Expert Foundation Repair Services In Henderson, MD

President John F. Kennedy called Henderson a “city of destiny.” It’s a unique place, born from a tent city that housed workers building the Hoover Dam. Ever since then, it has grown. Officially founded in 1953, Henderson is a great place to call home. Those of us who live here enjoy its proximity to Las Vegas and nearly 300 days of sunshine a year. A booming housing market is bringing more homeowners to the area, too.

Those homeowners will need to be aware of foundation movement issues. Most homes in Henderson are fairly new, but homeowners in historic Townsite and Carver Park neighborhoods may have some aging issues with their foundations. These homes were primarily built in the 1940s and 1950s for factory workers so that the foundations may be nearly 80 years old. But residents all over Henderson will need to be aware of our unique soil conditions, extreme weather, and movement in the earth, which can cause major issues with your foundation.

Henderson’s homeowners will want to know what causes foundation problems, what signs to look for, and who to call when there is a problem.

Most houses in Henderson sit on a slab foundation. This is a solid base of about six inches of concrete, which sits on top of our hard ground called caliche. Caliche is compacted sand and sediment that forms a solid rock base. Between the caliche and the slab foundation, your home should be on a pretty solid foundation.

When constructed correctly, slabs are generally good foundations. They are common in a warmer climate like Henderson because there is less risk of damage from the freeze and thaw cycle. Slabs are suitable for keeping out pests and keeping costs low for builders. Of course, slab foundations are also why you probably don’t have a basement or a crawlspace in your house. Those are a rarity in Henderson, both because of the prevalence of slab foundations and the hard caliche soil.

Just because you have a slab foundation doesn’t mean you’ll be immune from foundation issues, though. One of the most significant issues with slab foundations is cracking. Cracks in the foundation can make the rest of the home structurally unstable. So how do those cracks get there?

Flooding

We may be deep in the Mojave Desert, but any Henderson resident can tell you that flooding is an ever-present issue. Flooding can damage your foundation by shifting the earth underneath your home. It can also cause small cracks that were already there to widen and become more of a problem.

Earthquakes

Nevada is the third most active state when it comes to earthquakes, falling behind only to California and Alaska. While you might not always feel them, the ground underneath your home may be moving around more than you think. As it shifts, it can place additional strain on your foundation, causing it to crack.

Freezes

It doesn’t often happen, but freezing weather does occur in the area. When temperatures drop below freezing in Henderson, the concrete in your foundation contracts. When the weather warms back up, the concrete expands. That movement within the concrete can cause cracks at vulnerable points, leaving you with a potential repair bill.

It’s not just slab foundations that will experience these issues, either. If you are one of the lucky Henderson residents who have a basement or crawlspace, you can experience foundation movement from the same causes. You’ll want to inspect the space under your home regularly for any signs of foundation damage.

Whether it’s flooding, shifting ground, or the freezing temperatures causing your foundation problems, the signs are pretty much the same. However, the signs will change depending on the type of foundation that you have. We’ll start with the most common Henderson foundation – slab foundations. The things you’ll want to watch for with a slab foundation are:

Cracks in your interior walls and ceiling

This is a sign that the slab foundation is no longer supporting the house on an even basis. That means the foundation has shifted or settled. Some settling is normal, but if it’s causing cracks in your walls and ceiling, it could be a sign of a problem.

Doors and windows not opening and closing properly

If you haven’t changed your doors or windows, but they are suddenly difficult to open or close, that’s a problem. It’s likely because your foundation has shifted, or it’s cracked, and the house has moved.

Gaps in your siding, counters, or porch

If a gap appears between two features of your home that should be stationary, it’s cause for concern. A crack in your slab foundation can cause one part of the house to move, separating from another feature and leaving a gap.

If you are one of the rare Henderson homes that has a basement or a crawl space, you’ll want to watch for the signs above, as well. However, there are a few other signs you can watch for, too:

Signs of moisture

Basements and crawlspaces should be dry. If you notice signs of moisture, including dampness or mildew, then you might have a leaking crack in the foundation. That crack could allow moisture to come inside and get worse over time.

Warped walls

Walls in a basement might bow in if they aren’t supported correctly. The weight of the house above pushes the walls out instead of relying on the weight of the foundation to hold them up.

Cracks in the basement walls or supports

A visual inspection can tell you if there is an issue here. Look for cracks in the walls, rotting support beams, or anything else that doesn’t seem quite right. Get any signs of damage inspected by a professional like Regional Foundation Repair, so we can tell you whether it will require repairs.

There is nothing in the Henderson Building Code that says you have to hire a structural engineer like ours to fix your foundation. If you ever plan on selling your home, though, it’s a good idea.

When you sell your home, most buyers and lenders will require a home inspection (unless they are buying the property as-is). If the inspector finds an issue with the foundation, the buyer might back out of the deal. Even if they want to go ahead with it, a lender may be reluctant to finance a house that has a foundation issue. To avoid a situation like this, you’ll want to have the foundation movement repaired.

If you have it done by a structural engineer, it can help improve your ability to sell your home at top dollar. Our structural engineers not only document the issue and what likely caused it, but they confirm the best way to fix it. They can provide you with engineering reports that prove the issue was resolved, giving peace of mind to the next owner.

Even if you plan on living in your home forever, it’s a good idea to get your foundation issues checked by our structural engineers. They can help you determine the cause of the problem and develop solutions to prevent it from happening again in the future.

It’s an investment in your home, and with the booming real estate market in Henderson, an investment well worth making.

The good news for houses sitting on slab foundations is that they are typically less expensive to repair. Homeowners in Henderson can expect to pay, on average, around $5,000 to fix cracks in their slab foundation. Considering the average cost of a home in Henderson is currently around $385,000, that’s a small price to pay in the overall equity you build in your home.

The cost of the repairs will depend on a few things:

• The amount of damage. The more damage there is to your foundation, the more it will cost you to fix it. That’s why it’s always better to address foundation issues as soon as you can. It will mitigate the damage to your home as well as be easier on your bank account.
• The size of the foundation. Homes built on slab foundations are usually smaller, so this will help keep the expense down. The bigger the slab, the more you’ll pay for the repair. Materials will cost around $7 a square foot on average.
• The urgency of the repair. If your home is in danger of becoming structurally unsound, then you’ll need to get the repairs done as quickly as possible. If that’s the case, we may need to pull our team off another job or bring in extra help to get the project done sooner. Expect to pay more for speed, but consider this is another reason to address the needed repairs sooner rather than later.

It absolutely does. But the good news is that the soil in Henderson can actually affect your foundation positively.

The soil here in Henderson is caliche. It’s compressed sand that’s held together by calcium carbonate. While it might not always be the best for gardening, it’s great to build on. That’s because caliche is relatively stable, so it provides a strong base for your foundation.

It’s not foolproof, though. Builders can disturb caliche, causing an otherwise solid deposit of the material to fragment. That can cause issues with nearby structures. It’s also not immune to damage from earthquakes. It’s not great at absorbing heavy amounts of rain, either, which is why our area is prone to flash floods in the rainy season.

However, it’s significantly more stable than expansive soils. These soils absorb water, expanding as they do, then shrink as they dry out. This cycle of expansion and compression is tough on a foundation and makes it prone to cracks and sagging. There aren’t many homes in Henderson built on expansive soils, though you will find pockets of it in the valley.

Are you wondering if your home is showing the early signs of foundation damage? Get in touch with our trusted Henderson foundation repair experts for an inspection and a quote.