Expert Foundation Repair Services In New Orleans, LA

Almost anyone would love to visit New Orleans. It is like one big party all year round with jazz music and Creole cooking, let alone having some great sports teams. It’s colorful, exotic, and inspiring. But what about those of us who choose to live here? There are some gorgeous old homes and quaint cottages with so much appeal, making it a wonderful place to live.

New Orleans neighborhoods each tend to differ by their age and culture. It should be noted that there are a variety of local historic districts each with its own style and characteristics. Any renovations to older homes and buildings, and new construction must adhere to each neighborhood’s style and must be pre-approved by the city.

While there is regular new construction, a lot of NOLA’s homes are old. Some date back to America’s early colonization movement and before. These older homes have a lot of charm, but also bring the problems in owning an older home such as plumbing, electrical wiring, and the foundation.

The foundations of New Orleans’ houses are perse. Some are raised, some are mobile, and some are slab. Beyond age, other foundation problems include mold, leaks, soil erosion, and termites.

Weather

Inclement weather is a big problem for housing foundations, and New Orleans gets plenty of it. New Orleans sees an average of 64 inches of rain each year. That is almost double the average around the country. Of course, there are about 215 days of wonderful sunshine each year, too. But when it rains, it really rains for more than 100 days of the year. And being on the Gulf Coast, NOLA also sees its shares of hurricanes.

Most of us remember Katrina in 2005, but there are smaller yet damaging hurricanes quite frequently. Every year in June, the rainiest month of the year, New Orleans braces for a lot of rain and the upcoming hurricane season. That includes shoring up your home and its foundation.

Two major causes of foundation problems are age and water. NOLA is full of old homes, and water is something New Orleans has plenty of. Water affects the stability of the soil and can rapidly deteriorate foundation materials, especially older materials.

Rain and Flooding

By design, the City of New Orleans is bowl-shaped, making it susceptible to flooding as there is little outlet for all of the water. Because of all the rain the area receives, the city has slowly been sinking. Much of it is now below sea level. Homes that have a foundation at flood level are at a high risk for water damage. This, coupled with the city’s high humidity, on average above 75%, and high winds, breaks down the structure of almost any property, including its foundation.

Soil Shrinkage

The weather can also change the city’s clay soil structure in any given place. It can cause a shortage of soil where there once was more, and a swelling of soil in a different area under the slab of the house. This will cause cracks to appear in the slab, as well as the walls of the house, especially those of brick and mortar.

Tree Roots

Like its houses, New Orleans has a lot of old trees including different varieties of magnolias and oaks. One may assume that because a tree is old, its root system is deep. This is not necessarily true, especially in NOLA’s clay soil. Many old trees were planted close to the home, or the house was built at a location to be close to the shade of the tree. Roots can cause all sorts of foundation problems. As the roots grow, both in length and diameter, they shift the soil and, in turn, can shift and/or crack a foundation.

Ignoring the Signs of Foundation Problems

Whether due to finances or something else, it is not uncommon for homeowners to ignore signs of foundation problems, especially more subtle ones. Don’t! As with most things in life, ignoring problems only allows them to get worse. It is the same with foundation damage. Left untreated, foundation problems will only deteriorate along with the soil and land underneath.

Some warning signs of a home foundation in need of repair include:

• Rotting beams and support structure.
• Walls that show signs of bowing.
• Door frames becoming separated, or a door that no longer closes properly within its frame. The same goes for windows and their frames.
• Cracked tiles on outside walls along with brick-and-mortar cracks.

To realize whether you may have basement foundation damage, you need to understand just what a basement foundation is. In short, it is a sub-level foundation built to secure a home. Because the city is located at sea level, most New Orleans’ homes do not have a basement. Some do have a basement foundation which may contain added insulation and other climate control measures, and perhaps some storage space.

Some homes are built with raised second-floor entrances. In that case, the ground floor of these raised homes may be called a basement. While some consider these homes unique to New Orleans, other low-lying areas along the Gulf Coast are seeing the benefits.

Much like the signs of other types of foundation problems, basement foundation damage signs include:

• Cracks in exterior and interior brick and tile.
• Cracks in drywalling.
• Bowing of the walls.
• Sloped or uneven flooring.
• Cracks in ceramic flooring.
• Doors and windows that don’t open and close properly.
• Spacing between a wall and the ceiling or floor.

Put Regular Inspections on Your Calendar

While you may notice a new, large crack or buckling of a floor due to foundation damage, you may not pick up on other more subtle changes to your home’s integrity. It is a good thing to set a specific date to inspect your home for problem areas. Every 3 to 4 months you should:

• Check crawl spaces with a light or flashlight looking for any sign of cracks or other damage.
• Carefully examine all door and window frames, especially those you do not use regularly, for pulling away from the walls and assuring that they open and close properly.
• Check for moisture build-up and mold along ducts, pipes, and walls. This includes visually checking along with trusting your sense of smell to nose out musty odors.
• Look for groundwater build-up next to the home and assure the slope away from the home is intact to allow for drainage.
• Clean debris out of drainage pipes.

In addition, you should have your home checked annually for termites through a professional, licensed pest control company.

While you do not have to hire a structural engineer, the first step to evaluating a home’s foundation is by hiring a structural engineer. They will inspect your home and its surroundings and provide you with a comprehensive report.

To make any structural renovations or changes to the structural integrity, including the foundation of a home, a City of New Orleans renovation permit is required. Along with the permit application, plans designed by an architect or engineer must be submitted for review.

Beyond that, you do not need to hire a structural engineer to fix your home’s foundation. A qualified contractor can handle the repairs. However, having the soil accessed and discussing the long-term health of your home’s foundation with a structural engineer is good advice.

Home values have been on the rise in New Orleans in recent years, a few percentage points each year. The current average home is valued between $240,000 and $250,000. That is a lot, considering the median income per household is less than $50,000 per year.

Many NOLA homes are 200 years old or more. When you consider the city turned 300 in 2018, that is not surprising. Dealing with the upkeep on an older home generally is more expensive than that of a new home.

The cost of foundation repair can vary a lot depending upon the type of foundation your home is currently on and should be on. There are different types of foundations, including slab and pier, and different methods for each type. Perhaps the sills or joints need to be replaced. There could be wood rot and damage from termites. It is best to address all issues at once. In some cases, the foundation will need to be shored up by using horizontal and vertical braces to help while repairs are being done.

Many contractors are advising homeowners to use a raised foundation for repair work. The cost can vary quite a bit depending upon what type of foundation is currently in place. Since homeowners cannot live in their homes during this time, consideration should also be given to lodging expenses during repairs.

The average cost for foundation repairs in New Orleans runs between $3,000 to more than $5,000. This includes materials, labor, equipment, and all project costs, including clean-up fees. It does not include city permits, inspections, or any building fees, which can run several hundred dollars more. While a contractor can take care of filing for permits and scheduling inspections, it is the homeowner’s responsibility to cover the added expense.

In a word, yes. The soil in New Orleans definitely affects a home foundation. Louisiana’s soil is mostly expansive clay. Add in all the water and moisture New Orleans gets, and it makes for an unstable weight-bearing situation. Because clay is impermeable, there is no respite from the water which continues to fall from the sky and sits for weeks on end while the soil continues to compact. The weight of the house continues to compact the soil year after year causing shifting of the soil, and subsequently, the foundation and the rest of the house.

The porous value of sand and rock would be far more suitable and new construction sites add that to the natural soil. They also spend a lot of time compacting and refilling to proper levels before building construction.