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 saved us thousands! Great service, will recommend!
Andrew Y. | October 18, 2021
We’ve had water in our basement countless times since we moved in. Greg from Regional Foundation Repair spent a few days installing a waterproofing system and bam - no issues since! Thank you so much RFR!
Eddie W. | October 15, 2021
Finally a foundation company that responds, gets the job done, and includes an actual warranty for the work! Will use RFR again, and recommending to friends and family.
Jessica B. | October 12, 2021
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They saved us thousands! Great service, will recommend!
Andrew Y. | Oct 18, 2021
We’ve had water in our basement countless times since we moved in. Greg from Regional Foundation Repair spent a few days installing a waterproofing system and bam - no issues since! Thank you so much RFR!
Eddie W. | Oct 15, 2021
Finally a foundation company that responds, gets the job done, and includes an actual warranty for the work! Will use RFR again, and recommending to friends and family.
Jessica B. | Oct 12, 2021
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
Springfield, Missouri has a low cost of living, proximity to natural attractions, and a booming downtown area, making it a popular place to retire and live for people of all ages. However, homeownership in the area isn’t without its downsides. Unfortunately, foundation damage occurs at an alarming rate due to several underlying factors that lead to dangerous soil movement.
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 Springfield. Our pros have years of experience and are familiar with the nuances of Springfield 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 the causes of foundation problems in the Springfield area, how you can tell if your property has suffered damage, and how you can limit repair costs and property damage. We’ll also offer some average pricing for common repairs throughout the city.
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: 10/20/2021
Location: Springfield, MO
Description: I am getting ready to sell my former home and through out the years, the walls starting cracking. I think most where there when I bought the place and were repaired badly. I think maybe the foundation has issues. I need a quote please.
Date of Request: 10/19/2021
Location: Springfield, MO
Description: My 2 story house I wanna buy is sagging in the middle. And the porch. I feel confident in my ability to raise the deck. I've done construction work my whole life. But I've never raised anything before. I'm hoping it won't cost an arm and a leg to get at least the house fixed? Help please. Thank you so much.
Date of Request: 10/19/2021
Location: Springfield, MO
Description: A few cracks in the walls of my house have appeared. Initially thought it may have been water damage but not anymore. I was hoping someone could come out and take a look.
Date of Request: 10/16/2021
Location: Springfield, MO
Description: Our foundation had some major repair before we bought this house. Some previously patched cracks have re-emerged. Would like to ensure we don't have bigger problems.
Date of Request: 10/13/2021
Location: Springfield, MO
Description: Home was built in 1878 and has a partial basement, with a stone block foundation. Mostly very solid but there is one corner which is sinking/leaning. Would like to explore our options to remedy. PLEASE reach out via email first. My husband and I both work nights and long hours and it will be much easier and faster for us to arrange any appointments that way.
Date of Request: 10/11/2021
Location: Springfield, MO
Description: The chimney is pulling away from the house about 1.5 inches. We were told it needed 2 piers put under it and jacked up.
Does Foundation Movement Affect Springfield, Missouri?
The geology and weather in Southwest Missouri make the area a hot spot for foundation movement and resulting damage. Springfield and other cities in and around the Ozarks are all at exceptionally high risk of foundation issues.
What Causes Foundation Problems In Springfield, Missouri?
There are several contributing factors that leave foundations in Springfield prone to damage. We’ll discuss each of these in-depth below.
Expansive soil, normally with a high concentration of clay, is one of the most common causes of foundation damage in the United States. Springfield soil tests reveal an unusually high ratio of clay to other constituents, making the ground expansive. This type of soil is problematic for foundations for three primary reasons.
The first reason is that the soil swells when it gets wet. When precipitation soaks into the ground, the dirt expands up to about 10% in volume. The swelling soil puts undue inward pressure on your foundation walls and upward stress on your slab. Since the concrete can’t flex with the earth, it often cracks and compromises your foundation’s structural integrity.
The second reason is that the soil loses volume as it dries. When runoff inevitably evaporates or sinks into the ground, the earth around your foundation can shrink away from the concrete and leave it without support.
This process happens naturally, but expansive soils lend themselves to differential settling, which is when the settling occurs at different rates across your home. Unsupported sections of foundation crack and shrink away from the rest of your home if the stress becomes too much.
The third reason is that clay-rich soils absorb more moisture than typical dirt, and they hold it for a more extended time. They keep your foundation exposed to water for prolonged periods, allowing it to seep in through foundation cracks or the pores in the concrete. This contributes to water and moisture problems in your crawlspace or basement.
Flash floods are a common occurrence in Springfield due to the above-average and concentrated rainfall in the area. The excessive rain makes all of the issues with expansive soil significantly more dangerous for your home’s foundation, contributing to swelling soils and moisture issues under your house.
Flooding also makes landslides a problem in the city. Landslides can bring additional earth toward your foundation that creates crippling lateral pressure on your foundation walls. They can contribute to hydrostatic pressure and create unexpected, sudden damage if you live near steep slopes.
Springfield property owners have to deal with cold winter temperatures, regularly dropping below freezing. As frustrating as the winter weather can be, it can be severely detrimental to your home’s foundation.
If the water in the ground freezes, a phenomenon called “frost heave” can put immense pressure on the underside of your house. Frost heave is a strong enough force to lift entire homes, and it regularly creates enough upward movement to crack the concrete and compromise the structural integrity of the foundation.
Springfield foundations are also at risk of sinkholes and associated damage. Much of Missouri is situated on limestone bedrock, a mineral that dissolves in water and is prone to erosion. Over time, portions of the bedrock can be worn away by groundwater, sometimes creating weaknesses and shifting in the soil above and leaving your foundation without the support it needs.
Sinkholes can contribute to differential settling and even total foundation failure.
Lastly, there are two seismic zones that cross southwest Missouri, contributing to frequent earthquakes in the area. Although most of the quakes are minimal in intensity, even small ground movement can add to differential settling effects over time.
What Are The Signs of Basement Foundation Damage In Springfield, Missouri?
The numerous underlying causes of foundation damage can present a variety of symptoms in your concrete foundation and under your home. We’ll discuss each of the common signs of damage below and offer some insight into what causes each kind.
Foundation cracks are typically the first signs of damage that homeowners notice. We’ll break down the cause and severity based on the location of the crack below.
Hairline cracks forming in the crawlspace or basement floor are often caused by typical concrete settling in the first few years after new construction. This type of damage appears on most foundations and doesn’t indicate structural problems. As long as the crack doesn’t widen or become unlevel from one side to the other, it can typically just be sealed to stop water from getting in.
Like hairline floor cracks, thin vertical gaps can form in your crawlspace or basement walls in response to normal settling. These gaps aren’t signs of structural problems, so sealing them with epoxy is often the best course of action.
Foundation cracks on the wall that run parallel to the ground are much more severe. These gaps result from hydrostatic pressure that has become too much for your concrete block wall to resist. The concrete cracks, and the upper portion shifts inward.
This damage is generally structural in nature and needs to be stabilized by a foundation repair contractor immediately. They can lead to foundation failure and collapse of the house above.
Lastly, cracks can form in the shape of stair steps around the concrete blocks on your wall. These occur commonly in Springfield because of the many factors resulting in differential settling. If a portion of your foundation loses support from the shrinking clay soil underneath, that area of your home will crack off and sink into the ground more rapidly than the rest of the structure. These cracks indicate severe damage and should be repaired immediately.
Hydrostatic pressure from the surrounding soil commonly causes horizontal cracks to form in your basement walls. However, the concrete can flex slightly before it cracks, resulting in an inward bowing of the wall. This damage indicates structural problems or the potential for them, as bowing walls tend to worsen with time and crack under the mounting pressure from outside.
Differential settling and frost heave are both widespread issues in Springfield, and they can cause foundation sinking or upward bowing of the slab. These issues are both indicative of structural damage, and the symptoms can look very similar.
Common signs of sinking include an unlevel or sloping floor in your crawlspace or basement, floor cracks that are more than ⅛” wide or that aren’t level across the gap, and stair-step cracks on the wall.
The typical signs of a heaving foundation include an unlevel or sloping basement floor and floor cracks widening to over ⅛” or forming in a circular pattern.
Expansive soil, heavy precipitation, and flooding in Springfield all contribute to water intrusion and moisture build-up under your home. Water can trickle in through foundation cracks, and water vapor can wick through the porous concrete.
Common signs of water intrusion and moisture problems include water pooling on the floor of your basement, wet or stained concrete, mold growth on your concrete or other building materials, sagging insulation, and efflorescence, which is a white powder on the walls.
Moisture problems can manifest themselves inside your home as well because the air under your home naturally mixes with air in your living space. You may notice abnormally high utility bills in the summer and winter, uncomfortably warm or cold temperatures in your house, or unexpected allergy symptoms if mold spores seep into your upper floors.
How to Find Signs of Foundation Damage In Springfield, Missouri?
Repairing foundation damage as soon as it’s discovered is crucial for limiting property damage and repair costs. Given the many underlying causes of foundation problems in Springfield, homeowners should be able to locate issues and potential causes quickly to report to a foundation repair company. Below are some tips for finding problems soon after they arise.
Foundations are out of sight and out of mind for many homeowners, so the best way to keep an eye on budding problems is to carry out regular inspections once every three or four months. Begin outside your house and look for cracks, signs of sinking, and other damage to the concrete under your home. Damages form most often on the corners, so pay close attention there.
Continue inspecting the inside walls and floor of your foundation if you have access to them. Look out for wall cracks, floor cracks, mold growth, efflorescence, water or wet spots on the walls and floor, musty odors, and humid or heavy air. Moisture can make the air feel colder in the winter and hotter in the summer, so pay attention to more extreme temperatures under your house, which can indicate moisture build-up.
After you check your foundation, head to your upper floors to continue your property check.
The framing behind your walls relies on the foundation for stability, so you can often see signs of foundation damage in your walls. You might see nails popping out of the sheetrock, drywall cracks forming around the corners of rooms, windows and doors, and walls that are no longer plumb. Cabinets and countertops can pull away from bulging walls, so check your kitchen and bathroom for this separation.
Similarly, the floor joists rely on your foundation for a stable base, so check your living space for buckling, sloping, or wavy flooring.
You can finish your quarterly inspection outside your home, where signs include sagging roofing, a leaning chimney, and cracks in your brick, stone, or stucco siding.
Problems with expansive soil on your property can often predict if the dirt will be an issue for your foundation. Look for gaps between the ground and the concrete, which signify shrinking soils. Check for leaning retaining walls, and keep an eye out for dips in your lawn, which can indicate ground expansion or settlement.
Cost of Basement Foundation Repair In Springfield, Missouri?
Foundation repair in Springfield costs an average of $5,000 for most property owners. Depending on the severity of your particular problem, you could pay as little as $250 or as much as $20,000 or more. We’ll break down average pricing for various damages below.
Hairline floor cracks and vertical wall cracks can typically be sealed with an epoxy for around $400. Small gaps may cost closer to $250, while larger ones can reach up to about $800. Broader wall cracks might need stabilization to prevent further separation. This type of basement or crawlspace repair generally costs between $750 and $1,000.
Most foundation contractors use earth anchors – also called wall anchors – to reinforce foundation walls, move them back into place, and resist further inward movement. Most walls need between two and five anchors for a total cost of $2,000 to $5,000.
A small amount of bowing may be treatable with carbon fiber support strips. These cost around $500 each and generally total between $1,500 and $2,500. These aren’t considered a permanent solution and often don’t include a warranty.
The best solution for the downward movement of a section of your foundation is underpinning. Foundation repair experts place push piers under the concrete for added support. Steel piers cost around $1,000 each, and helical piers are about $3,000 each. Helical piers are more common in areas where limestone bedrock may degrade over time. The total cost for underpinning is typically between $5,000 and $20,000.
Some general contractors will use mud jacking or slab jacking, which is a form of concrete leveling designed to treat minimal downward foundation movement. Concrete lifting costs around $2,500 on average, but it isn’t a permanent solution.
A basement waterproofing system is typically the best option for sealing your basement or crawlspace and preventing water and moisture from getting inside.
The systems can include any number of methods to reduce the risk of water intrusion, including a French drain, crawlspace encapsulation, crawlspace sealing, a vapor barrier, dehumidifiers, sump pumps, and crack sealing.
Most waterproofing experts charge around $5,000, but the price can range significantly, depending on what the contractor deems is necessary.
