Expert Foundation Repair Services In Chandler, AZ

You may be surprised to learn what can cause your foundation to move. People often assume foundation movement happens due to earthquakes or heavy rain and wind. And even though earthquakes and wind can definitely cause your foundation to move, it is usually not the most common cause, particularly in Chandler. In fact, its average rainfall and wind speed are some of the lowest in the country, and Chandler is not an earthquake-prone area. Many people come to Chandler specifically to get away from nasty weather, and due to the warm, desert weather, it is a popular community for snowbirds, all those people from up north who come down south in the winter. Temperatures range from 39⁰F in the winter months, to 106⁰F during the peak of summer. Chandler sees an average of 297 sunny days a year, much more than the national average of 205. And while many people enjoy the dry heat typical of a desert climate found in Chandler, it can cause problems that lead to foundation movement. This, along with soil and the type of foundation used, are the most common causes of foundation movement in Chandler.

Stem-wall and monolithic foundations are the most common types of foundations used in Arizona and around Chandler. While having a home that has one of these types of foundations may not cause problems alone, they can be particularly sensitive to the outside environment and soil.

Climate

Because the climate in Chandler is arid, meaning there is little rain and is very dry, the depth of a stem wall is not required to be as deep as in other areas. The footing of the stem wall only has to go down to undisturbed soil with at least 18 inches of dirt cover. This can end up being as shallow as 24 inches from the top of the interior floor to the supporting soil. This means that the moisture of the soil has to remain at low levels. Because of the arid, desert climate, it can be easy to assume this is not hard to do. However, Chandler averages about 9 inches of rain annually, which may not seem like a lot compared to some place like Seattle, WA, which sees an average of 38 inches a year, but it can be enough to cause problems if your house does not have proper drainage systems in place. Additionally, it only takes a small amount of rain to affect soils in this climate.

Soil

The soil in Chandler, like most desert areas, has a high clay content, a low organic material content, and a very high pH, making it very salty. Clay soil found in this area is also an expansive soil, meaning it will expand when it comes in contact with water and then rapidly shrink as it dries out. Expansive soil is found throughout the United States, but is particularly troublesome in the dry climate of Chandler. Soil with a high clay content also absorbs water quickly, meaning only a small amount of water will cause it to swell. As the soil swells, it can cause cracks in the foundation. Then, when it shrinks, it essentially collapses, losing the ability to support the foundation. As a precautionary measure to eliminate this damage, prior to building any new homes in Arizona, contractors are required to obtain a soil report.

Additionally, the Sissoo tree, while not native to the area, has become increasingly popular due to its ability to grow quickly even in desert soil. It also provides a great deal of shade, which is always welcome in the hot desert. Unfortunately, it produces large surface roots which, if planted too close to your home, can damage your foundation.

Improper or poor construction methods are also a factor in foundation damage. The requirements to obtain soil reports are relatively new, and many homes have been built on expansive or collapsible soil. Additionally, if your foundation has been damaged in the past and the repairs were not properly completed, subsequent damage can be more extensive, and foundation repairs will be more expensive.

Signs of major foundation damage may not be evident immediately, which is why it is important to contact a foundation repair service immediately if you see any indications of foundation damage, no matter how minor they might seem. There are some key indicators that we look for when foundation damage is suspected, which include:

• Cracks in the interior drywall
• Cracks in tile or at corners of windows
• Doors that do not close, stick or are not aligned in the door frame
• Cracks the look like stairsteps in the exterior brick or cement block
• Floors that slope or are uneven
• Leaking roofs
• Horizontal and vertical cracks in the foundation walls
• Nails popping out of the drywall
• Walls that are bowing or bulging

Additionally, if you are seeing mold or other evidence of moisture where it shouldn’t be, such as your walls, ceiling, or floors, this can indicate problems with your foundation that are allowing water to enter your home. If your house seems to be settling or, worse, sinking, it is worth a call to a company specializing in foundation repair to investigate.

It is not required by the City of Chandler to hire a structural engineer to fix your foundation. However, it is highly recommended depending on what kind of foundation repair needs to be done. If the foundation problems are nonstructural in nature, such as cracks on plaster, vertical or diagonal cracks, narrow cracks, or cracks near doors or the edge of a window, you do not need a structural engineer. These cracks are generally more cosmetic in nature and can usually be easily fixed with a low-pressure injection of epoxy or polyurethane foam. While it is possible to do this on your own, it is usually safer to contact a repair service for a consultation to be sure the problem is not structural.

If the problems are structural in nature, such as cracks on foundation slabs or beams, stairstep cracks, wide cracks, or vertical cracks that are wider at the top or bottom, you should consult a structural engineer. A structural foundation problem is not something that should be repaired by anyone other than a professional, this is not the area to expand upon (pun intended) your do-it-yourself chops.

Structural engineers are like specialists in medicine. Home inspectors play the role of your primary care physician and structural engineers play the role of the cardiologist your doctor sends you to when you have heart problems. They are specifically trained in load bearing systems and have certain qualifications they are required to meet in order to be licensed. In the State of Arizona, they are required to hold a degree in civil engineering, apprentice under a professional engineer for 3 or 4 years, and then pass accreditation exams prior to obtaining their license.

The cost to repair your foundation varies based on several factors. Whether the problem with your foundation is nonstructural or structural in nature affects the cost of repair. The extent of repair needed is probably the main factor in how expensive your repair will be. It also depends on how old your home is and the size of your home. The average cost of foundation repair in Chandler is between $3,110 and $5,374. This generally does not take into account the cost of fixing other problems caused by a damage foundation, such as plumbing and electrical problems. It also does not account for fees to obtain necessary permits or the cost of hiring a structural engineer. The average cost for some foundation repair projects in Chandler are:

• Sealing a basement or foundation: $1,718 to $5,000
• Installing a foundation: $4,100 to $9,100
• Leveling or lifting concrete slabs: $551 to $1,263
• General repairs to the foundation: $1,433 to $5,735

Again, these costs do not usually include permit fees, or other costs associated with the damage that needs to be repaired. For any project, particularly when dealing with the foundation of your home, you should always ask the contractor what specific services are included in the quote they give you. For example, some contractors may include permit fees, but not taxes on materials. There may also be additional contractor fees that are not included in the initial quote. It is also important to remember that these prices can vary widely depending on your home and the extent of the repairs. And while repairing foundation damage is one of the most expensive and time-consuming, it is also the most important. After all, it literally supports your entire home.

Yes, soil in Chandler can affect your foundation in many ways. Soil in Chandler, known as Casa Grande soil, has a very high clay content, and a very low organic material content. In addition to not being conducive to growing plants, clay expands a large amount when wet and then drastically shrinks back down, as we mentioned previously. This not only causes cracks in your foundation, as well as a loss of support. The water can become trapped and introduced into your home via these cracks, causing mold and mildew. It can also cause supporting wood structures to rot.

Another type of soil found in Chandler that is problematic for foundations is called Caliche. This soil occurs in the subsoil, which is the layer directly beneath the surface soil. It can be up to 6 feet deep and has a large amount of calcium and magnesium carbonates that cause the soil particles to cement together. Caliche is also not conducive to growing plants, due to its cement-like nature, and can also absorb water easily. However, it does not release it very easily. Water can become trapped and cause runoff to occur with only small amounts of rainfall. This can lead to sinking of your foundation and similar problems caused by expansive soil.