Expert Foundation Repair Services In Milton, FL

The short answer is yes. Milton is located on the Blackwater River close to Big Coldwater Creek and the Yellow River. The beach is only about 20 miles away. Because of its proximity to so much water, flooding may occur year-round here in Milton, throughout Santa Rosa County, and Florida. Milton is historically known to be potentially susceptible to unique flood-related dangers. Eventually, that water will have a massive impact on foundations. The temperatures vary from 44 degrees (F) to 91 degrees (F) with scorching summers. We see a lot of rain and heavy clouds. These weather-related issues will eventually cause foundation changes and the soil beneath it. Surrounding cities such as Bagdad report similar foundation issues.

Besides being so close to so much water, Milton is historically known for being hot and muggy. A climate survey reports the town as 98% muggy with 5.8 precipitation in the hottest months. This means foundation issues all over the town. What are the primary culprits?

Moisture

Milton’s historically muggy weather, high chance of flooding events, and temperature scale can all be harmful to a concrete foundation. A large part of Milton is in a 100-year flood zone. Soil swelling is caused by extreme wet conditions. This moisture seeps and accumulates under the house’s foundation. The standing water is the culprit of many problems, including cracking the foundation itself. Water creates mud, and both will push on the foundation forming vulnerable areas. Water is heavier than most people believe and can do significant damage.

Improper Construction and Soil Preparation

Milton is growing. In 2011, the population was about 9,000 citizens, compared to 2019 when the census counted a little over 10,000 residents. Construction is moving fast. This means there may be more mistakes during construction. Examples include too high or premature backfill, uneven slabs, curing the concrete too quickly, and voids in the concrete. Correcting issues caused by these early mistakes can be costly. Furthermore, many homeowners are unaware that soil must be tested and compacted adequately before construction begins. Without proper preparations and knowledge of these preparations, home and business owners are in for future headaches and unexpected high costs.

Roots of Trees and Bushes

Builders need to note when pouring the foundation where small trees and saplings are growing. More giant trees native to the area will produce roots that will apply pressure on adjoining foundation walls. In time, they can move entire walls. If you note such historic structures, such as St. Mary’s Episcopal Church and Rectory, you can see part of the historic preservation almost always includes the foundation and walls.

Much of Milton’s soil is loam, and loam is an excellent resource for plants and foliage growth. This means that plants, shrubs, and trees will flourish. While it can make for a beautiful environment, the roots of these plants present an “undercover” danger to a foundation.

Gutter and Downspout Issues

With Milton’s high percentage of summer rain, sturdy and functional gutters and downspout are vital. They push rain away from the foundation, but with Milton being a historic town, gutter and downspouts get rusty, detach, and fall with time. Once this happens, that water flows into basements and foundations.

Soil Swelling

One of the most common causes of foundation problems in the Milton area is soil swelling. Due to changes to the earth caused by farming and forestation, soil can change under a foundation, which causes shifting, cracking, and heaving. Milton’s soil classifications range from sandy loam (well-drained) to fine loamy sand (somewhat poorly-drained). The soil must be considered when designing the foundation. Mainly associated with fine-grained soils, swelling damages can be costly to repair. It’s estimated that shrinking and swelling soil issues cause approximately $2.3 billion in damages annually in the U.S.

Soil Shrinkage

Milton is the county seat in Santa Rosa County, a county known for a variance in soil. Soil shrinkage can occur across the county in various areas. Summers without rain can lead the sandier grounds to dry out. Dry soil causes foundation cracks by creating pockets of air and gaps. The heavy rains we also experience will fill and rinse away most dry dirt, resulting in an unsupported foundation.

Some signs of foundation damage aren’t as apparent as others. Sometimes it is something subtle, like a strange odor and lingering humidity. Other symptoms are not hard to miss: sagging floors, cracked walls, doors that are difficult to shut. It’s essential to take action to stop the problems before they become out of hand. Here are the most common signs to look for:

Sticking Doors and Gaping Windows

A sloping foundation affects the flooring, causing it to slope as well. This means walls also slope. A sign of foundation shift is doors not closing correctly or moving on their own. Look for windows with a small gap at the top or bottom. Both are signs of a settling foundation.

Weird Odors and Lingering Humidity

Weird odors can be difficult to detect immediately, particularly odors from between the flooring and foundation. These odors are caused by moisture under the house. Excess humidity in Florida makes this a severe issue. A cellar or sub-floor location that stays humid indicates you most likely have a problem starting. A night out with friends at Blackwater Bistro can be ruined by coming home to weird odors and lingering smells.

Cracks in Walls and Floors

As the foundation shifts, pressure is put on the walls and floors. It causes cracks in the walls. Some will be tiny, others may be obvious. Cracks also show across the slab. These cracks are signs of a foundation in trouble. The soil underneath could be swelling; the rising of soil means the rising of the foundation.

Tilting Chimney

A chimney must have support from the ground up, no matter how high. If one side of your house settles into the ground, the chimney’s support system is compromised. The chimney can begin to lean one way or another or even completely separate from the house. A chimney not adequately supported is a dangerous thing, causing fire quite quickly. A tilting chimney can easily fall, it does not direct smoke and fire correctly, and the entire structure of the chimney can be compromised by just a few centimeters.

Wet Crawlspace

A great example of moisture leaking is a damp or wet crawlspace, if you’re lucky enough to have an under-home area in Florida. The wetness can be in the foundation and even the walls. Humidity, like we see in Milton, can account for some moisture, but it should create a wet crawlspace. Puddles and pools of standing water are an obvious sign that the foundation needs to be repaired quickly.

To professionally judge the sturdiness of homes, buildings, and other constructions, a structural engineer like ours should be contacted. They conduct very thorough inspections that reveal every structural problem in a home’s foundation. It is recommended our structural engineers be contacted to inspect a home when you’re about to sell your home, buy a home, or you want to take on a big renovation project.

There are many benefits to hiring our structural engineers. However, you don’t need a structural engineering statement to repair minor foundation issues. Seek out our structural engineers when buying new property, especially in a historic district like Milton, or when you take on a big, complicated job.

Numerous factors figure into foundation repair prices in Milton. The biggest considerations are the size of the house and the extent of the damage. As an example, a small crack in a wall will be a lot less expensive than a complete redistribution of soil under and around the house or building.

The average cost of basement foundation repair in Milton is approximately $4,500. Small jobs such as minor cracks and fissures are around $400, while big projects like major renovations run closer to $19,700.

Minor damage caused by expansive soil movement can usually be repaired for less than $6,500. Major damage can cost $30,000 to $50,000 and occasionally up to $100,000 or more to repair depending on the size and age of your home.

The soil under any foundation anywhere has an effect on the foundation. Everything from the pH of the soil to its composition to how it’s treated before construction has a major impact on the foundation. It’s very important to start with a soil test if you’re just building a home or business or purchasing property unfamiliar to you.

The soil in Milton can expand and contract due to the loam and sand content. Santa Rosa County soil varies in loam, sand, and slopes, all of which affect both drainage and swelling.

The soil here has various types of loam, which can cause a variety of problems for a structure’s foundation. Some parts of Milton are notorious for problematic soil issues while others require little preparation at all.

Loamy soil in Milton means a high chance of structural damage. Loam soil is composed of almost equal amounts of silt and sand. A less amount of clay is in loam. While loam soil is perfect for plant growth, it is also dangerous for foundations, because the home is not sturdy.

Expandable soil causes a big problem in Milton foundations. Consider how damage is created as soils expand and heave when exposed to moisture, then shrink, settle, and shift when dry. It’s an unavoidable problem in many areas of Milton. Fortunately, many advancements have been made in foundation engineering in the last 20 years, and several foundation systems have been developed to withstand the specific issues expandable soil produces.

Usually, concrete pillars are set into bedrock. Concrete beams then are placed atop the pillars. A thick cardboard spacer is usually placed under the beams so the spacer will be crushed, leaving the floor intact if the soil heaves. The walls, specifically in finished basements, will be separated from the concrete slab by 2’ to 4′. There will be minor spikes used to absorb shock, which take on much of the problems caused by shifting foundations.