Posts By: Logun Liening

Finding the Right Foundation Repair Company (4/4)

Posted by & filed under Finding a Foundation Repair Company.

How to Choose the Right Foundation Repair Company

After learning all of the basics of foundation repair, the signs that a home exhibits when foundation repair is necessary and the process of foundation repair, it’s time to examine how to find the right foundation company to ensure the process is done correctly, done well, and that all factors are taken into account to create a plan for the future.

Foundation repair is a big job. It’s the type of job where you want to be certain – and confident – that will be done well.

You also want to ensure that you’re covered should any issues arise in the future, and work with your experts to have a plan in place to prevent further damage to your foundation. It’s important to find a true solution that’s comprised of both fixing the problem and developing a plan for the future – and, should any issues arise, you’re backed by the company’s work.

After interviewing a foundation repair consultant from Stratum Foundation Repair, here’s a list of factors people looking to hire a foundation company should keep in mind.

Here’s what you should look for in a great foundation repair company:

  1. Free Inspection

A great foundation company will work with you, from the very beginning of the process, to help you discover whether or not you have foundation issues. They’ll help you assess the signs and symptoms you’ve noticed in your home to get to the root of the problem – at no cost to you. If foundation repair is, indeed, necessary, they’ll work with you to discover the cause and the solution.

  1. Plan of Action: Present and Future

Foundation experts work with homeowners to determine the cause of any foundation problems and the best methods of repair. However, their job doesn’t end upon repairing the foundation. It’s important that they work to develop a comprehensive foundation repair plan that also takes into account the original problem and prevents it from occurring in the future.

They’ll help you develop a plan of action to stop any avoidable foundation issues moving forward, whether the changes are behavioral, related to landscape design or otherwise. This aspect is so important, even though it’s one that people often neglect to think about.

Most people focus on the repair of the actual foundation, however, if the issue that caused the foundation problems in the first place is never corrected then foundation problems will likely arise again in the future. This is exactly what most homeowners want to avoid, which is why it’s an important factor to take into consideration when consulting with any foundation repair expert.

  1. Warranty

As with any large scale home repair, it’s important to find a company that stands behind its foundation work for years to come. This is important for the homeowner in case issues with the foundation arise resulting from the repair process, but also to ensure the homeowner is not on the hook to pay for further repairs on a foundation that should have been repaired – and maintained – by the hired company in the first place.

For example, let’s assume all work was done correctly in the foundation repair process. However, years down the road, an issue with one of the piers installed arises that needs repair. A homeowner should be covered under the original warranty and not be required or liable to pay for damage they didn’t cause, especially if it’s an issue with the materials originally used within the repair.

It’s likely that once you have had your home’s foundation repaired you won’t have the same significant issues that you had before the repair. Even with perfect maintenance and the finest materials, soil and weather conditions can cause things to happen that require adjustment or maintenance. As with any installation where nature is a factor, additional issues may arise on the basis of friction.

You should look for a company that stands behind the foundation work, and has a good reputation for doing so. The best offer lifetime warranties so you don’t have to worry about foundation repair ever again.

For example, when you purchase a car, you expect that some amount of maintenance is necessary, like oil changes. Similarly, you want any foundation work to be backed up by a reliable company; one that you know will service the foundation, if necessary. Research the company before you hire.

  1. Homeowner Safeguards

Also, reliable companies often work with a third-party engineer that works for the benefit of the home – not with any particular company. It’s a great solution to ensure warranty protection for the lifetime of the materials and the home.

Ask whether the company ensures that all work is permitted through the city – another way to help safeguard you as a homeowner.

You also want to ensure that the company will work with a structural engineer to document all foundation repairs with a certificate of repair upon completion. This can help assure you, the homeowner, or sometimes, the next homeowner, that everything has been done properly.

  1. Warranty Ownership

Not only should you ensure the foundation repair company backs up their foundation work with a warranty, but it’s important to also pay attention to the specifics of the warranty.

Some companies will provide a warranty, however, if the home owner moves and there’s a foundation issue, the new home owner will have to hire another expert. A great foundation company warranty issues the warranty with the home, so change of ownership isn’t a factor.

That means that, upon selling your home, the foundation is guaranteed by the company regardless of who the home owner may be. The warranty stays with the home, not the homeowner, so the foundation is under warranty no matter who is the home’s owner. In selling your home and disclosing any foundation issues, this allows the prospective buyer to feel safe and assured in their home investment.

At the end of the day, a great foundation repair company works with the customer to create a plan that helps to ensure repairs won’t be necessary and that problems occur over the lifetime of the home less often. Basically, you want a company to do it right the first time and stand by their work – it’s easier for the company and the homeowner.

Do you suspect you have foundation problems?

Ready to claim your FREE inspection? Call Stratum today! 214-683-2956

Finding a Foundation Repair Company March 23, 2020

Finding the Right Foundation Repair Company (4/4)

Written By: Logun Liening

The 6 Steps of the Foundation Repair Process (3/4)

Posted by & filed under Foundation Repair, Steps of Foundation Repair Process.

What to Expect When Fixing Your Home’s Foundation

After you understand the basics of your home’s foundation and you’ve learned the signs of foundation issues, you will be able to assess whether or not your home may have a foundation problem. But, once you suspect that your home has foundation issues, it’s time to look into both the foundation process and finding the right foundation expert.

It’s important to understand the foundation process in case you may have in issue. That way, when you consult a foundation expert you will be able to correctly assess the situation, ensure you understand what’s going on with your home and prepare for the changes an expert will implement.

  1. Home Assessment

This consists of a walk-through by a professional foundation consultant. During the home assessment, experts create a visual map of the home. They’ll look to see where the damage exists in order to determine the cause of the issue.

Experts approach this foundation inspection with both qualitative and quantitative approaches. Usually, by noting where the cracks or other type of damage has occurred, experts are able to determine the root area.

  1. Dig Into the Numbers

Once they assess the damage to the home, they move on to the next step of the inspection, which allows a more precise assessment of the damage through measurements.

Experts will work to create a diagram of elevation – mapping out inconsistencies within the home, which they will then compare to the visual inspection map that was created within the first step.

Then, they’ll take any roofing problems and humidity changes into account because those factors can cause cracking issues as well.

  1. Determining the Cause

With both the visual map and, now, the actual measurements, the consultant will likely be able to pinpoint the actual cause of the foundation damage, if any. Comparing the discrepancies or overlap in the two mapped diagrams will help them scientifically calculate the roots of the damage.

They’ll also take the aforementioned factors of other damage, like roof damage, along with weather changes, like humid or a dry season, watering changes to determine which factors are contributing to the foundation problems. Weather is a big factor causing foundation problems and thus repairs in the Dallas area.

A foundation expert will ask a lot of questions. It may be helpful to think about some of their questions. While they will likely ask themselves these, it’s helpful if you have any information that may help them pinpoint any contributing factors to the foundation damage.

They’ll ask questions to gather information (from both you and the home), such as:

  • Where is the most damage?
  • Has it rained a lot this season?
  • Has there been a drought?
  • Is there any erosion in corners?
  • Plumbing damage?
  • Where do overlaps exist between the visual damage and measurements?

All of these can determine why a slab or foundation is moving. It must be a comprehensive approach that looks at all potential factors to determine the true cause.

  1. Assess the Damage

If the expert determines there is, in fact, foundation movement, they’ll need to judge how many piers will be needed, based on where your home’s concrete beams are located.

What’s a “pier?” Piers are large cylinders that are driven into the ground that support the foundation. These cylinders, or piers, are installed by digging out near the foundation every six to eight feet, which normally resolves the foundation issue. These are usually placed around the perimeter beams, not the internal beams.

Based on your home’s measurements and the extent of the damage found, experts will be able to determine how many piers will be necessary to level your home’s foundation.

When developing a repair plan, there are two main factors to address: the level of the foundation and stabilization. Not only does the foundation need to be leveled, it needs to stay that way. A great expert will develop a plan that addresses both factors. (See here for details in Allen or Frisco.)

  1. The Foundation Repair Process Implementation

The actual repair process is rather straightforward and doesn’t take as much time as you would think. Experts begin the process by digging holes straight down along the foundation, next to the spots they’ve determined piers should be placed.

Once they have created an accurately sized hole, they begin to install the piers. The piers are installed in sections, starting directly under the slab with different types of locking mechanisms keeping them aligned.

Piers need to be installed one at a time because the goal is to place as much weight as possible on each pier when it’s installed, to disperse the weight between each pier installed.

At that point, experts use a tool called a hydraulic ram, which is basically like a car jack but a lot more intense. This tool is able to expand and push the installed piers. At this point, the process becomes an applied math equation between the weight of the house and the force of friction.

Through the pier’s interlocking mechanisms, there’s a point where the friction is greater than the weight of the house, causing the house to rise, which is when experts must calculate when the home is level.

Then, the hydraulic rams are replaced with a different type of jack that allows more precision. The next step is to level or lift the house where the piers are. By lifting across multiple piers at the same time (just like you’d make level a picture you’re hanging), experts will stick a level into the ground where the piers are to ensure the home is level.

As the foundation gets closer to leveling, you’ll be able to visibly see the signs of repair, such as cracks closing and doors working again. That’s because when everything was originally installed, it was level and it’s returning to that same level.

Given the cooperation of weather, the average job is about 12 piers, which is enough to span across the front of the home (the most common area that needs work) which is about how many piers that can be installed in a day. The average installation job (digging, installing piers, etc., replacing/filling in holes) takes about one day. See this post to get a better idea of the average foundation repair cost in DFW.

  1. Creating a Long-Term Plan to Avoid Future Damage

Remember, leveling the foundation is just the first of a two-step place. The next is stabilizing the foundation in order to ensure this issue doesn’t continue in this area or other parts of the house. Installing the piers do help with this but you want to address why this issue happened in the first place.

Do you need a root barrier because it was cause by the tree? Do you need to install gutters to stop erosion? Are you watering correctly? Does your yard need a french drain installed? These are the types of questions experts will ask to help you create a plan in order to avoid future damage from occurring.

It’s important to remember that, within the foundation repair process, you’ll need to work with the expert to both fix the issue (by leveling the home) and ensure you know the root of the issue to create a plan that corrects whatever caused the issue in the first place.

While the piers will correct the issue for a while simply with installation, issues can arise again if you do not seek out the root of the problem and correct it so it doesn’t occur again down the road. Seek out the right foundation repair company, where experts will work with you to both correct and address the issues.

Learn more about what you can expect from a good foundation repair expert and what you should look for in a foundation repair company within the last part of this series, coming soon.

 

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Reading the Signs of Foundation Issues (2/4)

Posted by & filed under Cause of Foundation Problems, Signs of Foundation Issues.

How to Identify and Address Issues in Your Home

Now that you have a basic knowledge of foundations in Part 1 of this series, and the basic causes of foundation issues, it’s time to learn more about the signs indicating that you may have a problem with your home’s foundation.

When it comes to your foundation, do you know what’s worth noticing? This series discusses foundation issues you should watch out for, explains how to evaluate them and, ultimately, can help you determine if it’s time to take action and begin the foundation repair process. Once you decide it’s time to take action, discover how to find and consult with a foundation repair expert near you. 

Most people think “foundation issues” when they see a crack in drywall. However, experts explain that there’s more than one type, as cracks may simply be a cosmetic issue, rather than a foundation issue.

Assessing Cosmetic vs. Structural Foundation Damage

Visible drywall cracks, most commonly referred to as hairline cracks, don’t necessarily indicate a serious problem. These may also occur seasonally and are commonly referred to by experts as “seasonal settlement cracks,” which is a cosmetic issue.

However, foundation problems are a structural issue – which means they can really mess up the structure of your home if not taken care of properly. So, one’s a bigger concern over than the other, even though you may think both look bad. Cosmetic issues are a much easier fix and one hairline crack won’t necessarily indicate you have a foundation problem with your home.

Help, I See a Crack! What Kind is it – Cosmetic or Structural?

One helpful tip recommended by a foundation consultant with Stratum Foundation Repair, a Texas-based foundation repair company, is to determine whether a crack is cosmetic or structural. This expert recommends performing a “quarter test” on cracks to help determine whether or not a foundation may need repair.

How to perform the “quarter test” on a crack in your home: when you see a crack, if you can take an edge of a quarter and stick it inside the crack, it’s probably something that needs to be investigated further by an expert. If that crack is opening up, it means things (aka the bones of your home) are pulling apart.

While any noticeable crack is a cosmetic issue in itself, a structural issue stems from things pulling apart. If it comes out too far, parts are no longer connected, which is obviously a bad thing.

If you see a crack that’s smaller or what’s commonly referred to as a hairline crack, then they’re most likely seasonal movement cracks. As long as the crack isn’t widening or separating, there’s not as much cause for concern.

The signs associated with foundation damage usually occur in tandem, with more than one at a time. It’s usually unlikely that a bunch of different signs or cracks don’t have separate causes.

That means it’s not enough to have just one crack to correctly assume it’s a foundation issue. When the foundation moves, it’s causing many pieces of the foundation to move. Experts look to find a concentration of cracks and breaks, along with evaluating other areas of the home for common signs indicating foundation problems.

Basically, foundation consultants typically look anywhere where there’s a joining of two materials because those are weak spots: brick meets window, trim meets window, ceiling meets wall, etc.

6 most common signs of foundation issues include:

  1. Water bill inconsistencies:  If your water bill shoots up suddenly, it may indicate a foundation issue related to a plumbing leak.
  2. Odors: A foul order coming from soil near house is another warning sign of foundation problems.
  3. Cracks: This is the most common issue homeowners notice. Signs of foundation issues in relation to cracks include several cracks popping up on walls, near ceilings above doors and in corners.
  4. Doors and door frames: If you begin to notice that doors are not opening or shutting properly or are not matching to the frame properly as it once did, this is another foundation issue indication.
  5. Separation of freeze boards (the jointed trim near the roofline and on the corners of the home): When you are able to see a separation in this area, it often signifies that the foundation is moving. Experts look for separation higher up, which is easier to spot.
  6. Expansion joints (the lines in between bricks that look like caulking): Expansion joints exist to help combat the issue of moving bricks, since bricks typically don’t allow any sort of movement. But, when there’s an issue, you can see displacement, usually near the top of the wall.

Remember, if at any point there’s a concern that your home may have foundation issues, it’s important to act immediately. While you can live in a house with foundation problems, it’s not recommended you ignore them. If you believe you may have a foundation issue after evaluating your home for these common signs, it’s time to consult a foundation expert.

Companies, like our DFW-based Stratum Foundation Repair, offer free foundation inspections to get to the bottom of the issue. Our foundation repair company will help you resolve whether or not there’s an issue and, if so, what you can do to resolve it.  We’ll also help you assess both the current problem and also create a plan that helps combat any future foundation issues from occurring.

Now that you’re able to better determine whether or not you may have a foundation issue, we’ll next dive into the foundation repair process so you’ll get a better understand of what to expect. Go here to read Part 3 in the series.

Cause of Foundation Problems, Signs of Foundation Issues March 23, 2020

Reading the Signs of Foundation Issues (2/4)

Written By: Logun Liening
Cause of Foundation Problems March 23, 2020

Ask The Expert Series 1: Foundation Basics & Problem Causes (1/4)

Written By: Logun Liening
Cause of Foundation Problems March 23, 2020

Dallas Homeowners are at Risk for Foundation Issues!

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Ask The Expert Series 1: Foundation Basics & Problem Causes (1/4)

Posted by & filed under Cause of Foundation Problems.

It’s common for homeowners to notice things they believe to be signs of foundation problems. This series encompasses everything you need to know about your home’s foundation: starting with a basic understanding of what a foundation is below. This is Part 1 of 4 in an ongoing blog series that was developed from an interview with one of our foundation consultants. To listen to the full interview, please find the audio here.

Let’s start with the basics and give you a foundation of knowledge on, well, foundations!

Unfortunately, most homeowners don’t even think about their home’s foundation until a problem arises that needs repair. And, while many of these issues can be repaired, there are also things you can do to prevent them from happening in the first place.

First, let’s look into foundation repair and what causes foundation problems to begin with. Thanks to the help of a foundation repair expert from Stratum Foundation Repair based in Dallas, Texas, here’s all the information you need to understand the basics. This will help you understand the issues that arise and how to best avoid them from happening at all.

Concrete Slab Foundation Basics

The key to understanding your home’s foundation is right underneath it. The earth under your home is what it sits upon, and it’s also what usually impacts the changes – and sometimes, issues – that occur.

Most people don’t give the ground underneath their homes a second thought. But, it’s that very ground, and its contained moisture, that can give you a run for your money in foundation repair.

Understanding the Root of the Problem

For example, consider a home within the Dallas area – one of the highest areas in need of foundation repair. Why? Clay. The earth in this area is most commonly comprised of clay. This especially impacts the movement of a foundation because clay expands. Think of it as a sponge – it contracts when dry, expands when wet. Couple that with dry weather patterns; like a drought, or over-watering and you can easily imagine why this area is ripe with foundation inconsistencies.

You may be thinking, if all of the land is clay, and there’s a drought, wouldn’t logic follow that the clay underneath the foundation simply contracts? This assumption is incorrect, because foundations are impacted by any inconsistencies within the earth and, unfortunately, can happen both naturally and unnaturally (as in, we’re doing things to the soil, like watering in certain areas, that can make it worse).

For example, something as simple as a tree can lead to inconsistencies. If one side of the home with a tree is being watered daily, the clay expands on that side of the home. If the tree isn’t being watered daily, it pulls a great deal of moisture out from the soil (trees can drink up to 100 gallons of water daily), causing it to contract. Meanwhile, the other side of the home, without a tree, gets less water and contracts if the tree is being watered. Or, perhaps, contains more moisture than the side the tree is pulling moisture from.

Common Causes of Foundation Issues

While there are many different causes and cases that cause foundation issues, the most important take away is that when these factors become inconsistent, it can lead to an uneven foundation.

The mere expansion & contraction isn’t necessarily the problem, it’s the inconsistent swelling and contraction under the house.

For example, serious foundation issues often occur when the perimeter of the foundation dries out and the interior doesn’t – most commonly in summer months. This is most likely an issue that leads to the foundation moves first and the structure second. Think: the right side may be swelling while the other is contracting, leading to uneven foundation differences. Since clay moves so much, you want to implement a foundation that moves with it.

While the foundation itself is meant to move and flex, the structure on top of it and plumbing within it is not meant to move – especially inconsistently. Within areas that have clay, most homes are built on a concrete slab, so due to weather, settling, tree roots depleting moisture/droughts, and other variables, people need foundation repair. 

These inconsistencies can cause different types of issues, some of which are more common than others.

4 Warning Signs of Foundation Issues:

  1. Noticeable cracks
  2. Roof/Trim issues
  3. Plumbing damage (often signified by odor)
  4. Structural damage

If at any point there’s a concern that you may have foundation issue in your home, you should never hesitate to call an expert. Many companies offer free foundation inspections allow experts to get to the bottom of it, whether there’s a problem or not. They want to ensure you correct the current problem and create a plan for the avoidance of future issues. This is the case with Stratum, and you can call us to give you a thorough and FREE inspection by calling us today.  214-683-2956

At the end of the day, if you have a foundation issue, it’s nothing to be lax about. Your entire house is shifting, and it won’t correct itself. Experts need to assess the damage and create a plan for both repair and a longer-term plan to avoid further damage; they will also navigate issues, like gas lines, etc.

You also want to ensure that it’s a long-term solution and that it’s done correctly from the beginning, so work with your foundation expert at Stratum to create a plan to both correct the current problem and avoid future issues from arising.

Now that you have the basic knowledge, you’ll be able to better understand how to determine if there’s a potential foundation issue with your home. Read on to discover the warning signs of foundation problems in our second post in the series, along with ways you can start to determine whether or not you may have a foundation issue. Call us today: 214-683-2956

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Cause of Foundation Problems, Signs of Foundation Issues March 23, 2020

Reading the Signs of Foundation Issues (2/4)

Written By: Logun Liening
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5 reasons why Foundation Repair should be at the top of your list!

Posted by & filed under Uncategorized.

5 Reasons why you should repair your Foundation issues ASAP!

You are noticing signs of foundation issues in your home. Doors don’t close, you have unsightly cracks in your sheetrock, and you are beginning to notice cracks in your bricks. These are all signs that you have a foundation issue, here are 5 reasons why you should repair ASAP!

Separation caused by a shifting foundation

1 Homes move seasonally. They move down during the hotter, drier summer months, and upward during the cooler, wetter months. It is this constant upward and downward movement that eventually leads to broken plumbing pipes. Plumbing repairs can run thousands of dollars. Broken pipes under your foundation often lead to a substantially more expensive foundation repair plan and make the repairs much more difficult to carry out. If it is winter time let Stratum repair your home now to keep it at its elevated state and avoid another sinking this summer. If it is summer it is important to get the house up as soon as possible to release the pressure on the pipes, and of course prevent any future downward movement.

Movement in your foundation eventually leads to broken plumbing pipes

2 Time=More Work. The further you allow your foundation to settle the more secondary repairs you will have to pay for. This includes sheetrock repairs, window and door adjustments, flooring repairs, roof leaks, brick and mortar repair, plumbing repairs, as you can see the list goes on and on. The sooner you repair your home the less expensive these additional problems will be to repair — or they may not even occur at all!

Sheetrock cracks due to foundation movement

3 Time=Money. Foundation repairs will absolutely cost you more in the future than they will today. Ever increasing material and labor costs will always lead to higher repair costs for the consumer.

Concrete cylinders used to secure your foundation

4 Moving Soon? In the event you plan on selling your home in the relatively near future it is ALWAYS better to have these repairs completed prior to listing the home. This way YOU control the choice of contractor, and of course the price you are willing to pay. Once a buyer is in the picture they tend to have leverage in this regard.

Sell your home for more!

5 — You should hold off on all other home improvements until AFTER your foundation has been repaired. Most Families have a list of things they would like to do to their home. Foundation repair needs to be FIRST, as any other repairs done ahead of foundation repair can be compromised when your home is mechanically lifted.

 

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Dallas Homeowners are at Risk for Foundation Issues!

Posted by & filed under Cause of Foundation Problems.

Understanding Soil Composition and Its Impact

Are you at risk for foundation issues based on where you live? The soil in Dallas county is primarily of the Houston Black-Heiden-Wilson composure. This means that the soil is primarily made of the clay rock formation. The soil is commonly exposed to extreme wetting and drying cycles which accentuates the shrinking and swelling effect. Dallas soil are some of the most expansive of soils and may gain or lose up to 75% of its original soil volume, causing profound gain and loss of a structures foundation.

As you can tell, the composition of Dallas soil can pose challenges when it comes to your home’s foundation. With the constant expansion and contraction, even while not always noticeable to the naked eye, your slab can experience movement that causes cracks. Not all foundation cracks are a problem, but some that widen beyond expansion joint thresholds can be.

Soil

The soil in Dallas, TX is typically dried and cracked, placing a risk on all homes built in the area. When the soil expands and cracks it allows water to travel along the cracks and accumulate at the bottom of your homes foundation. Accumulation of water at the base of a foundation can cause the soil to lose some of its load bearing capacity. If enough load bearing capacity is lost the house will descend into the soil. The home submerging into the soil will cause foundation issues as well as cosmetic issues. You will begin to see cracks in your drywall and bricks, doors will no longer close properly and much more.

Expansive soils are one of the nation’s leading causes for foundation issues to homes and buildings. In addition to your foundation sinking there is a rare occasion where the foundation will “Upheave”. This is where external areas around the foundation will rise above the “original elevations”. Upheaving causes the reinforcing steel used in the foundation to bend and stress into what amounts to permanent elongation.

Stratum Foundation Repair is the expert when it comes to foundation repair in the Dallas area. We work with some of the best Engineers in Dallas who will evaluate your homes current conditions before and after repairs to ensure proper lifting was achieved.

If you notice hairline cracks in your foundation that might be a concern, or standing water or mud indicating that you need proper drainage around your house foundation, give us a call. We are happy to perform a free inspection to determine if there are true signs to be concerned about, or simply just something to keep an eye on in the future.

Stratum has a long-standing reputation in the DFW area for both evaluating your particular home’s soil type, but also the foundation problems that may result in the routine movement from weather changes. Reach out today for any questions or concerns, we are happy to help.

Cause of Foundation Problems, Signs of Foundation Issues March 23, 2020

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