Homeowners with basements know that the overall structural integrity of their house relies on a solid foundation. Ensuring that integrity often requires foundation repair and basement waterproofing; two services that, done in conjunction, will keep your home on solid footing and protect it from water damage.
Foundation repair is a type of service that focuses on stabilizing your home and making repairs that strengthen the base of the house. Waterproofing is a practice that keeps your basement or crawlspace dry and protects it from water damage, which can ultimately disrupt the foundation.
Done in conjunction, these two services create a solid base on which the rest of your home’s systems rely. In this article, we’ll take a look at each of these services separately and how they can best work when done in tandem.
Foundation Repair
Your home’s foundation is the structure, typically built underground, that supports and stabilizes the rest of the home. You’ll often hear foundations referred to as the load bearing proportion of the home, and their objective is to support the home while remaining water tight.
Foundations can be simple concrete slabs on which the home is erected, or they can have an underground element. Some homes are built on top of crawl space foundations, which act as a barrier to soil and water vapor and makes it easier to access your home’s electrical and plumbing systems. But the foundation type most are familiar with are basements. Basement foundations are dug several feet into the ground and also end on a concrete slab. Their walls are often built with poured concrete or cinder blocks.
What Is Foundation Repair?
When we talk about foundation repair, we’re referring to all of the work done to improve these three types of foundations, making them stable and watertight. Fixes can range from the repair of minor cracks to more serious solutions such as structurally reinforcing walls and floors or managing the soil around the foundation.
What Are the Common Causes of Foundation Issues?
Foundations are responsible for supporting our homes and keeping water out, and threats to your foundation’s stability are often environmental in nature.
Poor drainage around your home’s foundation can hold water in the soil and introduce water into the basement or crawl space itself. This can happen slowly over time or during a singular event such as a natural disaster.
Floods and earthquakes can compromise your home’s foundation by moving the earth around your home or introducing water. These natural disasters can also lead to soil movement and can exacerbate poor soil conditions.
Regardless of cause, poor soil conditions lead to shifts in the foundation, cracks or bowing in the walls as well as mold. Dry soil shrinks away from your foundation, causing it to stress and crack. Wet soil can swell and put hydrostatic pressure against walls, which can also stress and crack the foundation.
Tree roots can also wreak havoc on your home’s foundation, slowly creeping toward your home underground where they can disrupt the cinder block or concrete construction.
Finally, poor workmanship or design can lead to major foundation problems over time as the structure struggles to support the weight of the home.
What Are the Signs You Need Foundation Repair?
While problems with your foundation might be difficult to spot at the beginning, they will eventually manifest in signs and symptoms that signal a major underlying problem.
Cracks in Walls, Floors, or Foundation: Cracks throughout your basement or crawl space can indicate natural settling of your home or they can signal a more dire problem. Cracks that appear along the lines of mortar between cinder blocks, for example, could be a result of natural settling while cracks across the face of cinder blocks or horizontally across poured concrete could signal a major problem.
Doors and Windows That Stick or Do not Close Properly: If you suddenly notice that doors throughout your home or basement are no longer closing and opening easily, it could signal a serious problem. When your foundation moves, openings in your home also shift, making it difficult to close certain doors and windows. In some cases, this can also indicate the presence of moisture which has caused doors and windows to swell and stick. The same can be said for gaps around window frames and exterior door frames. Keep an eye out for these as well.
Uneven or Sloping Floors: The solidity of your home’s floors is one of the biggest indicators of a major problem with the foundation. If you notice your floors have become more uneven over time, it could be because the home’s foundation has shifted dramatically.
Water Intrusion in the Basement: It might sound obvious, but even a small amount of water in your basement can spell disaster for your home and indicate a major problem. Keep an eye out for water stains, mold, condensation and actual water as this can signal cause for serious concern.
How Much Does Foundation Repair Cost?
The cost of foundation repair can vary widely depending on the severity of the issue, the method of repair required, and the region in which you live. On average, homeowners might spend anywhere from $2,000 to $10,000 on a minor foundation repair, but extensive repairs can exceed $15,000. In rare cases of serious damage, total foundation replacements can cost upwards of $50,000.
What Are the Different Methods of Foundation Repair?
Several methods are used in foundation repair, including:
Slabjacking: Slabjacking is a method of raising your home’s foundation by injecting a type of grout under the foundation, which works to raise it back to its original level. Slabjacking might have to be done more than once to achieve a lasting result.
Piering: A more permanent solution to foundation repair is called piering, in which piers are used to stabilize and lift a sagging or cracked foundation. These piers are often made of steel or concrete and some are helical and installed by twisting into the soil for maximum support.
Sealing: Sealing does not fix your home’s foundation, but it does prevent further water damage. Sealing is done with epoxy or foam and is used to seal cracks after the foundation has been stabilized. Sealing these cracks prevents water from entering but is often considered a temporary fix best done alongside other repairs.
Underpinning: Underpinning works to spread out the load of your home on the foundation by extending it to nearby soil. This method is typically used when soil around the home has been compromised.
How Do You Choose the Right Foundation Repair Company?
When choosing the right foundation repair company, follow the same method you would use for any type of expert work. Begin by searching for companies that are licensed and insured. Ask for references and read reviews and testimonials by customers who have used the company. When talking to each company, be sure to ask about their warranties and techniques. And before choosing a company, make sure you’ve compared their quote against a few others.
You can also use our contractor database to choose from vetted pros in your area.
Basement Waterproofing
What Is Basement Waterproofing?
Waterproofing your basement is a solution that prevents water from entering the space either directly or through the foundation walls itself from the surrounding soil. Waterproofing can also be done to your home’s crawl space, and is important in preventing moisture damage and mold.
Basement waterproofing includes methods and materials used to prevent water from entering a basement or crawlspace. This is essential to protect the lower level of a home from water damage, mold growth, and other water-related issues.
Waterproofing can involve sealing cracks in your home’s foundation, installing better drainage systems around the home, or applying waterproof coatings to the basement walls.
Why Is Basement Waterproofing Necessary?
Water can cause a litany of problems for homes from serious structural damage that compromises the home’s foundation to persistent mold problems which can be dangerous and damaging to your health.
Mold and mildew growth can also damage your home’s walls and floors and can even spread to personal belongings you might have stored in a basement or crawl space. Over time, this can affect the air quality of your home, causing new problems or exacerbating existing health problems for those with asthma, for example. And increased moisture and dampness can require more heating and cooling costs to mitigate.
Finally, water can cause structural problems, which can require foundation repairs if left untreated.
What Are the Signs Your Basement Needs Waterproofing?
Like foundation problems, there are several signs, both obvious and inconspicuous, that tell you your home needs waterproofing.
Residues and Stains: There are a variety of residues and stains that indicate the presence of water. Water stains on the floor and ceiling are obvious signs, but you might also notice white, chalky residue on the walls where water has since evaporated. Finally, you might also see mold itself either in the presence of fuzzy film or speckling and discoloration.
Odors: Damp or musty odors are often caused by water or the presence of mold. If you smell these odors, chances are there’s a mold problem developing somewhere unseen. In serious cases, some individuals might also notice they’re experiencing cold-like symptoms. A professional has tools that can detect mold that isn’t visible.
Damage: Even if you can’t see water or actual mold growth, you might notice that your home has new damage. Peeling paint or wallpaper can indicate the presence of moisture. If you store items in your basement that have also deteriorated, including important documents and paperwork, this could also mean water is present.
Actual Water: In the most serious cases, you’ll notice actual standing water or puddles in your basement with large amounts of water have somehow entered your home. It’s important to address these signs quickly to avoid major complications.
How Much Does Basement Waterproofing Cost?
The cost of basement waterproofing can range from $1,500 to $7,000, depending on where in the country you live, the size of your basement, the extent of the problem and the methods used to correct it. Keep in mind that waterproofing is often a final, preventative measure done in conjunction with other forms of water mitigation.
What Are the Different Methods of Basement Waterproofing?
There are a few methods commonly used to waterproof basements. Many of these methods are done simultaneously to ensure that water is both being directed away from the home and prevented from entering should it reach the foundation.
Interior drainage systems such as french drains and sump pumps are designed to manage and direct any water that happens to enter into the basement. Sump pumps are installed at the lowest point in your basement or crawl space and can automatically detect when water levels are too high, kicking on to pump the water out of the basement. French drains are designed to take on the water from the soil around your basement and drain it away, to avoid damaging the foundation through hydrostatic pressure.
In serious situations, you might need to excavate around your home’s foundation to install waterproof barriers that prevent water from the surrounding soil to enter through your basement walls or to change the soil and fill around the home to promote better drainage.
Once water has been directed away from your home, you can apply a sealant to the walls inside the basement to prevent moisture from seeping through. You can also fill cracks to prevent water from flowing into the basement.
How Do You Choose the Right Basement Waterproofing Company?
Like we mentioned above, finding the right contract requires due diligence. We recommend you look for licensed pros with good track records and reviews from customers. Be sure to compare their costs and methods to other companies before choosing one. Not sure where to start? Try searching our contractor database.
Combining Foundation Repair & Basement Waterproofing
Foundation repair and basement waterproofing are two necessary components in ensuring a solid foundation for your home. Because water accounts for a majority of the problems and threats to your home’s foundation, it’s best to first address any water problem before making repairs to the foundation. Doing so will prevent or mitigate existing water problems from causing more damage to your foundation, whether it be a slab, crawl space, or basement.
How Do Foundation Repair and Basement Waterproofing Work Together?
Addressing both issues simultaneously offers several benefits, first and foremost being that these two methods offer comprehensive protection that fixes both the cause and symptom of the problem, preventing it from happening again in the future. A home with a solid foundation and waterproofing in place offers improved air quality and living conditions and can improve the value of your home, not to mention protect against future repairs and problems.
Combining these services can lead to significant cost savings by reducing the need for repeated excavation and construction and preventing further damage down the round. In some cases, these contractors work together to offer bundled discounts on your work.
If your home has a foundation problem that will require some aspect of basement waterproofing, try working with a professional who understands both issues. You might need to work with a foundation repair expert and basement waterproofers separately, but the key will be making sure all three of you are in communication and clear on the scope and timeline of the project. For particularly complicated projects, you might consider hiring a general contractor to oversee the coordination of the two contractors.
By addressing these two problems simultaneously, you’ll ensure a long term solution for your home that prevents costly repairs down the road and offers invaluable peace of mind.
