Expert Foundation Repair Services In Phoenix, AZ

Sadly, foundation movement, cracking, and damage is a common problem for residents in Phoenix. Cracking of foundations, driveways, swimming pools, and roads in Arizona cost millions of dollars in repairs each year. The problem is growing as the population and number of new homes continue to grow in the area.

While many areas experience foundation damage due to specific climate abnormalities or poor soil conditions, Phoenix, Arizona is plagued by both problems. Mineral heavy soil exists in many areas throughout Phoenix, but the content is particularly high in soils in terraces along the Gila and Salt Rivers, old alluvial fan surfaces, and scattered areas in the valley plains. Areas along the Gila and Salt Rivers are susceptible to hydrocompaction as well which is caused when water is introduced to particularly dry soil.

Arid conditions and poor soil are mostly to blame for the foundation problems that plague residents in Phoenix, Arizona. Unfortunately, this means that a host of issues that typically don’t lead to foundation damage can cause problems in certain areas of Phoenix. These are the most common causes of foundation problems in Phoenix.

Expansive Soil

There are a variety of soil types that can cause foundation, basement, and other structural damage to the homes built in certain areas. Expansive soils are mineral-rich soils that expand when water is introduced and shrink as they dry out. While expansive soils are found throughout the U.S., Phoenix is becoming widely known for the problem. Expansive soils found in Phoenix’s dry climate swell when small to moderate amounts of water are introduced. It’s not uncommon for expansive soils to swell up to 10% or more, causing cracked foundations, floors, and basement walls. As expansive soils dry out and shrink, support can be removed from beneath buildings, compromising the structure of the home.

Each year in the U.S., expansive soils are responsible for more damage to homes than floods, tornadoes, and hurricanes combined. As the population grows in Phoenix, many homeowners are heavily affected by home damage due to expansive soil. While the USDA specifically created a map to alert residents of the presence of expansive soil, newcomers to the area are typically unaware the problem exists.

Hydrocompaction

When soils composed of loose, low-density matter are compacted by the weight of a home and face shrinkage due to water, hydrocompaction occurs. Loose soil readily absorbs small to moderate amounts of water. When water is absorbed, sand and silt near the ground’s surface act like a glue, holding sand particles close together and leaving gaps between them. Hydrocompaction generally leaves gaps or cracks beneath your home’s foundation and can create effects similar to those caused by expansive soil.

Improper Drainage

Since the soil in Phoenix gets little hydration from natural weather patterns, minor amounts of water can have a big impact on how the soil reacts. It’s a common misconception that with an average yearly rainfall total of 8.03 inches, Phoenix homes don’t need drainage features like gutters and sloped landscapes. In reality, low rainfall totals cause problem soils to be heavily affected by small amounts of hydration, making these features more necessary than ever. Without proper drainage solutions, expansive and collapsible soils can be affected by small amounts of rainfall or even deep watering of plants.

Tree Roots

The Sissoo tree isn’t native to Phoenix, but this versatile shade tree grows quickly, even in poor soils. Often used for shade and their striking appearance, Sissoo trees are sometimes planted in Phoenix parks and residential areas. These trees take care of their water requirements with expansive root systems that include large surface roots that can lift sidewalks and damage foundations when planted too close to your home.

Poor Home Construction and/or Land Preparation

It’s true that expansive soil creates an atmosphere that makes foundation damage more likely than other types of soil. Still, proper building techniques can help eliminate the damage that occurs in many homes. Arizona home builders are required to commission a soil report for new subpisions. These reports generally provide suggestions for directing water away from the home, providing a stronger foundation, and compacting the soil.

When structures are built on expansive or collapsible soil, precautions during the building process should be taken to prevent foundation damage in the future. Unfortunately, corners are often cut, and these homes experience severe damage when water is introduced to the soil surrounding the home’s foundation.

Signs of foundation damage can vary widely for residents in Phoenix, and the issues that alert you to the problem may not be confined to your foundation or basement. The notable signs of foundation damage will depend on the cause and severity of the damage as well as the duration of time the problem has existed. You may notice these problems throughout your Phoenix home if you have foundation damage.

Basement Damage

Inspecting your basement routinely can provide you with a general idea of what’s normal and issues that can be a warning of foundation damage. If you notice these signs in your basement, it’s time for an inspection to determine the condition of your home’s foundation.

• Wall cracks
• Moisture problems
• Bowing basement walls
• Bulging basement walls

If your home doesn’t have a basement, routinely inspect the crawl space beneath your home for issues. Warning signs may include cracks in the walls, sloped floor or ground, and shifting piles of dirt or debris in your crawl space.

Damage Outside the House

Common signs of foundation damage might occur on the outside of your home. Examining your home’s exterior and the surrounding area can alert you to these problems before they become severe.

• Cracks in brick walls, especially those that form a stairstep pattern
• Gaps around doors and window frames
• Trim pulling away from the exterior walls of your home
• Foundation cracks

Damage to your Home’s Interior

While you might not be able to see the damage that occurs in the foundation of your home, there might be signs inside your house to alert you to the problem. Some indoor issues are caused by natural settling, but more severe signs or issues that reoccur after repairs can signal foundation damage. Problems that occur inside your home due to foundation damage will likely continue to return until the foundation itself is repaired. These issues may be evidence of foundation damage.

• Jammed doors that are hard to open
• Mold
• Large cracks in sheetrock or other interior wall surfaces
• Gaps around the molding
• Sloping floors or cracks in tile or other floor materials

Foundation issues can cause serious damage to your entire home. Unless you have extensive knowledge of home building and the signs/causes of foundation damage, it’s a good idea to get a professional inspection any time you think you might have foundation damage. If you only have minor damage, you may not require professional assistance for repairs, but it’s important to determine the cause of damage before ruling out the need for repairs. If your home has one or more of the warning signs listed above, you will likely want to hire a structural engineer for professional repairs that ensure your home is safe for you and your family. Conversely, if you experience common signs of normal settling, like seam breaks, hairline cracks that don’t expand over time, normal brick expansion joints, and concrete flaws, you’re likely not experiencing foundation damage.

The cost of foundation repair in Phoenix, Arizona can vary widely depending on several factors. The size of your home and the depth of your problem are the biggest indicators of the costs you’ll face. Additional concerns can include fixing the problem completely to avoid reoccurring problems or even more serious damage in the future. These factors will influence the cost of your foundation repair cost in Phoenix.

• The type of repairs required
• Whether you have a finished basement or a simple crawl space
• The size of your home
• The extent of the damage
• The age of your home
• Materials required for repairs

The average cost for foundation repair in Phoenix, Arizona is around $4,286. This includes material and labor costs including preparation and cleanup. Still, it’s important to remember that all foundation repair costs won’t be exactly the same. For instance the cost to repair a leak might be less than $500, but the price to waterproof the foundation to prevent future leaks is often substantially more. These are some average costs for common foundation repairs in Phoenix.

•  Seal a basement or foundation: $1,718 to $5,000
• Foundation Installation: $4,100 to $9,100
• Level or Mudjack Concrete Slabs: $551 to $1,263
• General foundation repairs: $1,433 to $5,735

When you seek a quote for your foundation repair, it’s always a good idea to ask what services are included in the price, For instance, if you need to have extensive foundation work completed and have a fully renovated basement, it’s easy to consider the cost of the basement remodel likely won’t be included in repair costs. However, common costs that arise with many foundation repairs might be easy to forget. Unexpected costs may include the cost of permits required for major foundation repairs, inspection fees, sales tax on supplies, and general contractor fees.

Determining whether the soil in Phoenix affects your foundation requires a deeper investigation of your home and the type of soil it’s built on. Concerns surrounding the effects of expansive soil on homes and other structures are so common that the USDA created a map of the Greater Phoenix area showing which areas have the greatest soil shrink/swell potential. This map along with other considerations about how your home is built can help you decide whether your home is affected by the soil in Phoenix, Arizona. Your foundation may be affected by the soil in Phoenix if any of the following situations apply.

• Your home is located within the red zones of the USDA soil map
• You live on expansive or collapsible soil and builders failed to compact the soil up to 90% before building the foundation
• Your landscape is completely flat and your home has no gutters and downspouts to direct water away from the home
• Your home shows any of the common signs of foundation damage

To decide whether a home is susceptible to foundation damage due to problem soil it’s essential to get an inspection completed before you purchase the home.