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 30, 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 27, 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 24, 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 30, 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 27, 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 24, 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
Residents of Athens, Georgia enjoy a warm, subtropical climate, relatively mild winters, easy access to larger cities like Atlanta and Augusta, and picturesque views of the neighboring Blue Ridge Mountains. Unfortunately, homeowners in the city and surrounding area experience property damage at an alarming rate because of the high risk of foundation issues.
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 Athens. Our pros have years of experience and are familiar with the nuances of Athens 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 foundations are so problematic in Athens, the typical symptoms that develop throughout afflicted homes in the region, and how you can reduce the likelihood of structural damage to your house. We’ll also provide average prices for the common foundation solutions in and around Athens, GA.
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: 06/01/2023
Location: Athens, GA
Description: Foundation estimate for repar for a home that was built in 1892. Price and How long it will take? I look forward to speaking to someone. Thanks much!
Date of Request: 05/31/2023
Location: Athens, GA
Description: I need an inspection of the foundation on this house. There are cracks developing in the walls especially around some of the door frames.
Date of Request: 05/31/2023
Location: Athens, GA
Description: I have some settling in my foundation - it has been evident for several years - want to stablize and correct some of it if possible.
Date of Request: 05/28/2023
Location: Athens, GA
Description: drywall is cracking, doors are sticking, and a crack has appeared in the grout on an upstairs tile floor
Date of Request: 05/25/2023
Location: Athens, GA
Description: We have a 100 year old house which we had renovated about 11 years ago. During this time, the bathroom floor required jacking up every 2-3 years. At the time, the builder had put in heavy tiles which is probably causing the problem and thus allowing shower stall door and cabinet drawers getting jammed or too loose. We have put concrete and even a new beam a few years back. I went underneath and see no moisture. If you have any crawl space workers for contract in Athens area, Iwould like for them to contact us. Thank you
Date of Request: 05/23/2023
Location: Athens, GA
Description: Two rooms balanced out that have shifted off Foundation.
Does Foundation Movement Affect Athens, Georgia?
Foundation movement is a widespread issue throughout Georgia. Homes in Athens, Augusta, Atlanta, Watkins, Augusta, Alpharetta, Marietta, Macon, and other cities close by are prone to this issue, which can develop into costly structural damage over time.
What Causes Foundation Problems In Athens, Georgia?
Athens foundation problems are prevalent primarily because of the soil composition and several climatic factors at play in Georgia. Below, we’ll discuss these underlying causes and the effects they can have on your home’s foundation.
Your foundation relies on the soil for stability and support, so it’s one of the most common causes of foundation damage throughout the United States. It’s a particular issue in Georgia, which has an unusual concentration of clay in the soil. Georgia red clay is notorious for causing damage to foundations for three main reasons.
The red clay soil has the ability to swell significantly when it gets wet. This is, in part, due to the small clay particles forming gaps between them that soak up abundant moisture via capillary action. As the ground swells, the dirt places intense hydrostatic pressure on your concrete walls and slab. If the soil swells enough, it can force your foundation to bow inward and crack. The resulting structural damage is a widespread problem in Athens.
Georgia’s clay-rich soil also contracts significantly when it dries, meaning it shrinks away from your foundation and causes natural settlement. However, the ground regularly dries evenly under your entire foundation, so certain areas can lose support and sink more quickly than others.
This uneven downward movement is called differential settling, and it can very easily compromise your foundation’s strength and structural integrity.
The final issue with expansive clay soil is its ability to retain water. Clay particles are smaller than silt and sand particles, so they keep water trapped in the spaces between them for prolonged periods. Runoff that soaks into the ground drains very slowly, leaving your foundation exposed to moisture.
Problems with water and water vapor are, unfortunately, prevalent in homes in Athens as a result.
Athens receives nearly 49 inches of rain each year, which is more than 150% of the national average. Additionally, precipitation events remain very frequent throughout all seasons. The above-average and consistent rainfall all year continuously wets the ground, leaving the absorbent clay soil saturated for weeks or months at a time.
The regular and abundant precipitation means that the hydrostatic pressure on your foundation will be high for extended periods, as large volumes of water soak into the ground, replenishing any moisture that may have drained or evaporated.
The consistently moist soil also promotes water and humidity issues in your house, as long exposure times to water promote leaking through small fissures or pores in the concrete.
A subtropical climate in the United States often comes with severe weather from tropical storms and hurricanes, and Athens is no exception. Although the city is located inland, residents experience spikes of precipitation and severe weather during hurricane season from June to November.
The increase in rainfall contributes to the issues with expansive soil, increasing the risk of damage from hydrostatic pressure and the potential for leaking beneath your house.
Finally, much of Georgia is situated on limestone bedrock. Limestone is problematic because it deteriorates when it’s exposed to water. Groundwater and the abundant runoff that eventually drains into the ground in Athens can both contribute to the gradual dissolving of the bedrock. The result is referred to as a karst landscape, characterized by developing and collapsing voids underground.
Sinkholes and land subsidence are both issues in Georgia, and the karst in the area is the leading cause of these instabilities.
Sinkholes can be dangerous if they develop beneath or around your home, as they contribute to differential settling of the concrete and resulting structural damage.
What Are The Signs of Basement Foundation Damage In Athens, Georgia?
Foundation damage varies from structure to structure and based on the underlying cause, so you may notice many different symptoms throughout your home. We’ll discuss the most common signs of a foundation problem below.
The concrete under most homes will crack at some point after new construction, usually within the first few years as it settles into the earth. However, not all cracks are harmless, and some can indicate immense structural damage and instability. Below are the typical types of fissures you’ll find, along with their likely cause.
Whether they serve as a standalone foundation or the floor of your crawlspace or basement, concrete slabs are prone to cracking as they settle under your home after new construction. The result of minimal, healthy slab movement is typically a series of hairline cracks on the surface. Settling cracks on the slab surface are thin and level, and the only problem they typically cause is water intrusion. As such, a sealant should be applied to these gaps.
If the fissures on your slab widen or have one side sinking below the other, differential settling is more likely to be the culprit. This type of foundation crack requires structural stabilization in most cases.
Vertical cracks on the exterior of your slab or the interior of your concrete block wall result from normal settling most of the time. Due to the risk of water intrusion and moisture accumulation in Georgia, most Athens homeowners have a foundation repair contractor seal these gaps with epoxy or polyurethane.
Horizontal wall cracks can appear on your crawlspace or basement if you have issues with hydrostatic pressure from the surrounding soil. This is a widespread problem plaguing many homes throughout Athens because of the high clay content in the ground.
If you find these cracks, you’ll likely need wall stabilization to restore your foundation’s structural integrity and crack repair to avoid a wet basement.
Cracks in the shape of stair steps on your crawlspace or basement walls develop most often from differential settlement of the soil under your home. The lower portion of the wall is likely sinking along with a section of your slab, so concrete leveling and structural repair are required. These gaps are generally the most expensive to repair.
When the hydrostatic pressure on the outside of your foundation increases from the expanding soil, your foundation walls can bow inward slightly. This inward movement signifies that a horizontal crack will form at some point in the future, so it should be addressed as quickly as possible.
Any movement of your concrete walls can trigger the bowing or warping of the building materials above. You may notice changes to the sheetrock throughout your living space, including cracking, leaning, and bulging.
Water and moisture problems abound in Athens and the surrounding areas because of the above-average rainfall and highly expansive soil. There are various symptoms you might notice throughout your home if you have a leaking foundation below.
Standing water, puddles, wet spots on the concrete, visible water, moist or heavy air, mold growth, musty smells, pest infestation, and efflorescence on the concrete walls all signify a water issue under your home.
Many homeowners who have high humidity or liquid water in their crawlspace or basement also find that the humidity in their living area increases. Uncomfortably hot or cold air or increases in utility bills all point to under-home water or water vapor problems.
Lastly, mold spores that grow in humid spaces beneath your first floor can seep upstairs and cause allergic reactions. As such, you may have a water issue if you experience indoor allergy symptoms.
How to Find Signs of Foundation Damage In Athens, Georgia?
Identifying foundation damage shortly after it appears in your home can potentially save you thousands or even tens of thousands of dollars in home improvement costs if you can repair it before it becomes severe. Below, we’ll outline a foundation inspection you can complete in your house that will help uncover symptoms that may otherwise go unnoticed.
Depending on where the issue occurs, you might find symptoms of foundation problems on the concrete under your house. Look for cracks developing on the visible portion of the foundation outside your home, as well as on the interior walls if you have access to them. It’s best to measure the width and length and keep an ongoing log of the measurements to identify changes over time.
If you have a finished basement, pay attention for moldy odors, damp air, and any signs of insects living in the area. If your under-home area is unfinished, look for mold and efflorescence on the foundation walls and wet spots or water puddling throughout the space.
Next, walk through your house and inspect the walls and flooring for changes that occur in response to foundation movement.
These include leaning or bulging walls, nail heads pushing through your drywall, cracks developing or spreading on your sheetrock, multiple doors and windows becoming challenging to open or close, and damaged, uneven, or sloping floors.
Complete your home examination outside by looking at your home’s exterior. Fissures in the siding, a leaning or crumbling chimney, and bowing or sagging roofing can all signify damage to the concrete base below.
You can also walk your property to look for symptoms of dangerously expansive soil or inadequate drainage that may affect your foundation over time.
These include puddles developing on the surface of your lawn during rainfall, sinking or uneven sections of the yard from differential settlement, and leaning or damage retaining walls.
Cost of Basement Foundation Repair In Athens, Georgia?
Foundation repair services in Athens can be challenging to estimate because issues can range from minimal water or moisture problems to large-scale structural damage.
The average cost for foundation solutions in the area is $5,500, but we’ll include some more specific pricing for typical repair projects below.
Hairline slab and vertical wall cracks generally just need a sealant to prevent water and moisture from entering through them. You can expect to pay a foundation repair expert between $300 and $800 for this straightforward slab or wall repair.
Damage resulting from excessive hydrostatic pressure outside your house is best remedied with wall anchors and an exterior drainage system.
Wall anchors cost an average of $4,000 per wall, and you’ll likely pay an additional $2,500 or so for a French drain to prevent ongoing issues with saturated and expanding soil. As such, your total for this concrete repair will often be around $6,500 in total.
Differential settling often requires a rather invasive technique called underpinning, which calls for excavation under your foundation and the installation of push piers as supports.
Your cost will depend primarily on the number of pilings you need and the type used. Steel piers average around $7,500, while helical piers typically cost $12,500. Your total can be as expensive as $20,000.
Mudjacking and foam jacking are additional concrete lifting techniques most often reserved for non-load-bearing slabs, such as garage floors, patios, and driveways. These are more affordable than underpinning at an average of $2,000 and $8,000, respectively, but they’re not ideal for structural portions of concrete and don’t constitute a permanent solution. As such, the warranty included is less appealing than that of underpinning.
Basement waterproofing systems are the most popular and most effective solution for ongoing or pervasive water intrusion or under-home moisture issues. Your system’s cost can vary from approximately $2,000 to $10,000, depending on what equipment is included. These setups commonly include an exterior drainage system, gutters, downspouts, soil grading, sump pump installation, dehumidifiers, crawlspace encapsulation, floor drains, vapor barriers, and more.
If your waterproofing solutions also need to include mold remediation or fixing or cleaning up water damage to building material, you may pay up to around $15,000, depending on the size of your home and the extent of the damage.
