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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Licensed Structural Engineers On Call 24/7
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Worry Free Warranties On All Services
Baltimore, Maryland provides a dense, urban setting for residents, plenty of entertainment, gorgeous water views, and close proximity to Washington D.C. Unfortunately for property owners, home foundations in the city and the surrounding area are at severe risk of numerous problems, many of which can cause structural damage and necessitate expensive repairs.
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 Baltimore. Our pros have years of experience and are familiar with the nuances of Baltimore 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 explain why foundation problems are so prevalent in Baltimore and the typical warning signs you’ll see throughout your property if your house is subjected to those risks. We’ll also include information on how you can locate foundation problems that are normally challenging to identify, as well as some pricing information for the typical foundation repair services required in the Baltimore 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: Baltimore, MD
Description: Looking to perform underpinning project in basement home. Would like quote to dig out 2 ft of concrete in roughly 750 sq ft area and modify rear entry for larger door.
Date of Request: 05/31/2023
Location: Baltimore, MD
Description: Our border retaining wall is in need of patching. There is mortar missing and stones have fallen out.
Date of Request: 05/31/2023
Location: Baltimore, MD
Description: Take a look at signs around the house and identify if cause is foundation issues and correct if needed
Date of Request: 05/28/2023
Location: Baltimore, MD
Description: My wife and I have been considering finishing our basement and, as part of that process, are looking into options and costs for excavating to gain ceiling height. Is someone available to come look at the job and provide an estimate? We live in Baltimore City. I look forward to hearing from you.
Date of Request: 05/25/2023
Location: Baltimore, MD
Description: Would like a building integrity and structural soundness inspection prior to a potential sale
Date of Request: 05/23/2023
Location: Baltimore, MD
Description: Hello, I am looking to dig out my basement. The current height is around 5.5ft and dimensions are around 10x50ft. Home is a partially detached rowhome with both neighbors having dug out and finished basements.
Does Foundation Movement Affect Baltimore, Maryland?
Foundation movement is a significant risk in Central Maryland and is responsible for substantial property damage. In Baltimore, Washington D.C., Linthicum Heights, Annapolis, Middle River, Ellicott City, Frederick, and other cities in the immediate area, homeowners are plagued with foundation problems regularly.
What Causes Foundation Problems In Baltimore, Maryland?
Several underlying problems exist in Baltimore that make the city a hotspot for foundation issues. We’ll discuss the specific risk factors below and explain the negative effect each has on the concrete beneath your house.
Expansive soil is one of the leading causes of foundation damage throughout the United States, and much of Baltimore is underlain by this type of soil. It’s distinguishable from standard soil by its high ratio of clay to sand and silt, and the clay particles play three major roles in foundation instability and structural damage.
First, clay particles are tiny, and the small gaps between them attract water from runoff via capillary action. The ground can absorb a large volume of water, and it has very slow permeability. The result is soil that swells significantly when it gets wet and puts excess stress on your concrete foundation.
The mounting hydrostatic pressure can force the concrete inward to the point of cracking, which often means the structural integrity has been compromised.
Additional issues arise when the ground dries, and the volume from the water is lost to evaporation or drainage. As the earth’s moisture content dips, the dirt can retract from your concrete and leave it without the support it typically provides.
The shrinking soil becomes an issue when the ground dries at varying rates under different portions of your home. The resulting settlement can cause the unsupported sections of concrete to sink into the earth more quickly, often leaving structural cracks and significant instability behind.
Finally, Baltimore’s clay-rich soil has very poor permeability, meaning runoff that does soak into the ground remains in the dirt for quite a while after precipitation. Continuous exposure to moisture will generally lead to foundation leaks, promoting water damage and destructive moisture accumulation beneath your home.
Expansive soil is only problematic for your home’s foundation when it is saturated frequently or when the weather lends itself to cycles of wet and dry soil. Unfortunately, the climate in Baltimore makes the issues with expansive soil significantly worse for foundations in the area. The city receives over 47 inches of rain each year, which is around one and a half times higher than the national average.
The above-average rainfall contributes to saturated soil, increasing the hydrostatic pressure on your concrete foundation and maintaining wet soil that can threaten your concrete with water intrusion and water vapor issues.
Flooding is a problem for Baltimore residents for several reasons. The city is prone to waterway overflow, including the Patapsco River and the Back River. The areas immediately adjacent to these water bodies are at high risk of flood damage, but even areas further away can be affected during periods of heavy rainfall.
Additionally, the sewer system has historically caused problems with flash flooding in Baltimore. The sewers were designed to accommodate the heavy and frequent rainfall in the city, but less and less land is now available to aid in the drainage of runoff as urbanization continues in the area.
Non-porous roads, sidewalks, and buildings have taken the place of undisturbed soil, and the added runoff that normally would have been absorbed by the ground can easily overflow the sewer system can cause flash floods.
Flooding is destructive for obvious reasons, but it can also contribute to ground saturation, intense hydrostatic pressure on your home’s foundation, and water and moisture issues beneath your house.
Finally, earthquakes are a significant threat to Baltimore foundations. The city experiences earth shaking quite frequently, and while most quakes aren’t of a severe magnitude, even minor shaking can cause instability in the soil. Small quakes can increase the risk of differential settling throughout the city, while larger ones can cause immediate structural damage to your home and necessitate extensive stabilization and repair.
What Are The Signs of Basement Foundation Damage In Baltimore, Maryland?
Foundation damage can present a variety of symptoms depending on the severity, the location of the issue, and the reason it forms in the first place. We’ll include some information on the more common warning signs of foundation problems below, along with the issue that is most likely to cause each.
The rigid concrete beneath your home is almost sure to crack at some point during its life. Breaks can form as a result of routine and harmless settlement, but some cracks signify structural issues and the potential for foundation failure. It’s helpful to know the different types of fissures you might find and the damage they indicate.
Gaps are almost certain to develop on a concrete slab, whether it’s the sole foundation for your house or acting as your crawlspace or basement floor. All foundations settle shortly after new construction, and hairline cracks in the slab form in response. These are normal and mostly harmless, as long as they remain under ⅛” and level. A polyurethane or epoxy seal to keep water and moisture out is generally the only repair solution required.
If slab surface cracks widen beyond ⅛” or one side pushes above the other, differential settling is likely the cause. These gaps are significantly more problematic, signify structural instability, and require immediate stabilization.
Vertical gaps in your crawlspace or basement wall develop when your foundation settles after construction. These gaps will appear in most basements throughout Baltimore, and especially in the row houses that were built in the early 1900s. These fissures are mostly harmless, but many homeowners have a foundation repair company seal them to help maintain a dry basement.
Gaps that travel along your foundation wall laterally develop when undue hydrostatic pressure from the clay soil in the area forces the wall inward until it cracks from the stress. They indicate that your foundation wall is structurally compromised, so they require immediate stabilization and wall repair.
The last type of crack you’ll find in your foundation develops in a stair-step pattern on your concrete block wall, moving along the edges of the blocks in a diagonal direction. These cracks suggest a sinking foundation, usually in response to differential settling below. The concrete lifting repair process for this damage is often extensive and costly.
Horizontal wall cracks are typically preceded by bowing walls in your crawlspace or basement. These appear when the hydrostatic pressure from the expansive clay soil in Baltimore has begun to force your wall inward but hasn’t progressed enough to create a stress crack. Stabilization and an exterior drainage system are often employed to reduce stress on your concrete wall and further movement.
The abundant rainfall and absorbent soil in Baltimore combine to make water intrusion and moisture accumulation in the space under your house widespread and significant. Many homeowners in the city experience ongoing and recurring problems, which can be identified in a variety of ways.
Water can leak through cracks in your concrete or around basement windows and doors. It often results in a wet concrete floor, puddles or standing water, and water damage to building materials in the space.
Water vapor is another persistent problem in Baltimore, usually resulting in moisture accumulating in the air beneath your home. You’re likely to find mold growth, musty smells, noticeably damp air, and signs of pest infestation, including feces and frass. You may also find efflorescence on the walls, which is a build-up of minerals left behind by incoming runoff.
Finally, water and moisture issues beneath your home can often affect your indoor air quality, so you may be able to diagnose the need for waterproofing and basement or crawlspace repair from your living space.
Humidity from beneath your house can seep upstairs and raise moisture levels, often resulting in uncomfortably hot or cold air in the summer or winter. Your utility bills may unexpectedly increase as you combat the moist air with your heating and cooling system.
Mold growth in your crawlspace or basement can trigger allergic reactions inside your home, so unexplained sneezing, itchy eyes, and a runny nose can help identify a foundation leak.
How to Find Signs of Foundation Damage In Baltimore, Maryland?
Baltimore homeowners in particular benefit from being able to identify foundation problems. The common issues in the city worsen over time, and finding and addressing them early is one of the best ways to keep repair costs and property damage to a minimum.
Below, we’ll provide a comprehensive home inspection protocol you can complete in your house every three months to monitor changes and identify issues.
A foundation inspection will, of course, begin with your foundation. First, check the concrete outside your house for cracks and signs of settling. Give special attention to the corners of your property, as most differential settling will occur in these areas.
Next, move to your crawlspace or basement and look for breaks in the concrete floor and walls. We recommend writing and updating a report during each inspection that includes measurements and locations of each gap for comparison.
You should also pay attention for dampness in the air, musty odors, mold growth on the concrete, bowing walls, pest infestation, efflorescence, water damage, puddles, and standing water. These can all indicate a foundation leak and moisture build-up under your structure.
Next, you’ll want to inspect the inside of your house for changes that develop in response to foundation movement. Your wall framing and floor joists are likely to shift and bow above areas of foundation instability, so examine the walls and flooring for damage and irregularities.
Specifically, look for sheetrock cracks, nails popping through the drywall, doors and windows that get stuck, cabinets separating from the walls, and sloping flooring.
You can also compare recent heating and cooling costs to past utility bills to see if increases have occurred because of a moisture issue.
Ask your family members if they’ve experienced uncomfortably hot or cold air or allergy symptoms inside the house.
Finish your examination outside your home, where fissures in the siding, sagging roofing, and a tilting or cracking chimney can indicate foundation movement below. You can also check your lawn for unevenness and particularly wet areas during rainfall, which develop if expansive or poorly drained soil exists on your property. A leaning retaining wall is another sign that clay is pervasive in your soil.
Cost of Basement Foundation Repair In Baltimore, Maryland?
Foundation repair services in Baltimore cost an average of approximately $5,500, but you can expect to pay significantly less for minor issues and up to about four times more for significant structural repair. We’ll include the costs of common foundation projects below to give you a better idea of where your home improvement will fall in that range.
Breaks in your foundation that are confirmed not to be structural typically just require a sealant to waterproof the gap. Foundation crack repair is a relatively simple solution, so the cost averages at just $500. Smaller cracks can be as low as $250, while larger ones may reach prices up to about $1,000.
The best solution for problems with hydrostatic pressure is the installation of earth anchors, which hold your crawlspace or basement wall in a vertical position even when soil pressure increases.
Foundation repair contractors typically charge about $1,000 each for earth anchors, and most homeowners find that they need between three and five anchors.
The total cost is between $3,000 and $5,000, and you can expect to add $2,000 or so if you also need an exterior drainage system to limit soil saturation in the future. The combination of earth anchors and a drainage system is costly, but it’s very effective and provides priceless peace of mind.
Underpinning is an effective foundation repair solution for differential settling. It’s a form of concrete leveling that adds support to sections of your slab that are settling more rapidly than the rest of your home.
The cost for underpinning can vary quite a bit, from $5,000 up to $20,000. Your total will depend on whether steel piers or more costly helical piers are used as supports, how many pilings you need, and the warranty included with the work.
Many homeowners in Baltimore require a basement waterproofing system to minimize the amount of water and moisture that seep in through the concrete. Basement systems typically include a variety of waterproofing equipment, including French drains, sump pumps, crawlspace encapsulation, vapor barriers, interior drainage systems, and dehumidifiers.
You can expect to pay a waterproofing contractor between $2,000 and $10,000 for these services, with an average system costing approximately $5,500.
