Foundation Repairs and Sealing Foundation Cracks

By Abry Bros

If your foundation has cracks wider than 1/4-inch wide, or if you have stair step cracks in blocks or bricks, you can hire a contractor to plug them by injecting epoxy ($1,500-$3,000) or do it yourself with epoxy putty, but either way, you’ll only be stopping water from coming in.

You need to fix the underlying problem.

The most common culprit is water. It can accumulate in the soil around the foundation, which expands the soil and puts pressure on walls and foundation footings, causing cracks to appear.

Check to make sure all gutters and downspout drains are in good working order, and that the soil around your foundation is properly graded — it should slope at least 6 inches for every 10 horizontal feet. Abry Brothers Foundation Repair explains that most foundations are required to have a perimeter drain system, such as a French drain, that channels sub-surface water away from the foundation.

drainage

It’s possible for this drain to become blocked, causing water to accumulate in the soil and putting pressure on your foundation walls. If you suspect a blocked drain, you will need to hire a professional to unclog it.

iStock_000021636011_FullIf Your Foundation is Uneven

A foundation that has tipped, bowed, or severely cracked requires substantial reinforcement to prevent further deterioration.

Repair the walls from the inside with wood or steel braces, carbon-fiber mesh, or wall anchors spaced 6 feet or so apart along the entire wall.

For about $500 to $700 each, wood and steel braces install against the wall and attach to the floor and overhead joists, blocking further movement. However, they intrude into the basement area about 6 inches, making it difficult to finish the walls.

A newer option, which costs less than half as much and winds up almost invisible, involves spreading epoxy in vertical strips and then pressing on carbon-fiber mesh to lock the wall in place.

Wall anchors are similar to large bolts. They consist of metal plates in your yard (installed by excavating) and metal plates on the inside of your foundation walls. Steel rods buried horizontally connect the plates. The connectors are gradually tightened to stabilize and help straighten the wall.

Wall anchors are placed every 6-8 feet, and cost $400-$600 each. 

If a foundation wall bows severely (more than 3 inches) or if you want to make it straight again, you probably won’t be able to fix the problem from the inside.

You will probably need to excavate part or all of the foundation and rebuild it — a $30,000 to $40,000 job.

If Part of Your Foundation is Washed Outdrainage-downspout-problems

If a broken water pipe, a plugged gutter, or a drainage problem in your yard sent enough water cascading alongside a perimeter foundation to undermine an area, a contractor might be able to shore up the area with more concrete or shim the sill plate to make the area level again. Or you might need to tear out a section of the foundation, re-pour, and tie the new section into the old with rebar and epoxy.

Simple fixes with concrete and lumber might cost as little as $500 or as much as several thousand dollars. Just be sure that the underlying cause is fixed first, or the repair won’t last. Call Abry Brothers Foundation Repair to schedule a FREE Foundation Repair Estimate.

 

abry-logoAbry Brothers Foundation Repair is the oldest and most experienced foundation repair and house leveling company in the country. We’ve been in business since 1840, that’s over 175 years of experience. Through six generations we have continued our dedication to excellence and have become the leader in our industry.  It would be our pleasure to continue that tradition by serving you and your family. Abry Bros. expert foundation specialists have a vast wealth of knowledge along with unmatched experience. Our ability to identify foundation problems in both residential and commercial properties has allowed us to save customers thousands of dollars in repairs, reduce home insurance premiums and give families peace of mind.  Contact Abry Bros Today To Schedule Your Appointment.

5 Comments

  • Foundation repair can be a really difficult thing to do properly. So, I like that you pointed out that you should fix the underlining problem. After all, if you don’t do that then the problem will keep coming back. I know that I wouldn’t want to keep dealing with foundation repair.

  • I think it’s smart that you pointed out that you must fix the underlying problem, usually water, to prevent any recurring problems. My mom has an old house with a cracked foundation, and I’m looking into what I can do, but I don’t know what caused it.

  • John Billows says:

    I had no idea that you could use epoxy to fix foundation cracks as apposed to the normal wood and steel bracers. Just as you point out that option is probably almost invisible. I’ll have to see if there is a professional foundation repair company in my area that uses epoxy to fix cracks. Thanks for the great article.

  • Harper Campbell says:

    It’s good to know that when it comes to fixing an uneven foundation that we first need to repair it form the inside with braces to prevent further movement. This is something that we are going to have to do more research on to make sure that this is what needs to help for us to be able to fix our problem. We might want to consider contacting a contractor to see what he thinks about the situation. http://expresshillsideconstruction.com/hillside-foundation-services/foundation-repair/

  • Taylor Bishop says:

    Thanks for the read on foundation repair. I actually had no idea that a properly graded soil should slope at least 6 inches every 10 horizontal feet. Really interested to learn how someone can identify this, especially to make sure that any problems can be prevented. http://wichitafallslawtonfoundation.com/foundation-repair.html

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