushing foundations upward, but must be designed by a foundation repair expert based on the needs of the individual structure.

Concrete Press Piles for Foundation Repair

2012-10-03T07:11:00+00:00

There are many different types of foundation repair products available to repair your home. These include steel resistance piers, helical piers and concrete pressed piles. Unfortunately they all do not perform well or even meet the building code.

Concrete pressed piles or concrete cylinders do not meet local building codes for several reasons. First of all, they do not meet depth requirements. The depth of the pile or pier or any type of deep foundation system is probably the most important factor for an effective foundation repair system. No matter what foundation repair system is being installed, if this pier is not deep enough, it becomes a useless pier. Unless the pier system is installed below the active zone or zone of influence (as many engineers refer to it) it will not be able to support your home.

Concrete pressed piles are considered a friction pile – one that relies on skin friction with the soil to produce load holding characteristics. When these piers are installed in the active soil zones (typically 15’ or less), the addition or subtraction of soil moisture causes concrete pressed piles to move with the soil. Due to their diameter and blunt surface they are very difficult to drive past this active soil zone without doing damage to the home.

Steel piers and helical anchors not only do not rely on skin friction for support but also are designed to penetrate beyond the zone of influence which provides a stable pier to support your home. These piers are designed with the ability to go very deep if necessary, well beyond any moisture fluctuations in the soil. Steel piers have a much more slender nature which greatly helps their ability to penetrate dense soils, which are present during droughts or extended heat spells. Helical piers are screwed through the soil and use helix shaped flights or mini-footing to support your homes load. When installed beyond the active soil layers helical pier provide a very solid support for your foundation.

Next, concrete pressed piers do not provide a true connection between cylinders. This not only poses a problem with meeting building code minimum requirements but also creates a major problem for homeowners. As the concrete cylinders (12 inches each) are pressed into the soil they often times become misaligned. Picture a stack of blocks sitting on the floor. Now apply a force to the top block. You will notice that the blocks start to move side to side as more pressure is added. This exercise is consistent with how concrete pressed piers act when a bottle jack is used to force them into a hard soil.

Steel pier and helical anchors use a mechanical connection between the pier sections to maintain alignment and provide consistent support for your foundation. Helical anchors, due to their design, provide an additional benefit in that they equally resist upward and downward movement upon proper installation.

Often, foundation repair contractors that use pressed piles, will place a cable or reinforcing bar down the center of the pile to help compensate for their alignment downfall. This attempt in maintaining alignment is admirable but not effective. As the concrete cylinders move through the soil they will encounter varying soils which cause them to turn or curve. Once this takes place, any large force that is not exactly centered on a concrete cylinder can cause it to crack or break. Once the concrete cylinder has cracked you can expect your foundation to settle at this point.

While all foundation repair methods require proper training and education to provide any long term solution to your foundation problem, concrete pressed piles, due to their very nature, are prone to the unique issues covered above. Their design causes them to be driven shallow and often times at angles that do not provide long term support. Even if your city does not require foundation repair methods to meet building codes, as your home is your most valuable asset, you should demand the use of steel piers and helical piers by your foundation repair contractor. Manufacturers like Earth Contact Products design and engineer their systems to provide long term support as well as educate their network of foundation repair experts in the science of foundation repair.