Expert Foundation Repair Services In Burlington, NC

Foundation movement is a severe risk in Central North Carolina, affecting many properties throughout the region. Property owners in Burlington, Durham, Greensboro, High Point, Raleigh, Winston-Salem, and other nearby cities will probably face some type of movement and foundation damage throughout their homeownership.

Under-home issues in most areas are caused by the soil and the weather, the two most significant factors when it comes to foundation stability and structural integrity. Below, we’ll discuss the specific geologic and climatic problems in Burlington and the impact they have on your house.

Expansive Soil

Expansive soil is notorious for causing foundation damage, and Burlington is underlain almost exclusively by this type of dirt. Alamance County is situated in an arc of exotic soils called the Carolina terrane, known to have a high shrink-swell potential due to its significant clay content. Clay-rich soil creates various issues for your home’s foundation depending on the ground’s moisture content. When the clay soil gets wet from runoff, it expands quite a bit. The water readily soaks between the tiny clay particles, and the ground swells as more and more water is absorbed. The swelling soil pushes against the concrete under your home, forcing your slab to bow upward and your block foundation walls to bow inward. With enough pressure and exposure to swelled dirt, your concrete can crack under the hydrostatic pressure and become structurally compromised. Dry expansive soil is just as dangerous for your home’s integrity, as the abundant runoff captured in the dirt drains or evaporates and causes the earth to become less voluminous. The shrinking ground can pull away from your concrete, at which point the foundation will settle further to regain the support it requires. Severe damage can occur if this settlement occurs unevenly under your home, which is likely with Burlington’s clay soil that changes volume rapidly. When this happens, voids can form under sections of your foundation while others remain supported. The areas where the ground shrinks more rapidly can break away from your home, creating severe structural damage and the potential for foundation failure. Lastly, clay-rich soil absorbs water readily and holds it for extended periods. This means the ground remains wet long after rain has fallen, so your foundation will continuously be in contact with moisture. Eventually, the runoff will soak through the concrete and enter the space beneath your home, leading to water issues, moisture accumulation, mold growth, and numerous other problems.

Above-Average Rainfall & Drought

Burlington receives an inordinate amount of rainfall at a reasonably steady rate throughout the year. Residents experience nearly 45 inches of precipitation annually, which is about one and a half times the national average. Rain, especially in these high volumes, intensifies the damaging effects expansive soil has on Burlington home foundations. The earth remains sodden for days or weeks at a time as the above-average rainfall continuously replenishes any moisture that drains or evaporates from the ground. As such, the hydrostatic pressure on your foundation remains intense, and the runoff suspended in the dirt is given ample opportunity to seep into your home. To make matters worse, droughts frequently occur throughout North Carolina. Even arid periods lasting a relatively short amount of time can allow the soil to dry completely and shrink away from your concrete foundation. As such, the risk of differential settling is high and is compounded by the cycling between wet and dry conditions in Burlington.

Multi-Level Foundations

Multi-level foundations like partial basements are a very popular design choice throughout North Carolina. They’re cheaper to build than full basements and are appealing to homeowners because they provide living or storage space. However, split foundations include two different slabs at varying depths in the ground. Soil dries differently depending on how deep it is, so the slabs of a partial basement will often have slightly different levels of support from the earth below. As such, the multi-level foundations in Burlington make differential settling a more pervasive issue.

High Humidity

Finally, Burlington is located in a humid subtropical climate, meaning the humidity levels are generally very high in the area. Moist air presents a problem for crawlspace and basements because it naturally enters and gets trapped in the space under your home, building up over time. Moist air beneath your house is problematic for a few reasons. It can gradually deteriorate building materials, promote mold growth, decrease your indoor air quality, and attract insects and rodents that can further damage your home.

Foundation damage can appear in various ways in Burlington depending on the underlying cause, so homeowners in the area should be familiar with the different warning signs. Below, we’ll discuss each of the most prominent symptoms of a problem in the city and the likely culprit of each.

Foundation Cracks

All foundations crack at some point after new construction. Some breaks in the concrete develop from normal settling, while others signify severe issues, including instability and structural damage. The location and size of the crack can often help determine what caused it.

Hairline Floor Cracks & Vertical Wall Cracks

Hairline cracks are generally not a major problem, as they typically suggest routine settlement. They appear most often on the surface of your concrete slab or basement floor or in a vertical orientation on your concrete block wall. Most homeowners in Burlington have a foundation repair company seal these types of gaps, as a waterproof epoxy or polyurethane will keep water and moisture from entering your home through them.

Horizontal Wall Cracks

Horizontal cracks on your crawlspace or basement wall almost always suggest structural damage. They appear when the hydrostatic pressure from the soil becomes too much for the wall to resist. A stress crack forms along the length of the wall where the force is most intense. These cracks need more extensive wall repair, usually including stabilization with wall anchors and crack sealing.

Stair-Step Wall Cracks or Uneven Floor Cracks

Differential settling under your house can cause instability in your slab and often leaves portions of your foundation to sink further into the ground than others. The result is typically either a step-shaped crack on your block wall or cracks on the concrete floor that are wider than ⅛” or unlevel across the gap. These two types of cracks represent severe damage in most cases and can lead to total foundation failure if they aren’t stabilized immediately. Concrete lifting and added supports are generally required.

Moist or Wet Basement or Crawlspace

Given the above-average rainfall and the clay soil’s tendency to retain the resulting runoff, home foundations in Burlington are at high risk of water intrusion. The symptoms associated with water and water vapor can be similar, but they do vary slightly. You might find liquid water leaking in through fissures in the concrete or around egress windows and basement doors. Visible leaks will be most apparent during or immediately following rainfall. You may also notice wet areas of concrete, standing water, puddles on the floor, or water damage from past leaks. Water can also soak through the tiny pores in the concrete if your foundation is exposed to ground moisture for long enough. When the water reaches the inside of your foundation wall, it evaporates into the air, often leaving behind minerals and salts that can’t vaporize. A white, fuzzy build-up on the walls is a clear sign of water vapor issues. You may also notice damp air in the space under your home, pest infestation, and mold growth or moldy smells.

Poor Indoor Air Quality

Finally, moisture issues under your house can often trigger changes in your living space. Humid air rising through your floors can make the air temperature in your living area feel colder or warmer than it really is. Uncomfortable temperatures or high heating and cooling bills can signify a water vapor problem beneath your house. Similarly, mold spores can become airborne and enter your living space, often causing allergy symptoms in you or your family. If you experience itchy eyes, sneezing, runny nose, or respiratory distress inside, you should check your crawlspace or basement for mold growth and moisture accumulation.

Identifying and repairing foundation problems soon after they begin to develop is one of the most effective ways to limit how severe they become, in turn reducing repair costs and property damage. Below, we’ll detail a foundation inspection you can complete every three to four months to keep track of changes that could signify an issue below your home.

Examine Your Foundation

Begin by inspecting the concrete that’s visible under your house. If you have a slab foundation, you may only have access to the small strip of concrete outside. Check for cracks there, and pay particular attention to the corners, where the effects of differential settling are most commonly found. If you have a basement or crawlspace, check the interior walls and floor for breaks as well. A foundation repair contractor can assess new or worsening cracks to determine if they are structural. They can also often identify bowing walls, a precursor to dangerous horizontal cracking. You should also look for signs of water and humidity entering through your foundation. These include efflorescence, mold growth, musty odors, insect or rodent infestation, water or wet spots on the floor or walls, and noticeably damp air.

Look for Symptoms in Your Living Space

Your foundation is responsible for the structural integrity of your entire home, so movement below your house typically presents symptoms in your living area. Walk through your home and look for large drywall cracks, floor joist movement resulting in sloping flooring, nail heads pushing through your sheetrock, cabinets separating from the walls, and doors or windows that become difficult to open and close. You should also assess any indoor allergic reactions your family may have experienced, as well as changes in your utility bills as a result of moisture problems.

Check Your Home’s Exterior for Problems

Finally, head outside and look for cracks in your siding or chimney that could develop from foundation movement. Ensure your roofline is even and parallel with the ground and that your chimney isn’t separating from your structure. Check your landscaping for signs that you have expansive soil or poor drainage, both of which can lead to foundation damage if they aren’t addressed. Puddles on the lawn during rainfall, leaning retaining walls, and dips or pots on your property can all signify problems with the soil.

Foundation solutions in Burlington can vary in price quite a bit, typically falling between $300 and $20,000. We’ll include some project-specific costs below to help you estimate what your home improvement cost will be.

Cost to Seal Foundation Cracks

Cracks that develop from routine concrete settlement generally just need a waterproof sealant. Foundation contractors in Burlington typically charge between $300 and $800 for this concrete repair.

Cost to Repair Horizontal Foundation Crack

Horizontal wall cracks are most often repaired with wall anchors, which brace your foundation wall to limit the effects of the soil’s hydrostatic pressure. Earth anchors cost between $3,000 and $5,000 on average, with larger walls sometimes reaching above that range. Many foundation repair specialists will also recommend a French drain or footing drain to limit the moisture in the soil around your foundation. These systems will add between $2,000 and $5,000 to your repair cost in most cases.

Cost to Repair Stair-Step Cracks or Unlevel Floor Cracks

Issues with differential settling typically require underpinning, a concrete leveling technique that adds support to your foundation and removes the load on Burlington’s expansive soil. Steel piers and helical piers cost about $1,000 and $3,000 each, respectively, so the type of piling will affect your total quite a bit. Most homeowners in Burlington who require underpinning pay between $5,000 and $20,000 for this basement or crawlspace repair depending on the push pier style, the excavation needed, and the warranty included. Underpinning is a complex and involved repair process, so choosing a contractor with years of experience, accreditation with the Better Business Bureau (BBB), and positive testimonials will help ensure your solution is adequate and permanent.

Cost to Fix a Leaking Foundation

Water and water vapor issues are widespread in Burlington, so many property owners need a basement waterproofing system to limit water and moisture under their homes and provide some peace of mind. Basement systems can include a number of services and pieces of equipment, including soil gradation, gutters, downspouts, exterior drainage systems, sump pump systems equipped with a battery backup, floor drains, vapor barriers, crawlspace encapsulation, and dehumidifiers. Your total cost will depend on how extensive your issue is and the equipment needed to correct it. The average price is around $5,500, but you can pay as little as $2,000 or over $10,000 for your setup.