Fixing Foundation Problems
Washed-out Areas
A contractor can fix broken water, drainage problem or a plugged gutter by shimming the still plate or by leveling the area with more concrete. Tying a new section with the old using epoxy and rebar is another option.
Narrow and Wide Cracks
Narrow cracks (less than ¼ inch) may need no repair unless water is seeping through it. Patching it with epoxy putty or paintable silicone caulk will do the trick. Any wide crack (more than ¼ inch) can be patched with epoxy putty but if it is leaking water, you may need to call a contractor to fix what’s under it.
Severe Cracks and Wall Malformation
Seriously-malformed foundation can be remedied by installing wood or steel braces against the wall, attached to the overhead joist and the floor to block further movement. The braces cost around $500 to $700 each. The materials make it difficult to finish the wall because they stick into the basement by around 6 inches.
A recommendable option involves layering epoxy in vertical strips and compressing it on carbon-mesh to firmly attach the wall in place. Wall anchors can also be used by placing them every 6 to 8 feet along the entire wall. Each cost $400 to $600.
A foundation that bows more than 3 inches needs to be rebuilt. This can be done by digging up part or the entire foundation. Contractors charge $30,000 to $40,000 for this project.
Expansive Soil Problems
This refers to soil that shrinks when dry and expands when damp. This problem is common in one out four houses in the US. Drain away gutter water from your house and replace landscaping with plants that requires little or no water. You can also try constructing a concrete strip around the house to repel rainwater.
Proper drip irrigation keeps the soil moist enough to avoid soil expansion. Sunken soil can be raised by the contractor by injecting cement putty under the slab. For load-bearing walls, supporting the slab with underpinning is more preferable. The repair cost for this starts at $5,000.
It is recommended that you consult with a structural engineer when you encounter severe foundation problems. The process typically includes an initial assessment (cost: roughly $500), an optional engineering report (thousands of dollars), and engineer inspection during repair ($100 - $200).
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