In need of foundation repair? Our foundation repair specialists are ready to help.
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 26, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 23, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 20, 2023
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 26, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 23, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 20, 2023
Best Pricing On Labor and Materials
Professional, Efficient, and Friendly Service
Licensed Structural Engineers On Call 24/7
Flexible Payment Plans & Financing Options
Laser Level Measuring Practices
Worry Free Warranties On All Services
Middletown, Delaware provides plenty of benefits for residents, including easy access to major cities like Philadelphia, Baltimore, and Washington, D.C., relatively moderate temperatures, and proximity to the scenic Delaware River. However, homeowners in the city and the surrounding area also experience home foundation problems and the associated costly repairs more often than many places throughout the United States.
Regional Foundation Repair is one of the nation’s largest provider of foundation repair service. We have 1,000s of expert technicians ready right now in Middletown. Our pros have years of experience and are familiar with the nuances of Middletown soil conditions so you can be sure your foundation gets fixed the right way the first time. Gone are the days of worrying about shoddy craftsmanship, overpriced service, and unqualified pros.
During the job, our technicians are trained to explain their progress throughout the day and clean up properly before leaving the jobsite.
Depending on the availability of our technicians, we can generally get your job scheduled within 2 days. To start the process just submit your information in our form and we’ll be in touch within 24 hours with a pricing quote! In some cases we may need more detail to properly quote your project, so we will reach out via phone to schedule a free onsite inspection. Depending on your location we also offer virtual quotes!
For your benefit, we’ll discuss the underlying causes of foundation damage in Middletown, the symptoms of the typical issues in the area, and how you can effectively monitor your property for warning signs of foundation movement.
We’ll also include average pricing for common foundation repair services in the vicinity.
Pier Foundations
Concrete Slab
Basement Foundations
Crawl Space Foundation
Wood Foundation
- Erica J.
- Suja K.
- Dan T.
What Causes Bowing Foundation Walls & How It Can Be Corrected?
Foundation Crack Repair: Costs & Repair Options
Foundation Cracks
Foundation Installation Costs
Foundation Leak Repair
What Are The Common Signs Of Foundation Problems And When Should You Be Concerned?
Foundation Repair Methods
What Is Foundation Spalling & When Should You Be Concerned?
How Does Foundation Waterproofing Protect Your Home?
Date of Request: 05/28/2023
Location: Middletown, DE
Description: Some inspection and fill under front porch.
Date of Request: 05/27/2023
Location: Middletown, DE
Description: I have multiple problems with water coming in my basement window. Concrete patio cracks and water not draining on one side of my house. I need someone that can look at this and give me an idea of what is going on.
Date of Request: 05/27/2023
Location: Middletown, DE
Description: Cracked basement wall repair. Polyethylene injection.
Date of Request: 05/24/2023
Location: Smyrna, DE
Description: I have a small crack and wear on the outside of the basement egress window. Would like to also do a check of the entire foundation. Thanks!
Date of Request: 05/21/2023
Location: Newark, DE
Description: Have 50 year old cinder block foundation. Basement wall has one destroyed block and water issues. Had French Drain installed but water is pouring in hole. Need other options for repair such as exterior excavation and repair.
Date of Request: 05/19/2023
Location: Newark, DE
Description: I'm selling my townhouse and have some foundation issues from a bad gutter. I need to schedule a quote ASAP thank you Jim
Does Foundation Movement Affect Middletown, Delaware?
Unfortunately, foundation movement is a significant and widespread problem in Northern Delaware. The need for related home improvement is relatively high in Middletown, Dover, Smyrna, Glasgow, and other nearby cities.
What Causes Foundation Problems In Middletown, Delaware?
Middletown foundations are at severe risk of issues for numerous reasons, all of which are related to the soil composition and weather in the area. We’ll include some in-depth information about the risk factors in Middletown and the damages they tend to cause.
The foundation under your house is only as sturdy as the surrounding soil, so changes in the support provided by the ground can very quickly lead to structural damage.
Middletown homes are afflicted by foundation issues so often in large part because the soil and subsoil throughout New Castle County are clayey. The abundance of clay in the ground makes the soil expansive, which creates several problems for buildings that rely on it for support.
The first and often the most severe issue is the clay’s ability to swell when it absorbs water. The tiny clay particles pack tightly together in the ground, creating small gaps that soak in water readily. The more runoff that is absorbed by the soil, the more voluminous it becomes.
As the ground swells, it places intense hydrostatic pressure on your concrete foundation. Concrete can only flex slightly, after which it cracks in response and becomes structurally unsound.
The second problem with the expansive clay in Middletown’s soil is that it holds water for long periods of time. Clay is notorious for poor permeability, which means moisture will remain suspended in the earth against your foundation long after precipitation.
The longer water is exposed to your foundation, the more likely it is to leak through foundation cracks and seep through pores in the concrete. As a result, water and moisture problems are frequent in Middletown.
Lastly, clay soil often dries erratically, losing volume at varying rates as it does. During periods of little or no rain, the ground around and under your foundation can become unlevel, leaving your concrete with uneven support.
Portions of your slab or basement floor can sink more quickly than others, sometimes creating problematic cracks that require structural repair.
The problems with expansive soil in the Middletown area are made significantly worse by the rainfall. The city experiences nearly 43 inches of rain every year, which is almost 150% of the national average.
The above-average precipitation keeps the ground saturated for extended periods. This means that the hydrostatic pressure on your foundation walls or concrete slab will be elevated for extended periods, making it more likely to cause structural damage.
Additionally, consistently high moisture content promotes water and moisture issues in crawlspaces and basements and between slab foundations and the flooring above.
The substantial precipitation in Middletown promotes flooding, in large part because the clay soil’s permeability and drainage are so poor. Floods from excessive rainfall are prevalent in the area, and those related to sea-level rise are problematic and expected to become more of an issue due to global warming.
Similar to heavy rainfall, flooding tends to increase the hydrostatic pressure on your concrete foundation and the chances of leaking.
Finally, Middletown is located in a humid subtropical climate zone, which means the humidity and dew point in the area are naturally high throughout the entire year. Humid air is problematic specifically for crawlspaces and basements, as it often gets trapped in these under-home spaces, gradually increasing the moisture content in the air.
Elevated humidity levels beneath your house can promote dangerous mold growth, gradual deterioration of crucial building materials, like floor joists, insulation, and wall framing, as well as decreased air quality and comfort in your living space.
What Are The Signs of Basement Foundation Damage In Middletown, Delaware?
Foundation damage in your Middletown home can appear in various ways, with each underlying cause typically eliciting a specific response in your structure. Below, we’ll include some information on the common signs of foundation damage in Northern Delaware and the most common cause of each.
Concrete cracks appear in most home foundations, but they very often only indicate normal and healthy settlement. However, some breaks can suggest severe instability and the loss of structural integrity, so it’s crucial to be able to tell the difference between the various types. We’ll describe the cracks you’re likely to see in your Middletown foundation below.
Gaps in the surface of your slab foundation or on your crawlspace or basement floor will almost certainly appear under your home. As long as they remain thinner than ⅛” wide and are even across the gap, they likely formed during the natural settling after the concrete was poured during new construction. They generally just require waterproofing services to limit water and moisture that enters through them.
If wider or unlevel cracks appear in your slab, you may be experiencing differential settling, which can be very dangerous if left unstabilized. These fissures should be inspected by a structural engineer or concrete repair specialist to determine the severity of the movement and the best solution.
Like thin slab cracks, vertically-oriented cracks in your concrete block wall are typically a sign of normal foundation settlement. They form as the concrete adjusts to the ground and the weight of your house after new construction. The prescribed wall repair typically only includes a polyurethane or epoxy sealant to keep water out.
Horizontal breaks in your crawlspace or basement walls form when the force from saturated clay soil outside pushes the wall inward. The hydrostatic pressure mounts to the point where a fissure forms, indicating a loss of structural integrity. The crack repair process for these breaks involves stabilization and a waterproof sealant.
Cracks can form in a step pattern along the contours of the concrete bricks in your foundation walls. These gaps appear when differential settling is occurring under your home, so they necessitate extensive stabilization. Underpinning, a form of concrete leveling, is the most effective method for repairing the damage indicated by stair-step cracks.
If you have a developing problem with hydrostatic pressure, you may notice inwardly bowing walls in the area under your home. This type of foundation movement typically precedes horizontal cracking, so it’s imperative that it be treated appropriately and as quickly as possible. Wall stabilization is the best option in most cases.
The absorbent clay soil in Middletown regularly holds moisture from the excessive rainfall against your home’s foundation. Exposure to runoff will eventually lead to water intrusion or moisture accumulation in your crawlspace or basement.
Liquid water tends to seep through breaks in your concrete or through gaps around basement windows. Symptoms include standing water, puddles on the floor, wet concrete, and water damage to construction materials.
Water vapor soaks through the pores in solid concrete and evaporates into the air, so the build-up of moisture is less apparent than that of water. You can often identify moisture issues by efflorescence on the concrete walls, mold growth, moldy odors, pest infestation, and noticeably damp air as you enter your crawlspace or basement.
The moisture and mold spores from under your house when you have a water or water vapor problem often move up into your living space in a process called the stack effect. As such, the effects can often indicate moisture issues below.
Humid air in your home naturally feels more extreme in temperature, so unusually hot or cold indoor air can signify a leaky foundation. You may compensate for those temperatures by turning up your heating or air conditioning, so utility bills that are higher than average are also symptoms of a moisture issue below your home.
You or your family members may experience allergy symptoms indoors in response to airborne mold spores, so sneezing, coughing, itchy eyes, and a runny nose can all point to a moisture issue under your house as well.
How to Find Signs of Foundation Damage In Middletown, Delaware?
Foundation problems generally get worse with time, as the concrete is under continuous stress from the structure above and the weight of the soil. Finding under-home issues and repairing them before they lead to structural damage is one of the best ways to minimize the adverse effects.
Below, we’ll detail a foundation inspection you can complete every few months to avoid untreated foundation problems.
Foundation movement and problems with water or moisture will regularly be evident on the concrete under your home or in your crawlspace or basement.
If you have a slab foundation or a finished basement, your examination will be limited to the visible strip of concrete on the outside of your home. Cracks near the corners are particularly problematic, especially if they span from one side to another.
If you have a crawlspace or unfinished basement, you’re more likely to find evidence of foundation damage on the inside walls or the concrete floor in the space beneath your home.
Look for cracks, efflorescence, evidence of mold, insect or rodent infestation, heavy or moist air, and any signs of water leaking into or accumulating in the area beneath your house.
Next, examine the walls and floors throughout your living area, as these will often shift in response to foundation movement. Look for sheetrock cracks, nail heads that are visible through the drywall, bowing walls, doors and windows that don’t seem to fit well in their frames, and bowing floors.
While you’re focusing on symptoms of foundation problems, check with your family members to confirm if they have experienced any unusual allergy symptoms inside the house.
You can also compare recent utility bills to previous charges to identify any increases which may have resulted from a moisture problem below.
Finish your examination outside, where additional signs of foundation movement, poor drainage, and expansive soil can identify problems or the potential for issues to develop. Look for cracks in the siding or chimney, chimneys pulling away from the structure, and sagging or wavy roofing. Soggy portions of your lawn during rainfall, an uneven yard, and crumbling or leaning retaining walls can all indicate an issue with the clay soil or drainage.
Cost of Basement Foundation Repair In Middletown, Delaware?
Foundation repair in Middletown can range from just a few hundred dollars to tens of thousands. Your repair estimate will depend on the type of damage and how much it has progressed. We’ll include some specific pricing for common repair solutions in Middletown below.
Crack repair is a simple and affordable solution for breaks in the concrete that are confirmed not to be structural. Most foundation contractors in Middletown charge between $250 and $750 for this slab or wall repair.
Wall anchors are generally the most effective option for correcting inward wall movement and maintaining plumb foundation walls going forward. Wall anchors cost around $1,000 each and total between $3,000 and $5,000 on average, depending on how many anchors you need.
Some foundation repair companies will offer to install carbon fiber strips as secondary support in place of wall anchors. These strips average just $2,500, but they’re often less permanent, so they include a less appealing warranty and provide less peace of mind.
Differential settling problems are best repaired with underpinning, which calls for the placement of push piers beneath your home to lift your foundation from the retracted soil and provide adequate and even support in the future. Underpinning typically costs between $5,000 and $20,000, depending on whether steel piers or helical piers are used and how many supports are required.
A basement waterproofing system is the most effective option for limiting the water and water vapor that enter your crawlspace or basement. Your system may include a French drain or other exterior drainage system, drain tiles, dehumidifiers, sump pumps, crawlspace encapsulation, crack repair, waterproof paint, vapor barriers, and more.
Homeowners in Middletown pay an average of approximately $5,500 for their basement system, but yours can fall anywhere between $2,000 and $10,000, depending on how comprehensive your setup needs to be.
