Expert Foundation Repair Services In Mesa, AZ

Mesa, Arizona is known across the United States for its beautiful mountain views, stunning desert landscapes, delicious food scene, and high temperatures in the summer. What many may not associate Mesa with is the foundation movement that can occur in local buildings because of its soil composition, frequent small earthquakes, and occasional monsoon storms.

Foundation movement is a common issue in Mesa, potentially more so than other parts of the country that have milder climates and different soil compositions. Foundation movement and shifting can cause problems for public and private buildings alike, and foundation issues of any severity often decrease the value of Mesa homes and other types of real estate.

Homeowners and other property owners in Mesa and its surrounding areas are likely to notice at least some shifting and movement in their foundations eventually. This is especially true in older homes and buildings, and Mesa is home to many noteworthy historic buildings that may be vulnerable.

Foundation problems that occur in Mesa can be attributed to one or several factors, depending upon the inpidual situation. Many people deal with foundation problems in Mesa due to clay-heavy soil, which we will cover more specifically below. Other causes of foundation problems in Mesa include burst or leaking pipes, other irrigation issues, improper drainage, high winds, earthquakes, and more.

Burst or leaking pipes can lead to foundation issues by allowing accumulated water to leak through existing cracks into the soil beneath your house. When that soil absorbs large volumes of water, it can put pressure on your home’s foundation, leading to structural damage. Improper drainage can affect your home’s foundation in the same way.

Mesa doesn’t tend to get much wind or too many earthquakes that are large enough to feel, though both can happen unexpectedly on occasion. Both can wreak havoc on your home’s foundation, leading to the following signs of basement foundation damage. High winds can cause your home to shift back and forth, leading to cracks in your foundation and walls large or small. High winds rarely cause foundation issues, but they tend to make existing issues worse.

Residents of Mesa don’t tend to feel many earthquakes throughout the year, but hundreds of small earthquakes do occur in the area. Some larger earthquakes sweep through Mesa on occasion, typically no more than once every five years. Larger earthquakes can lead to more foundational issues, but small repeated shakes can also lead to gradual foundation issues.

There are several factors local to Mesa that can cause structural issues in one’s home, and it’s important to keep an eye out for the signs and symptoms of basement foundation damage.

Foundation damage, especially in its early stages, can often fly under the radar and go without notice if we don’t know what to look for. Even tiny shifts in your foundation can lead to more damage later, so it’s in your best interest to be aware of the signs that point toward basement foundation damage.

Take a few minutes once every couple of months to look for the following signs and symptoms of basement foundation damage:

• Foundation cracks or chips
• Jammed doors or windows
• Unleveled floor
• Bowing walls
• Gaps beneath garage doors
• Cracks along walls and near windows and doors
• Mold, mildew, and insect issues
• Basement drafts and cold spots

Although some of these signs are more obvious than others, the best way to know for sure if your foundation has suffered damage is to have an expert take a look as soon as something about your foundation seems off.

In most cases regarding home foundation issues, a structural engineer will be required to run an assessment on the extent of damage present, and they can create a comprehensive plan to repair the issues at their roots.

Structural engineers are highly trained professionals that graduate from an accredited civil engineering university and then receive further training to become a certified structural engineer. Structural engineers have to pass rigorous exams to become certified, so you can trust that your local certified civil engineer has the expertise they need to assess your home’s foundational issues.

An assessment from a structural engineer usually costs less than a couple of hundred dollars, but it ensures that your home will be repaired in a way that adheres to local codes and laws and will be safe for you and your family. Not enlisting the help of a structural engineer can lead to improper foundation interventions that causes more problems that will need even more repairs or results in building code violation fines.

The costs associated with getting your foundation repaired in Mesa can vary widely depending on a number of factors. Some jobs can cost as little as a few hundred dollars, and others can cost several thousand. The three main factors that largely determine the costs associated with foundation repair include the type of issue you have, the severity of the said issue, and the tools, time, and staff that are needed to ultimately make the repairs.

Type of Issue

Foundation repair issues like foundation crack repairs tend to cost much less than other issues such as foundation leak repairs. Other types of foundation issues can include, house settling or sinking, bowing walls, house leveling, foundation jacking, foundation stabilization, and more.

To repair a foundation crack that does not yet affect the rest of the foundation, it typically costs between $300 to $800 but may be more if waterproofing is necessary before our staff fixes the crack itself. Foundation leak repairs can cost anywhere between $2,000 to $7,000 on average, and house settling and sinking can be between $500 to $3,000 depending upon the repair methods used.

Costs can vary widely depending upon what the initial issue is, but how severe each issue presents is also important in determining costs.

Severity of Issue

Once the issue itself is diagnosed, the severity of the present issues is also taken into consideration. Larger cracks in the foundation will need more materials and potentially different and more expensive techniques to repair. Bowing walls are typically fixed by adding carbon fiber or steel reinforcement strips. Carbon fiber is cheaper and better suited for less severe bowing, but steel is usually a better choice for more severe bowing issues.

Some foundation repair jobs are simply much easier and cheaper to fix than others, especially if they occur in easy-to-reach areas or require fewer materials like beams, epoxy, or polyurethane foam to get the job done.

Letting a foundation issue go for any length of time can result in a worsening of the severity, and subsequently, a higher bill for you. As a result, it’s always a good idea to get your foundation examined as soon as you think there might be a problem. It may seem costly at the moment, but it can save you a lot of headaches and dollars down the line.

Tools, Time, and Staff Needed

Some jobs are easy enough that a crew of one or two can handle it in just a couple of hours. Other jobs may require entire teams and days of work, racking up the amount you will be charged for the job. It can be difficult to determine what types of tools, time, and staff will be needed when first looking at a foundation issue, as it’s common for more unforeseen issues to arise as the crew works. What may look like a little crack on the surface can be indicative of a much larger looming issue below that may need more extensive repairs.

Most foundation repairs will require a decent amount of tools and equipment, but foundation issues that have been left to worsen over time will likely need more advanced equipment and techniques that can also add up quickly.

For example, minor foundational problems can often be fixed for less than $1300 using a technique called house leveling or foundation jacking. This consists of a foundation professional sending grout underneath your home’s concrete foundation to float it upward and create a buffer that lifts it back to its original positioning. This is a fantastic option, as it only requires a few staff members and very little equipment.

On the other hand, if the job is more severe, it may require underpinning. Underpinning is performed with more staff members and requires more equipment than house leveling because it completely raises a house using hydraulic piers. This also requires many feet of digging into the ground, which of course also adds to labor cost, and it may set you back $3,000 or more.

There are no hard and fast rules when it comes to estimating what a foundation repair job will cost, but these three factors are the largest considerations that result in how much you will pay.

Unfortunately, foundation movement is relatively common in Mesa, AZ due to the type of soil that is common in the area. The soil composition in Mesa is largely made up of clay, which absorbs a high volume of water whenever it rains. Repeated absorption of water and drying out can cause drastic changes to the height and packing of soil below your home, eventually leading to cracks or bows in your foundation and walls. The University of Arizona refers to these types of soil as shrink/swell and collapsing soils, and they are highly problematic on local infrastructure.

Because Mesa tends to have a very dry climate with little rainfall, the clay-heavy soil is dry most of the time. When a sudden rainstorm or monsoon storm blows into town and dumps a bunch of rainwater on the area, it causes the clay within the soil to swell. This can quickly result in foundation problems or more mild but repeated versions of this can wear down your foundation over time.