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Identifying a Foundation Problem

Exterior indications of foundation problems

  • Doors that will not open or close properly
  • Gaps at the corner of fascia trim
  • Diagonal cracks in the wall at corners of doors and windows
  • Gaps between the garage door and the pavement at either side of the garage door
  • Windows that are hard to open and close
  • Cracks in the exposed grade beam of the house
  • Cracks in bricks and mortar

 
Cracks in brick and mortar

Interior indications of foundation problems

  • Unlevel Floors
  • Large cracks in the concrete slab
  • Gaps above kitchen cabinets
  • Cabinet doors that will not stay shut
  • Diagonal cracks in the wall at corners of doors and windows
  • Curling and tearing of existing sheetrock repairs
  • Leaks and cracks in and around the fireplace

Exterior or interior indications of foundation problems could be caused by either settlement or upheaval. Settlement means a portion of the house foundation has dropped below the original foundation elevation. This occurs due to a loss of soil bearing capacity caused by compaction of fill, loss of moisture in the supporting soil, or due to the erosion of the supporting soil. In many cases, settlement originates and is more pronounced at the perimeter of the slab since the slab perimeter is the most susceptible to loss of moisture and differential moisture conditions.

Upheaval means the slab has risen above the original foundation elevation. This happens most often due to the introduction of moisture under the foundation. The most frequent cause of this moisture is a plumbing leak under the slab. The most common leak is on the drain side of the plumbing system.

Note that some damage is strictly "cosmetic" damage that does not interfere with the foundations load bearing capacity. These "cosmetic" items could be cracks in floor tiles, cracks in sheetrock, etc. A qualified foundation repair contractor or a structural engineer can help you determine if the problems you are faced with are cosmetic or will require foundation repair.

 

 

Hiring a Foundation Repair Contactor

If you think that there is a problem with your foundation, call a professional foundation contractor.

They will be able to assess any damage that has occurred and determine the best plan for your situation. It is unfeasible for a foundation repair contractor to give you an estimate until they see the problem and the surrounding ground conditions.

Ask for references on any contractor you consider hiring.

Foundation repair contactors usually provide some form of underpinning as one of their services to repair a failed foundation. While underpinning is critical to the repair of foundations, it is also crucial that homeowners, engineers, building contractors, remodelers, and the general public understand the purpose of underpinning and the limitations of same.

Underpinning is the process of modifying an existing foundation system by extending it to or into subsurface strata that is deeper and more stable than the near surface soil that supports the existing foundation system.

Underpinning extends the foundation support to depths that provide greater bearing capacity and/or are less affected by climate and soil conditions.

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This guide is provided as a service to help you prevent foundation problems.

   
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