Expert Foundation Repair Services In Chapel Hill, NC

North Carolina is home to numerous problems that lend themselves to severe structural damage. Property owners in Chapel Hill, Raleigh, Durham, Cary, Apex, Garner, Holly Springs, Fayetteville, Morrisville, and many other cities in the area regularly experience foundation damage as a result.

Several aspects of the geology and climate in the Chapel Hill area put home foundations at risk of structural problems. We’ll discuss each of these below and how they affect your house.

Expansive Soil

North Carolina’s geology is unique to the rest of the country due to an arc of exotic soils believed to have been left behind by glacial movement several hundred million years ago. The arc consists of two distinguishable sections called the Triassic basin and the Carolina terrane. The southeastern tip of Orange County is located in the basin, but the rest of the county is built over the terrain.

The soil within the Carolina terrain is characterized by an unusually high concentration of clay particles. These prevalent soil particles are tiny, creating highly-absorbent dirt that retains moisture between the clay particles. The expansive soil under Chapel Hill creates three primary issues for foundations.

Most significantly, clay-rich soil expands when it gets wet, sometimes up to 110% of its original volume. The upward and horizontal movement created by the swelling puts intense hydrostatic pressure on your foundation walls and slab. The concrete can only flex to a minimal degree, after which it cracks under the stress, compromising the foundation’s structural integrity.

Clay soil also loses volume when it dries. As runoff soaks deeper into the earth or evaporates, the ground around your home can shrink away from your foundation, diminishing the support it typically provides when it’s moist. Areas of your concrete that are unsupported commonly crack under your home’s weight and sink more rapidly into the soil than the rest of the foundation. This process, called differential settling, can cause severe structural damage.

Lastly, clay is more absorbent than silt or sand, so dirt with a high clay content retains more water and holds it for longer periods. This means that your foundation will be exposed to runoff for an extended time after rainfall.

Combined with the pressure exerted at the surface of your walls by swelling soil, this leaves your foundation prone to water intrusion and moisture build-up, as the water has more time to soak through the pores or cracks in your foundation.

Split Foundations

North Carolina homes feature split or multi-level foundations more often than homes in many other parts of the United States. Partial basements and cellars offer convenience, additional living space, and a cheaper installation cost than full basements or crawlspaces. However, they lend themselves to foundation damage.

Soil dries at varying rates depending on the depth, which means the earth under the deepest part of a split foundation will often have a different moisture level than that under the shallowest point.

Since the clay soil in North Carolina is especially prone to shrinking depending on the moisture level, the split foundations prevalent in the area contribute to differential settling problems.

Frequent Rainfall & Drought

Chapel Hill receives an average of around 45 inches of rain a year, which is nearly 50% higher than the annual average in the United States. The city experiences some type of precipitation about once every three days on average during normal circumstances.

The frequent rainfall keeps the ground relatively moist, which means the soil is regularly swelling and pushing against your foundation. The regular precipitation increases the chance of foundation damage from hydrostatic pressure.

Additionally, much of North Carolina experiences drought from time to time. Extended dry conditions allow the typically moist soil to dry out completely, causing the shrinking of the earth and the potential for differential settling.

The sometimes rapid changes from wet ground to dry and back again during periods of frequent rainfall and drought create an abundance of soil movement that can be crippling for rigid foundations.

High Relative Humidity Year-Round

Along with much of North Carolina, Orange County is characterized by a humid, subtropical climate, meaning the relative humidity is comparatively high all year.

Humidity is a problem for basements and crawlspaces because their location underground leaves them prone to moisture build-up. Humid air from outside can seep in and get trapped under your home, contributing to a long list of related issues, including mold growth and water damage.

The numerous underlying causes of foundation problems in Chapel Hill can bring about varying symptoms under your home. We’ll discuss the most common signs of damage below, along with the most likely cause of each.

Foundation Cracks

Foundation cracks are often the most obvious signs of an issue or potential damage. However, not all cracks indicate structural damage. The positioning and size of the gap can help determine how severe the problem is.

Basement Floor Cracks

Hairline cracks on your crawlspace or basement floor most often occur because of the concrete’s natural settling after the foundation is poured. As long as they remain under ⅛” and one side isn’t lifted above the other, the only real problem they present is water intrusion. As such, most homeowners in Chapel Hill opt to have them sealed by a foundation repair company.

Floor cracks that aren’t level from one side to the other or grow significantly in width are signs of more severe issues. These generally form because of differential settling and may necessitate structural repair.

Vertical Wall Cracks

Vertical wall cracks are similar in their severity to thin floor cracks; they form during normal settling and should just be sealed to keep water out.

Gaps that grow to more than ⅛” in width may need more extensive repair, but they seldom indicate or lead to structural damage.

Horizontal Wall Cracks

Wall cracks that are parallel to the ground result from excessive hydrostatic pressure from the soil outside. This type of damage is typically structural and costly to fix. It should be stabilized by a foundation repair specialist immediately.

Stair-Step Wall Cracks

The last type of crack forms in the shape of stair steps on your concrete block wall if your foundation suffers from differential settling. These cracks indicate that an area of your concrete slab has lost support from the ground below, detached from your house, and is sinking into the ground to find support. This damage is usually structural and can result in total foundation failure if it isn’t repaired quickly.

Damp or Wet Basement

The last common symptoms experienced by Chapel Hill homeowners are those related to the water intrusion and under-home moisture accumulation that are prevalent in central North Carolina.

If you have liquid water getting into your home, you may notice water seeping in through foundation cracks, pooling on the floor, or creating wet spots on the concrete walls and basement floor.

Water vapor issues are a bit more difficult to identify, but most property owners notice damp air or musty odors under their homes. You may also see efflorescence, which is a white deposit of minerals from evaporating water.

Moisture creates a suitable environment for mold growth, so mold spores or mildew growing on your foundation walls or building material is a good indication that you have moisture issues.

Additionally, insects and rodents are attracted to moisture, so pest infestations might indicate moisture build-up under your house.

Identifying problems with your foundation is one of the best ways to limit damage and repair costs because foundation issues worsen over time. Below, we’ll detail a DIY home and foundation inspection you can carry out once every three months or so to monitor changes and developing damages.

Check Your Foundation Often

Begin your inspection under your home if you have access to a crawlspace or basement. Look for cracks in the concrete, and mark each with a pencil, noting its width and length.

On future inspections, you can compare measurements to ensure the gaps aren’t growing. Report horizontal, stair-step, or uneven floor cracks to a foundation repair contractor.

While you’re under your house, keep an eye out for signs of water intrusion, including efflorescence, mold growth, musty odors, moist air, puddling or wet spots on the floor, water damage, and water stains or dripping on your walls.

If you have a slab foundation, your concrete inspection will need to take place outside. Look for cracks and signs of uneven settlement around the concrete outside, paying particular attention to the corners of your house.

Check the Inside of Your Home

Next, move inside your home to look for signs of damage.

Foundation movement can cause your drywall to crack around door and window frames, nails to bulge out of your sheetrock, doors and windows to become challenging to open, and countertops or cabinets separating from the walls behind them. It can also cause your floor joists to warp or bend, so look for buckling or sloping flooring throughout your house.

Moisture build-up and water intrusion in your foundation can create other issues inside your house. Pay attention to uncomfortable temperatures, unexplainable allergy symptoms from mold spores, and abnormally high utility bills. These can all indicate that humidity or mold spores in your crawlspace or basement are moving into your upper floors.

Check Your Yard

Lastly, inspect the outside of your house and your landscaping to identify potential foundation problems.

First, look for cracked siding, leaning chimneys, and sagging rooflines, all of which can signify foundation movement.

An uneven yard, leaning or crumbling retaining walls, cracked dirt during drought, and puddles on your lawn after precipitation can indicate that you don’t have adequate drainage on your property, which can create foundation problems.

Chapel Hill foundations typically cost around $5,000 to repair. Some issues may cost as little as $300, while other repairs can exceed $20,000. We’ll offer average pricing below for inpidual foundation repair services, as this will give you a better idea of what your home improvement project will cost.

Cost to Fix Foundation Cracks

Foundation cracks vary in their severity, so the cost to repair them will range quite a bit.

Cost to Seal Settling Cracks

Thin vertical wall or basement floor cracks can usually be sealed for around $400. The price can fall anywhere between $250 and $750 depending on the method used, the size of the gap, and the contractor.

Cost to Fix Horizontal Wall Crack

Horizontal wall cracks are typically treated with wall anchors. The anchors cost around $1,000 each, and most walls require three to five braces. The total price for this basement or crawlspace repair will be between $3,000 and $5,000 on average.

The cost to repair a bowing foundation wall will generally be similar, as the same method is used. However, a general contractor may choose to fix minor bowing with carbon fiber strips. These total around $2,000, and although they’re cheaper, they’re less permanent and typically don’t include a warranty.

Cost to Fix Stair-Step Wall Crack or Uneven Floor Crack

The damages brought about by differential settling usually require underpinning. The process involves placing push piers into the ground under your house to distribute the structure’s weight deeper into the earth. Steel piers reach down to the bedrock for support, while helical piers rely on much shallower helices for support.

The total cost for underpinning can be as little as $3,000 or more than $20,000, depending on how large of a section of your house is sinking and the type of pilings you need.

Basement Waterproofing Cost

Water intrusion and moisture build-up are both widespread problems in Chapel Hill due to the expansive soil, frequent rainfall, and year-round humidity. Most foundation repair specialists will install a basement waterproofing system to combat these issues.

The basement system should be customized for your home, so it can vary in cost from $2,000 to over $10,000. They typically include several methods for eliminating water and moisture, including dehumidifiers, sump pumps, French drains, vapor barriers, and crawlspace encapsulation.