Expert Foundation Repair Services In Birmingham, AL

Foundation movement is a severe risk in Central Alabama, and homes are affected more often than many other areas throughout the United States. Homeowners in Birmingham, Huntsville, Montgomery, Alabaster, Calera, Decatur, Tuscaloosa, and other nearby cities should be well-versed in foundation issues and the signs that accompany them.

Foundation problems in Alabama can often be traced back to the soil, the weather, or a combination of both. We’ll include some information on the most probable underlying causes of under-home issues in Birmingham below.

Expansive Soil

Your home’s foundation relies on the surrounding soil for support, so the ground consistency in Birmingham is a primary culprit for foundation problems in and around the city. The soil is well-known for the abundance of red clay, which is pervasive in many areas throughout the Southern United States. The expansive clay soil in Jefferson County’s urban areas is particularly problematic for several reasons. Most significant is the soil’s reaction to water. When rain falls on the ground, the clay readily absorbs it and expands with the increase in moisture content. The earth then swells and puts more intense hydrostatic pressure on your concrete slab or foundation walls. As pressure builds, the concrete can bow inward and eventually crack. Structural integrity can be lost in a relatively short amount of time under these harsh conditions. Drying clay soil can cause structural issues just as readily as soil that becomes saturated. When dry conditions persist in Birmingham, the water in the earth drains or evaporates, causing the ground to shrink. Drying dirt can fall away from your foundation, leaving voids underneath that cause the concrete to settle further into the soil. Differential settling occurs when the ground dries unevenly, a common occurrence in areas like Birmingham, where the clay content is so high. Structural problems can arise if the settlement is extensive. Lastly, clay retains moisture more readily than sandy or silty soil, so runoff remains in contact with your foundation for prolonged periods. The exposure to moisture combined with the forces of hydrostatic pressure leaves your concrete open to water and moisture intrusion.

Above-Average Precipitation

Expansive clay soil is most dangerous for concrete foundations when the moisture content changes rapidly or remains high. Unfortunately, the Birmingham area is not only afflicted with red clay soil but also receives nearly 54 inches of rain annually, more than one and a half times the national average. The above-average precipitation in Birmingham leaves home foundations at significant risk of movement and structural damage. It leaves the earth saturated for long periods, increasing the chances of hydrostatic pressure forcing your concrete inward to the point of structural cracks forming. It also keeps your concrete exposed to moisture for extended periods, presenting a greater chance of water intrusion and moisture accumulation under your home.

Tropical Storms and Hurricanes

Living in the Southern United States often brings a risk of hurricanes and tropical storms, and Birmingham is no exception. Significant storms frequently occur, often creating a surge of rainfall in a short period of time between the months of June and September. The precipitation during hurricane season in Alabama increases the risk of soil saturation, which also makes your foundation more likely to leak and suffer from the adverse effects of hydrostatic pressure.

High Humidity

Birmingham is in a humid subtropical climate, meaning the humidity is naturally high year-round. High humidity can be a gradually destructive force for all building materials, but crawlspaces and basements are particularly prone to moisture accumulation. When moist air seeps in from outside, it gets trapped under your house. Excessive moisture in your basement or crawlspace can lead to a number of problems, including mold growth, poor indoor air quality, and pest infestation. If you have a slab foundation, water seeping up through the concrete can accumulate between the slab and your flooring, creating similar issues that are more challenging to diagnose.

Limestone Bedrock

Lastly, many areas throughout Alabama, including Birmingham, are underlain by limestone bedrock. Limestone is problematic for home foundations because it deteriorates over time in the presence of water. Groundwater and runoff can both contribute to the bedrock dissolving, creating voids deep beneath the earth’s surface. The resulting channels and caverns can create instability above, sometimes in the form of sinkholes. The resulting karst topography in Alabama can cause severe differential settlement, leaving parts of your concrete without the support it requires to maintain your home’s integrity. Structural problems are more of a threat in areas affected by the dissolution of limestone bedrock.

Identifying foundation damage in Alabama requires an understanding of how the many different underlying causes create movement under and around your home. Below, we’ll discuss the typical symptoms that develop on Birmingham foundations that often indicate a problem.

Foundation Cracks

Foundation cracks are inevitable, but not fissures mean your home is structurally compromised. We’ll include some information on the typical fissures found on homes in the Birmingham area below.

Slab or Basement Floor Cracks

Whether your home is constructed slab-on-grade or you have a concrete slab acting as your crawlspace or basement floor, you’re likely to find cracks on the surface. Thin gaps that span out over the surface and remain level from side to side are almost always from natural concrete settlement. They seldom indicate severe problems, and having a foundation repair contractor apply a polyurethane sealant is often enough to keep out water and moisture. Wider or uneven cracks in your slab indicate more problematic differential settling. They need immediate structural stabilization, as neglecting them can result in foundation failure.

Vertical Wall Cracks

Gaps that develop on the interior of your concrete block walls in a vertical orientation are also typically from normal and healthy foundation settlement. A general contractor can apply a sealant to help maintain a dry basement or crawlspace, but further wall repair is often unnecessary.

Horizontal Wall Cracks

Fissures that span your foundation walls and run parallel to the floor represent dangerous instability. They form when the soil outside becomes saturated, expands to more significant volumes, and places hydrostatic pressure on the wall. Birmingham foundations are plagued with these problems because of the highly expansive red clay in the soil. They typically require crack repair in addition to structural repairs.

Stair-Step Wall Cracks

Finally, cracks that appear on your concrete block walls in the shape of stair steps generally indicate differential settlement. This damage is often the most costly to repair, as the stabilization process – called underpinning – is rather invasive and challenging.

Bowing Foundation Walls

You may notice inwardly bowing walls in the space under your home, which is often a sign of excessive hydrostatic pressure on the outside. Some homeowners can visually identify bowing walls, while others with less severe movement require a level or straight edge to confirm inward movement. Bowing basement walls will lead to horizontal wall cracks over time, so they require stabilization to prevent more complicated repairs.

Water Intrusion or Moisture Build-Up

The above-average rainfall and expansive soil in the area mean Birmingham foundations are at high risk of water intrusion and that homes are often affected by moisture accumulation. Symptoms of these problems can vary quite a bit. However, if liquid water is seeping through foundation cracks, you will probably find puddles on the floor during rainfall, standing water under your house, or water damage from past leaking. Moisture build-up is more difficult to diagnose accurately. Efflorescence, which is a white, powdery accumulation of minerals, is a good sign that moisture is entering through the pores of the concrete. Mold growth, damp air, and pest infestation are also good signs of water vapor entering the area. The air in your crawlspace or basement can work its way up to your living space, often creating more noticeable symptoms upstairs. Humid air can make the temperature feel more extreme, leading to increased utility bills. Mold spores from under your house can bring about indoor allergy symptoms, another sign of a moisture issue below.

Identifying and addressing foundation damage early is one of the best ways to limit your exposure to property damage and high repair costs. Many homeowners miss the signs of an under-home problem because they develop slowly and aren’t obviously structural. Below, we’ll explain a home inspection you can complete every few months to monitor your house for changes that could indicate a severe or developing issue.

Inspect Your Foundation

Start your inspection on the concrete under your house, which will be the source of any foundation damage. If your property is built on a slab, examine the concrete from outside to identify any cracks. You should inspect the interior foundation walls for fissures as well if you have access to a crawlspace or basement. We recommend keeping a report of crack locations and measurements so you can keep track of growth. The area beneath your house is often the best place to look for signs of a leaky foundation. Look for white staining on the concrete walls, visible mold, musty odors, signs of water puddling or pooling on the floor, and pest infestation.

Look for Signs Inside Your Home

Continue inside your house to find symptoms of shifting framing or floor joists, which regularly develop in response to foundation movement. Look for cracks in the sheetrock, doors and windows that are difficult to open and close, walls that aren’t plumb, cabinets and countertops separating from the walls, and floors that slope, bow, or appear damaged or uneven. Your home inspection is an excellent time to dedicate a few minutes to compare current utility bills to older ones to look for changes. You can also ask your family members or anyone living in your house if they have experienced unusual allergic reactions, which could result from a mold issue beneath your floors or in your under-home area.

Don’t Forget to Check Your Home’s Exterior

Finally, inspect the outside of your house for symptoms of foundation movement. Some homeowners notice cracks in the stucco, brick, or stone siding. Others find a cracking or leaning chimney, or uneven roofing as a result of damages below their homes. You should also take some time to examine your landscaping, which can show symptoms of problematic soil quality or improper drainage, both of which can promote foundation problems. Look for puddling on the lawn during rainfall, uneven portions of your yard, and leaning or damage retaining walls or raised garden bed walls.

Foundation solutions in Birmingham can cost anywhere from $250 to over $20,000, so estimating your total home improvement cost can be challenging. We’ll include some general pricing below to give you an idea of what you might pay.

Cost to Seal Foundation Cracks

Settling cracks in the concrete are the easiest and most affordable repair. Foundation repair companies in Birmingham typically charge between $250 and $750 to apply a waterproof sealant to the fissures.

Cost to Repair Bowing Foundation Walls or Horizontal Wall Crack

Issues with hydrostatic pressure often require a two-step method for limiting future damage. The first step is installing wall anchors, which pull your shifted foundation wall outward to its original position. Wall anchors cost approximately $1,000 each; most homes require three to five anchors, so your total for this basement or crawlspace repair will typically fall between $3,000 and $5,000. Many foundation repair specialists will also suggest an exterior drainage system for limiting the moisture and expansion of the soil around your foundation. A standard French drain will add around $2,500 to your repair cost.

Cost to Repair Sinking Foundation or Stair-Step Crack

Differential settling is generally the most costly foundation repair. Underpinning, a form of concrete lifting, requires excavation and expensive push piers for stabilization. Steel piers cost around $1,000 each, while helical piers total about $3,000 each. Depending on the type of piling your house needs, how many piers are required, and the warranty included, a concrete repair specialist will charge between $5,000 and $20,000 for this service.

Cost to Fix Basement Water Problems

If your crawlspace or basement suffers from water intrusion or moisture issues, a basement waterproofing system is best for reducing the amount of water around and inside your under-home area. The basement system can include many different strategies for limiting water problems, including French drains, footing drains, vapor barriers, crawlspace encapsulation, dehumidifiers, sump pump systems, and more. You can expect to pay a waterproofing specialist between $2,000 and $10,000 for your basement system, with larger and more problematic basements reaching the upper part of that range.