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. | January 27, 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. | January 24, 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. | January 21, 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. | Jan 27, 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. | Jan 24, 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. | Jan 21, 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
Atlanta, Georgia is an increasingly popular city to enjoy urban living, often cited as one of the fastest-growing metropolitan areas in the United States. While homeowners in and around Atlanta enjoy a tight-knit community in a big-city setting, they also have to contend with frequent foundation problems resulting from the soil and climate in northwest Georgia. In this article, we’ll discuss why foundation problems are so prevalent in the greater Atlanta area, the signs that your property may be experiencing these issues, and how you can minimize damages done to your property and the cost to repair them. We’ll also review the average pricing for typical foundation repairs in the Atlanta metro area. 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 Atlanta. Our pros have years of experience and are familiar with the nuances of Atlanta 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 why foundation problems are so prevalent in the greater Atlanta area, the signs that your property may be experiencing these issues, and how you can minimize damages done to your property and the cost to repair them. We’ll also review the average pricing for typical foundation repairs in the Atlanta metro area.
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: 01/29/2023
Location: Atlanta, GA
Description: The floors on the first floor of our remodeled house are wonky and uneven. Also the baseboards started pulling away from the walls in the summer. We would like to know what is causing this issue and how to fix it.
Date of Request: 01/28/2023
Location: Atlanta, GA
Description: Foundation not even. One part of the home appears to be sinking which is apparent from the second and third floors.
Date of Request: 01/28/2023
Location: Atlanta, GA
Description: The foundation concrete slab for a commercial warehouse has a 6.25 dip. There are cracks on the exterior of the building as well. Is this within your scope? If you have an email we can send you some initial plans of the building.
Date of Request: 01/25/2023
Location: Atlanta, GA
Description: In need of retaining wall repair at a residency in which my company recently performed work. Original restoration the incorrect motar was used. Have pictures of area if needed to provide full quote. Thanks
Date of Request: 01/22/2023
Location: Atlanta, GA
Description: I want to have someone take a look at our crawlspace where our house is sitting on bricks (potentially from when the house was built in 1930) to see if there are issues.
Date of Request: 01/20/2023
Location: Atlanta, GA
Description: Would like quote for someone to inspect 2 areas of floor sag in older home (71 years old) and structural support of these areas (easily accessible via walk-in crawl space). Thanks!
Does Foundation Movement Affect Atlanta, Georgia?
Northwest Georgia is a hotspot for foundation movement and associated damage. Under-home problems are a common occurrence for property owners in Atlanta, Marietta, Alpharetta, Roswell, Acworth, Athens, Decatur, and many other nearby cities.
What Causes Foundation Problems In Atlanta, Georgia?
There are several conditions present in Atlanta that create a high risk of foundation damage for homeowners. We’ll go over the typical underlying causes of problems below, as well as the damage they tend to bring about.
Georgia is well-known for its red clay soil, which is aptly named “Georgia red clay.” The earth has an abundance of clay particles in a higher ratio than normal to sand and silt. Clay soil creates a variety of problems for construction because of its absorbency and expansion when it gets wet. Clay soils are commonly referred to as “expansive” because they swell when they come in contact with water. As a result, the ground in Atlanta grows in volume during and following rainfall when runoff soaks into the earth. The swelling soil builds up hydrostatic pressure, which can put an incredible amount of stress on your home’s foundation. Hydrostatic pressure can eventually crack or even collapse foundation walls and destroy your concrete slab’s structural integrity. Equally as dangerous is when the clay soils in Atlanta lose moisture and, consequently, volume. Drying clay can pull away from your concrete and leave it suspended over small voids. If your house’s weight above becomes too much to support, the foundation cracks and sinks into the earth. Structural damage is inevitable when this process – called differential settling – occurs. Additionally, clay particles are tiny and can retain water more readily than soils with a lower ratio of clay to silt and sand. As such, the expansive soil in Atlanta captures runoff and forces it against your concrete, sometimes for days or even weeks at a time during frequent rainfall. The longer water interacts with your foundation, the more likely it is to seep inside. As a result, water intrusion and moisture accumulation are expected in crawlspaces and basements in Atlanta.
Clay soil can cause foundation damage in any area of the country, but the excessive rainfall in Atlanta means that the adverse effects of clay in the dirt are accelerated. Atlanta receives approximately 50 inches of rain every year, which is more than 50% higher than the national average. Above-average rainfall means that the issues brought about by expansive soil are made more of a threat. Specifically, the ground has a higher chance of expanding to its full volume more often, and the clay particles hold moisture against your porous concrete on a nearly constant basis, leaving your home prone to water intrusion. The average two days per week of rainfall all year in Atlanta also contribute to these problems.
Georgia’s location in the southeastern corner of the United States leaves the state prone to hurricanes and tropical storms, primarily between June and November. Although Atlanta is situated inland, the effects of these storms still have an impact on the city in the form of concentrated rainfall. The above-average amount of precipitation during hurricane season leaves home foundations at elevated risk of damage. Excessive runoff makes the issues with expansive soil more severe and can proliferate structural damage. It often causes flooding, which soaks into the clay soil, causing the earth to swell and leaving your concrete open to water intrusion and moisture issues.
Lastly, the bedrock under Atlanta is primarily limestone. Limestone offers adequate support for construction, but it’s prone to erosion when it comes in contact with groundwater or draining runoff. Underground erosion leads to a phenomenon known as karst, which is the formation of subterranean caves and channels. These voids created by water movement make sinkholes a prevalent problem in northwest Georgia. The bedrock supports the soil above it, which ultimately holds up your foundation. Erosion in the limestone can lead to weaknesses in the ground under your home, ultimately contributing to hazardous differential settling.
What Are The Signs of Basement Foundation Damage In Atlanta, Georgia?
There are a variety of symptoms that are common in Atlanta that can help identify foundation damage. Understanding what to look for to assess for problems under your home can help limit the extent of the damage and repair costs. We’ll break down the typical warning signs below and the likely cause of each.
Cement is a rigid material, so any ground movement or settling can create foundation cracks. The fissures typically indicate different causes depending on their location on your concrete.
Thin cracks in your crawlspace or basement floor typically form in the year or two after new construction in response to the concrete settling under the weight of your home. Provided they’re less than ⅛” wide and don’t become unlevel from side to side, they’re generally harmless. However, they should be sealed to keep water from trickling through them, especially in Atlanta, where water intrusion is a common problem. Wider floor cracks or those that have one side rising above the other are much more of a problem. They are a result of differential settling, and they can signify that structural damage has occurred.
Wall cracks that form in a vertical position are almost always from natural concrete settling. They don’t present any significant issue, with the exception of allowing liquid water or water vapor into your home. As such, most homeowners have them sealed with epoxy or polyurethane.
Horizontally-oriented wall cracks develop in response to hydrostatic pressure. This is a prevalent issue in Atlanta because of the red clay soil’s absorbency and expansive nature. These gaps usually indicate a loss of structural integrity and need to be addressed by a foundation repair contractor immediately.
This last type of crack forms in the shape of a staircase on your concrete block wall and is the most hazardous. These fissures indicate differential settling from karst or drying clay soil, and they signify structural damage. They can lead to foundation failure, so they require stabilization as quickly as possible.
Some homeowners in Atlanta are lucky enough to find evidence of excessive hydrostatic pressure on their foundation walls before it results in horizontal cracking. The cement can flex slightly before a fissure forms, so bowing walls are an indication that your foundation’s integrity is about to be compromised by the stress of the clay soil.
Lastly, water problems and moisture build-up are widespread in Atlanta due to the expansive soil and above-average, frequent rainfall. Unfortunately, many homeowners in the area find evidence of liquid water and water vapor in their crawlspaces and basements. Liquid water typically enters through foundation cracks. You may notice water leaking through fissures in your concrete, wet areas of cement, water pooling under your home, or water damage to sheetrock, insulation, or studs if you have a finished basement. Water vapor usually invades your crawlspace or basement through the pores in the concrete and evaporates into the air. As such, it can be more challenging to identify. Common signs of moisture build-up under your home include mold growth on the walls, musty smells, and heavy or damp air. You might notice efflorescence as well, which is a build-up of minerals left behind on your basement walls after the water evaporates into the air. Lastly, insects and rodents are attracted to humidity, so a pest infestation in the space beneath your house can point to a moisture problem. Moist air and mold spores can seep up into your living area from your crawlspace or basement. Mold spores can cause unseasonal allergic reactions in your or your family members. Itchy eyes and sneezing can indicate moisture issues. Additionally, the temperature of humid air feels more extreme, so utility bills that are more expensive than usual can suggest that moist air is moving from under your house to your living area.
How to Find Signs of Foundation Damage In Atlanta, Georgia?
Foundations are under immense stress at all times, so even the smallest damages can worsen over time and turn into structural problems and very costly repairs. As such, identifying issues early can help minimize repair costs and damages to your home. Below, we’ll detail a foundation inspection that you can carry out every three to four months to keep an eye out for early warning signs of foundation problems.
Start your inspection in your crawlspace or basement if you have access to the area under your home. Look for developing or worsening cracks, and keep a log of any damages you identify to compare during future inspections. Report any horizontal, step-shaped, or wide or uneven floor cracks to a foundation repair company immediately. Additionally, keep an eye out for mold or mildew, efflorescence, pest infestations, damp air, musty odors, and any signs of water damage or water accumulation. Regardless of the style of foundation you have, head outside next and check the concrete visible above the earth’s surface. Look for cracks here as well, which can occur with any underlying cause but specifically from differential settling.
After you’ve thoroughly examined your foundation, head inside and look for symptoms of foundation movement there. The studs and floor joists behind your walls and flooring can shift, warp, or bow if your foundation moves, so look for cracks in the sheetrock, multiple windows and doors that get stuck, sloping or sagging flooring, and nails popping out of the drywall. Gradually increasing or high seasonal utility bills may go unnoticed, so take some time during your inspection to review your charges and make sure they haven’t increased unexpectedly.
Lastly, review the outside of your house for warning signs of foundation damage. These include cracked siding, chimneys separating from your house, and wavy or sagging rooflines. Your landscaping can help identify if your particular property suffers from highly expansive soil or inadequate drainage. Look for pots in your lawn, cracked dirt following dry spells, soggy sections of your yard after rainfall or flooding, and a crevice between your foundation and the earth. Report any changes or signs of damage to a foundation repair expert. Many will provide a free inspection to conclude if your findings indicate a severe problem.
Cost of Basement Foundation Repair In Atlanta, Georgia?
Atlanta foundation repair services cost an average of around $5,500, but the total price for your repair may be significantly lower or higher. We’ll break down the typical pricing for the most common repairs in the area below.
Thin foundation cracks that don’t indicate structural damage can generally be sealed for between $300 and $800. Very long gaps or those more than ⅛” wide may cost slightly more than $1,000.
Bowing walls and horizontal cracks can be fixed either with earth anchors or carbon fiber supports. Earth anchors cost between $3,000 and $5,000 on average. However, the price can be significantly higher if you have landscaping features like patios or driveways that make the excavation process more involved. Carbon fiber strips cost an average of $2,000, so they are often a more appealing option. However, they’re not as reliable as earth anchors. As such, they usually come with a less enticing warranty and provide less peace of mind.
Differential settling problems and the associated damages – including stair-step cracks and wide or uneven floor cracks – are best solved with underpinning. The process involves placing push piers as additional supports under your foundation. Steel piers and helical piers are the most common options, usually costing $5,000 and $15,000, respectively. Your price can reach over $20,000, depending on how many supports you need. Your concrete leveling project may require sinkhole repair, which can be very costly at over $30,000, depending on the severity and depth.
Basement waterproofing systems are the best and most permanent option for solving water intrusion and moisture problems under your house. A comprehensive basement system typically involves the use of French drains, sump pumps, vapor barriers, dehumidifiers, and crawlspace encapsulation. The average price for this basement or crawlspace repair is around $5,500. However, your system can range from $2,000 to over $10,000, depending on how extensive your issue is. Your protection from water and moisture is only as reliable as the waterproofing company you choose, so it’s best to select one with years of experience and knowledge of the different solutions.
