The cost of Foundation Repair is determined by the extent of the damage, the underpinning method, the material used, and the number of piers required for proper support and leveling. A thorough foundation inspection, which can take 30 minutes to several hours depending on the structure, is usually required to obtain an accurate estimate.
Certain types of soils cause foundations to shift. Foundations under houses experience stress and fatigue over time as the soil composition beneath the foundation changes, causing the home to become out of level. When a structure is out of level and needs to be repaired, there are several signs a homeowner can look for. The three types of foundation damage are cosmetic, functional, and structural.
Cracks in the exterior brick and interior sheetrock walls and ceilings are the most common signs of cosmetic damage. This isn't very pleasant for homeowners whose primary investment is their home. These cosmetic cracks will usually prompt a homeowner to take action and contact a slab foundation repair company to inspect the foundation and determine what, if any, repairs are required, as well as how much the repairs will cost.
Parts of the structure that no more extended function correctly are classified as functional damages. Doors that will not completely close or latch and windows that will not open or close properly are all signs of functional damage. Huge gaps in the brickwork allow cold or hot air to enter the house—the framework and brickwork sag when the foundation sags and becomes out of level. Functional damages typically necessitate piers or underpinning to level the foundation and correct distorted areas.
The structural level is the most severe of the three. Massive cracks in the foundation, sheetrock, walls, and ceilings are signs of structural damage where foundation repair may cause further damage. If you notice any of these signs on your foundation, you should hire a structural engineer to design a scope of the repair and a piercing method. It would help if you also asked the engineer about the best foundation repair companies he has worked with to repair the foundation. An engineer's recommendation is best for a foundation repair company.
The amount of underpinning or piers required to level the foundation determines the foundation repair cost. The estimator will determine the number of piers. An estimator or engineer will calculate the number of piers required to properly repair the foundation and multiply the number of piers by the cost per pier. A job of ten piers or more will typically have a lower pier price than a minor job. The foundation company will charge more per pier to repair the foundation if there are fewer piers.
Aside from the foundation repair itself, additional charges for engineer reports, plumbing tests, permits, and concrete breakouts will increase the foundation repair cost. Foundation repair is highly competitive, and many people have foundation problems. Competition is good for the consumer, but some contractors who offer meager prices give you precisely what you paid for.
To help ensure that your foundation is correctly supported with the appropriate amount of underpinning. Have an engineer determine the number of piers and have foundation companies provide you with an estimate for pier and beam foundation on the engineer's scope of the repair as outlined in your engineer's report. It protects you and the foundation repair company from an under or over-engineered repair plan. Underpinning areas of a home that have arisen due to a plumbing leak or poor drainage can sometimes lead to additional damage and repairs down the road. Repairing a leak or poor drainage that has caused an oversaturation of moisture under a foundation will allow the area to dry out properly and return to the proper moisture content.