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Often, a foundation settlement problem first appears as a small crack, a sticking door, or a jammed window. If not addressed properly, these problems usually get worse with time. The more damage that is done before the problem is addressed, the more expensive the repair. If the problem is ignored, more serious problems, such as ruptured water and sewer lines, damaged electrical lines, tripping hazards, and major structural damage, may develop. Eventually the house may become uninhabitable.
Causes of foundation settlement
Foundation problems in the metroplex are most often caused by unstable soil. Many houses are not built firmly on bedrock or high-load compacted dirt. Instead, they are built on expansive soils that expand and contract as they absorb water and dry. Unfortunately, expansive soils under different parts of the same house often move at different rates. If the soil under one part of the house moves more quickly than the soil under another, stresses in the foundation and structure develop. These stresses lead to cracks in the foundation, cracks in internal walls, and sinking, buckling, or leaning foundations.
Excessive ground or storm water entering the dirt near the house exacerbates the problem. (See the drainage contractors section for more information.) Additionally, organic matter left in the dirt during original construction, such as scraps of wood, also makes problems worse. This matter decomposes over time. As it decomposes, it takes up less physical space, and the dirt sinks into the space it used to occupy.
Fixing the problem
Many tools are available to slow, fix, or stop a settlement, foundation, or structural problem. Each specific problem calls for its own specific solution. Gutters that direct water next to the foundation, and thus saturate the ground, require gutter work. Cracks in the foundation caused by a large tree call for tree work or root barrier installations. Root barriers are underground barriers, usually made of plastic, that are installed between the tree and the foundation. The root barriers prevent future tree roots from growing under the foundation. Unfortunately, in some cases, even high-quality contractors disagree on the proper solution. If multiple high-quality contractors disagree, consider seeking the advice of a competent engineer.
Foundation supports
Installing supports under the foundation to support the structure’s weight is a common solution to foundation settlement problems. The first step for installing supports under a foundation is to dig access holes around the inside or outside of the house to expose the footing. These access holes are then used to install the supports. The most common types of supports are steel piers, push or resistance pilings, and drilled concrete piers.
Steel piers are driven into the earth under the house until they reach refusal. Refusal is defined as the point at which the house’s weight can no longer drive the pier deeper. Refusal occurs when the bottom of the pier either reaches bedrock or hard compressed soil, or when the friction on the outside wall of the pier is greater than the house’s weight. After refusal is reached, the house’s weight is transferred onto the piers.
Push or resistance pilings are similar to steel piers in that they are driven into the earth under the house until they reach refusal. Unlike steel piers, push or resistance pilings are usually constructed out of concrete or a combination of concrete and steel. Push or resistance pilings are available in a variety of different designs for different applications.
Drilled concrete piers are used mainly for lightweight structures and in places where the foundation of the house or structure is so poorly reinforced that it cannot be used for leverage to drive a pier or piling. As the name suggests, a drilled concrete pier installation involves drilling an approximately 12-foot deep hole adjacent to the footing. Next, the hole is filled with concrete, which is allowed to set. Finally, caps are installed, and the house’s weight is transferred onto them.
Foundation repair contractors
Push or resistance pilings and drilled piers are only some of the many solutions for structural and settlement related problems. Other tools include pressure grouting for soil stabilization, landscape drainage work, structural and beam repair and replacement, wall anchor installation, masonry, tree work, and gutter/downspout work. We recommend seeking the advice of a competent foundation repair contractor to determine which tools are required for your specific problem.
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