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
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Marietta, Georgia is an increasingly popular city for its extensive history, access to beautiful nature, a close-knit community, and close proximity to downtown Atlanta. Homeownership in Marietta comes with its downsides as well, not the least of which is that home foundations are at severe risk of damage due to the geology and several weather-related factors.
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 Marietta. Our pros have years of experience and are familiar with the nuances of Marietta 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 get into the specific reasons why foundation damage is so prevalent in the Marietta area, the warning signs that your property may be suffering from these underlying problems, and the best way to avoid severe property damage.
We’ll also include some average pricing information for typical foundation repairs in Marietta and the surrounding 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: 06/01/2023
Location: Marietta, GA
Description: We need someone to evaluate if we have potential foundation issues. We have noticed large cracks in our brick home on either side and want to have it evaluated.
Date of Request: 05/31/2023
Location: Marietta, GA
Description: I am a GC and I am putting a quote together for a customer for a contemporary house in Grantville, GA. Main level is 1674 sq ft, patio is 1900 sq ft and garage is 800 sq ft. Is this something you guys want to quote? Thanks
Date of Request: 05/31/2023
Location: Marietta, GA
Description: I'm looking to have two inspections done 1. foundation inspection and PE stamped certification 2. framing/roof inspection and PE stamped certification
Date of Request: 05/28/2023
Location: Marietta, GA
Description: One corner of my sunroom may have slightly settled. It is supported by a metal pole. Sunroom space is accessible from below. You can walk below it. I would like someone to take a look and provide quote if it is a settlement issue.
Date of Request: 05/25/2023
Location: Marietta, GA
Description: Purchasing a home and saw some exterior repair to a fault line in the brick. We would like to know how much it would cost for an expert to look at the issue to determine if it should be a concern.
Date of Request: 05/23/2023
Location: Marietta, GA
Description: I have a corner of my sunroom tha has sun abt 1.5-2 below where it was originally - I need to know if it can be raised back up or leveled from the surface of the concrete slab that of course is tiled as part of the sunroom
Does Foundation Movement Affect Marietta, Georgia?
Unfortunately, foundation movement and the many related issues it brings are widespread in Northern Georgia. Residents in Marietta, Atlanta, Acworth, Alpharetta, Kennesaw, and many cities in the surrounding area are likely to experience foundation damage and the high cost of the associated repairs at some point during their homeownership.
What Causes Foundation Problems In Marietta, Georgia?
Several things contribute to the frequency of foundation issues in Marietta. We’ll discuss each of these in-depth below, as well as the likely culprit of each.
“Georgia red clay” is the name given to the predominant soil in Georgia, which is characterized by an abundance of clay and a comparatively small concentration of silt and sand particles. The ground in Georgia may be ideal for agriculture, but it creates a wide array of problems for home foundations built on top of it.
The first issue with the soil is that it expands when it gets wet. Clay particles are tiny, and the voids between them leave plenty of room for water absorption.
When the earth around your Marietta home gets saturated with runoff, the soil swells and places lateral pressure on your concrete block walls and upward pressure on your slab. The stress can become too intense for the concrete to withstand, resulting in the formation of large cracks and structural damage.
The clay-rich soil also shrinks when it dries, sometimes causing the earth to pull away from your foundation. This type of movement occurs under all foundations, but it’s more intense and rapid in Marietta because of the abundance of clay. If the drainage on your property is at all uneven, differential settling can occur.
Uneven settling can cause areas of your foundation to sink further into the ground than the rest of your home. Concrete can flex slightly with changes in pressure, but eventually, your slab will crack, and your home’s structural integrity will be compromised.
The last issue is caused by Marietta’s clay soil ability to retain water for long periods. Runoff can be forced against the concrete for many days following precipitation, which leaves your home prone to water damage and moisture build-up, both of which can be damaging to your crawlspace, basement, and living area.
Marietta receives nearly 50 inches of rain each year, about 50% higher than the national average. The above-average rainfall makes the problems with Georgia’s expansive soil significantly more dangerous. The ground gets saturated more frequently, causing the earth to swell and place excessive pressure on the concrete beneath your house.
Additionally, the abundant runoff increases the risk of water and moisture problems.
To make matters worse, the rainfall in Marietta occurs regularly, averaging about two days per week for the entire year. The soil can only swell so much in response to precipitation, but the constant rainfall does contribute to water intrusion and humidity accumulation under your home.
Marietta is located inland, but residents still see the effects of hurricanes and tropical storms during hurricane season, which lasts from around June to November. The rainfall during these months is a bit higher in frequency and volume than the rest of the year.
The more concentrated precipitation leaves Marietta and the neighboring cities at greater risk of flash floods, primarily because the significant runoff drains very slowly through the dense clay soil.
Flooding not only contributes to ground swelling and excessive hydrostatic pressure on your concrete, but it also increases the chances of water or water vapor entering your home and causing damage.
Lastly, much of Georgia is underlain by limestone bedrock. Limestone is problematic as a support for your home’s foundation because it dissolves in the presence of water. Runoff and groundwater can erode the bedrock over time, leaving empty caverns and waterways in the wake of draining water. This underground erosion is referred to as karst, and it can contribute to differential settling.
The compacted soil above the voids in the bedrock can collapse, creating instability in the ground that eventually affects the surface in the form of sinkholes. If the karst is situated under or near your home, your foundation can lose support from the earth below and settle further into the ground. This often results in a loss of structural integrity and requires significant stabilization.
What Are The Signs of Basement Foundation Damage In Marietta, Georgia?
Despite the massive damages foundation problems can create, it isn’t always obvious when you’re experiencing one of the issues we discussed above. Below, we’ll go over the most common signs of a foundation problem so that you’ll be better equipped to identify when your home is at risk.
Cracks in your foundation are typically the symptom most readily recognized by homeowners. However, not all cracks indicate dangerous foundation movement. The location and size of the gap can help you determine the level of danger and the underlying cause.
Cracks in your slab or crawlspace or basement floor generally indicate one of two things: natural settling or differential settling.
Narrow, level fissures developing in a web pattern are typically harmless. They form in the first few years following new home construction as your concrete adjusts to the earth and the weight of your structure. The best course of action is to have them sealed by a concrete repair specialist, but no structural repair is typically required.
Wider cracks or those that are uneven across the fissure are more dangerous, as they suggest that your home is being affected by differential settling. These gaps often necessitate structural repair.
Cracks that form in a vertical orientation on the exterior of your slab or the interior of your crawlspace or basement walls are typically a sign of natural settling of the concrete. These are similar to thin floor gaps in that they don’t represent structural problems, but they should be sealed to prevent moisture and water from seeping through them.
Wall cracks that appear in a horizontal position on your foundation walls occur when the hydrostatic pressure from Marietta’s expansive soil forces the concrete inward.
The stress typically starts with bowing walls that eventually give way, creating a fissure indicative of structural damage. These cracks usually need stabilization as well as sealing.
Foundation cracks can also form in a step pattern following the mortar joints between the concrete blocks. These signify differential settling and a portion of your foundation sinking more rapidly into the ground than the rest. Unfortunately, these cracks are prevalent in Marietta because of the risk of sinkholes and shrinking soil.
Homes with stair-step cracks are typically structurally compromised, so extensive and costly stabilization is necessary.
Lastly, the clay-rich soil and above-average rainfall in Marietta make water intrusion and moisture accumulation significant and often recurring problems for homeowners.
Liquid water can trickle through foundation cracks in the slab or concrete walls.
Most people experiencing this problem find standing water under their house, wet concrete, puddles on the floor, or water damage, including wood rot and sagging insulation.
Water vapor can build up in your crawlspace or basement if runoff wicks through the pores in your concrete and evaporates into the air. Efflorescence on the walls is a clear indication of water vapor under your home, as it’s an accumulation of minerals left behind from evaporating runoff. You may also notice damp air, mold growth, musty odors, pest infestation, and extreme temperatures beneath your house.
Water issues in your crawlspace or basement or between your slab and your first floor can sometimes be identified from your living space. Moist air moving up into your home can feel uncomfortably cold or hot, and you may find higher-than-average heating or cooling bills as a result.
Mold spores can seep into your living area as well, often causing allergy-like symptoms. As such, unseasonal allergies could be a sign of improper drainage on your property.
How to Find Signs of Foundation Damage In Marietta, Georgia?
All homeowners in Marietta should be able to identify signs of foundation issues, as doing so early can help limit the damage they cause to your property and keep repair costs down. Below, we’ll detail an inspection you can carry out every three or four months to monitor changes under your home and detect foundation problems as quickly as possible.
The first step of your inspection will be to examine the concrete under your home thoroughly for cracks. You can do this outside if you have a slab foundation or under your home if you have a crawlspace or basement.
Locate and measure the gaps, and mark them with a pencil or keep a separate report with this information. Compare during your following inspection to ensure the fissures aren’t worsening.
If you’re able to enter the space under your house, you can also look for inward bowing of the foundation walls, efflorescence, mold growth, visible water or wet areas of the concrete, pest infestation, and any signs of water damage to building materials like insulation and sheetrock.
We recommend reporting any new or developing problems to a foundation repair expert or structural engineer immediately for professional guidance.
You can continue looking for signs of foundation damage inside your home. The framing behind the walls depends on your foundation for stability, so cracks in the drywall, shifting door or window frames that make opening or closing challenging, buckling or sagging flooring, and any irregularities with your walls can all be signs of hazardous foundation movement.
It’s a good idea to review your heating and cooling bills for unexpected changes and ask others living in your home if they have experienced abnormal allergy symptoms.
Lastly, look for symptoms of foundation or drainage issues outside your house. Cracks in stucco, brick, or stone siding can suggest differential settling problems on your property.
Similarly, sagging roofing can occur over areas of your concrete that are sinking more rapidly than others. Your chimney might crack or lean away from your house if the foundation below leaves it without the level support it needs.
We also recommend you inspect your yard for signs of inadequate drainage or swelling soil. These include puddles on the lawn after rainfall or flooding and leaning retaining walls. An uneven yard or significant dips can be a sign of karst below, which can adversely affect your foundation.
Cost of Basement Foundation Repair In Marietta, Georgia?
Foundation repair services cost most Marietta homeowners an average of $5,500, but you may find yourself paying significantly less or more than double that for particular repairs. We’ll break down the typical foundation solutions below to give you a better idea of what you can expect to pay for your home improvement.
Sealing settling cracks is often the most affordable repair. Foundation repair contractors in Marietta usually charge between $250 and $750 for an epoxy or polyurethane application.
Hydrostatic pressure issues require restoration of the wall’s integrity and stabilization to resist future stresses from the soil. The best solution to bring your wall back to its original position and hold it there long-term is the installation of earth anchors.
Earth anchors cost around $1,000 for a total price of approximately $3,000-5,000. Your cost will depend on the size of the wall, how extensive the movement is, and whether the job includes a warranty.
Differential settling and the resulting damages require stabilization from underneath. Underpinning is usually the most effective solution, as it distributes your home’s weight to soil that is less likely to shrink and swell like the surface soil in Marietta.
Helical piers are typically better than steel piers in Northern Georgia because they don’t rely on the easily-compromised limestone bedrock for support. Helical pilings cost around $3,000 each, making the average total price somewhere between $10,000 and $20,000.
Your cost may be significantly higher if large sinkholes also need to be filled and repaired.
Water intrusion and moisture accumulation are both widespread problems in Marietta because of the expansive soil and heavy, frequent rainfall. A basement waterproofing system is typically the best option for reducing the chance of water or water vapor entering your home.
A foundation repair company will be able to customize a basement system for your property for around $5,500, on average. Your cost for waterproofing services may fall anywhere between $2,500 and $10,000, depending on what methods need to be employed.
The different system pieces include sump pumps, French drains, dehumidifiers, vapor barriers, crawlspace encapsulation, waterproof paint, crack sealing, interior drainage systems, gutters, leaders, and proper soil gradation.
Although more affordable solutions may seem more appealing, choosing a contractor with years of experience and positive testimonials is your best option, as your waterproofing setup will only be as effective if the job is done properly.
