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
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
Charlotte is regularly named one of the top large cities to live in in the United States, but homeownership in North Carolina isn’t without its potential headaches. Several problems related to the climate and geology of the area can bring about home foundation issues, making the need for inspection and foundation repair services in the city crucial.
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 Charlotte. Our pros have years of experience and are familiar with the nuances of Charlotte 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 also discuss how and why foundation damage occurs in the Charlotte area. We’ll offer some tips on catching the problems early, and we’ll go over average pricing for foundation repair 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: 06/01/2023
Location: Charlotte, NC
Description: I need a foundation inspection and report. We have cracks in the foundation crawlspace walls. Also, settling issues. I can discuss more after contact.
Date of Request: 05/31/2023
Location: Charlotte, NC
Description: Front porch is sunken approx 2 inches in some parts. Need estimate for raising it back level.
Date of Request: 05/31/2023
Location: Charlotte, NC
Description: Hello, We have recently purchased a house and we are set to close April 6. We needed repairs for damaged band sills, joists, girders, subflooring, and shims. I am happy to send the section of the inspection report that describes and has pictures of these issues.
Date of Request: 05/28/2023
Location: Charlotte, NC
Description: I have an outside patio that sits off the first floor of my house. It has a few places where it's leaking underneath and one are where the leak is pretty bad. I need to explore where it's coming from and repair it.
Date of Request: 05/25/2023
Location: Charlotte, NC
Description: Foundation support and floor leveling for sloping on basement, main and upper floor due to crawlspace foundation instability in 2019 home
Date of Request: 05/23/2023
Location: Charlotte, NC
Description: Approx 20 ft of wood decay under flooring between exterior wall and patio. Wood sits on a dry cinder block wall.
Does Foundation Movement Affect Charlotte, North Carolina?
Foundation movement is a serious issue for property owners in North Carolina. Although no area of the United States is without its foundation problems, Charlotte has what you could call a perfect storm of conditions leading to damages under the home.
What Causes Foundation Problems In Charlotte, North Carolina?
Foundations are under constant pressure from the ground around your home as well as from the structure above. They’re prone to damage regardless of where you live, but the below factors elevate the risk of foundation problems for Charlotte homeowners.
Charlotte is located in the “Carolina Terrane,” a term that describes an arc of land that runs through the Carolinas.
Geologists believe the land originated from volcanic eruptions that occurred near South America over 500 million years ago. The soil consistency is unlike most in the surrounding states. The difference is that soil in this volcanic arc is expansive, which means it readily absorbs water and expands to fill larger volumes when it’s wet.
Expansive soil is one of the biggest causes of foundation damage in the United States. Many parts of North Carolina, including Charlotte, have elevated levels of expansive clay soil.
When the ground around your foundation absorbs water from precipitation, it expands and gets incredibly heavy. This places far more pressure than normal on your crawlspace or basement walls. The added stress – called hydrostatic pressure – can easily cause your concrete block walls to bow inward and eventually crack, leaving you with compromised structural integrity and an easy access point for water into your home.
Expansive soils aren’t just dangerous when they get wet; they also present problems when they dry. Wet soil causes your foundation walls to bow inward or your concrete slab to bow upward, but the ground shrinks away from the concrete when the water dissipates. This leaves you with unsupported sections of your foundation, which can collapse, crack, or shrink from added stress.
Multi-level foundations are a popular design choice in North Carolina, with partial basements being more popular than full ones in areas like Charlotte, Concord, Gastonia, Huntersville, Mint Hill, and the surrounding cities.
Multi-level foundations can add value to your home while minimizing excavation costs, but they can create a lot of pressure for your foundation. Part of your home will be supported by ground-level dirt, while others can be on different soils altogether further down.
Differential settling of soil under foundations can leave major weaknesses in your concrete floor and walls. It can lead to portions of your foundation sinking into the ground, unsupported sections of the foundation, and large cracks that can present an issue with structural stability and water intrusion.
Charlotte, North Carolina experiences an average of nearly 45 inches of rain every year, about 10 inches more than the national average. The above-average rainfall creates a two-fold problem for home foundations in the city.
Firstly, rain is especially detrimental to foundation health in areas where expansive soil is present, like Charlotte. The clay soil in North Carolina not only can expand and put undue pressure on foundation walls and slabs, but it often does, given the prevalent rainfall.
Secondly, runoff can damage foundations regardless of the composition of the dirt.
Improper drainage on your property causes hydrostatic pressure in the surrounding soil, which can force water through your concrete and into your home. Liquid water can be pushed through foundation cracks, and it can wick through your cement and evaporate into your basement or crawlspace, increasing the humidity under your home.
High humidity in enclosed spaces can lead to mold and mildew formation that can cause further damage.
To make the humidity issue under homes even worse, Charlotte experiences relatively high humidity year-round. Humidity in an enclosed space like a basement can be problematic because it regularly leads to mold development.
Mold thrives in dark, moist locations, so a humid basement can experience rapid mold growth. Spores in your under-home area can cause gradual damage to your concrete foundation and poor air quality in the living space above. Some mold species can feed on other construction material, leading to the rapid decay of floor joists and beams.
Signs of Basement Foundation Damage In Charlotte, North Carolina?
Foundation problems aren’t always entirely avoidable, but the most efficient way to keep foundation repairs and their costs to a minimum is to identify the issues quickly before they get worse. The below signs can indicate even small foundation problems, leading to more significant ones if left untreated.
Cracks routinely form in your concrete block wall and slab, usually due to settling during the concrete’s drying process. Small fissures in your basement floor or vertically oriented gaps in your foundation wall often aren’t a major cause for concern.
They don’t usually indicate structural damage, but a foundation repair company should seal them to keep the above-average rainfall in North Carolina out of your home. If they grow to more than ⅛” wide, they can be signs of structural issues and should be inspected by a professional.
The expansive soil that is so common in Charlotte can create much more severe problems for your concrete. If hydrostatic pressure builds up too much after rainfall, the stress placed on your foundation wall from the water-logged clay can cause a rift in your foundation wall.
This often appears as a horizontal crack that is visible from inside your basement or crawlspace.
Horizontal cracks usually require structural repair and should be addressed by a foundation repair expert immediately.
As their name suggests, stair-step cracks form in a step formation and also typically indicate structural damage. This type of problem often occurs when Charlotte’s expansive soil expands with water and then shrinks away from your foundation as it dries, leaving a portion of your concrete unsupported. The added stress can lead to sections of your foundation sinking, causing a step-shaped rift in your concrete block wall.
Stair-step cracks are also common in the multi-level foundations that are prevalent in North Carolina, as differential settling of the different supportive soils is a culprit of sinking foundations.
The above-average rainfall and the expansive soil is a threat in Charlotte, even if they don’t cause structural damage. Hydrostatic pressure around your home will force runoff through your concrete over time.
Foundation cracks are an easy entrance point for liquid water, which is partially why it’s so important to have them sealed by a general contractor. However, the pressure from the expansive soil can force water directly through the porous concrete, which then evaporates into the space under your home.
Water build-up or moist air under your home are good indications that you have an issue with hydrostatic pressure pushing water into your basement or crawlspace.
Efflorescence is a white, powdery substance that forms on the interior of your foundation wall. It often appears in the shape of water stains because it’s really minerals that get left behind on your concrete when water seeps in and evaporates.
Efflorescence is caused by problems with hydrostatic pressure, which are very common in Charlotte due to the rainfall and unique soil composition. If left untreated, the issue can lead to degradation of your foundation walls over time, including chipping, crumbling, and cracking if the water trapped in your concrete freezes inside.
Since mold grows readily in moist conditions, the runoff that comes into your basement and increases humidity under your home can make your basement or crawlspace a breeding ground for spores. Charlotte homes that suffer from hydrostatic pressure due to expansive soil, heavy rainfall, and already high humidity often experience mold growth under their homes as a result.
Mold spores are often visible, but you may notice a musty odor if you have a finished basement and can’t see behind your walls.
Lastly, poor indoor air quality can be a good indication of foundation damage. In a process referred to as the stack effect, air from under your home readily seeps into your living space above.
Since the high humidity that is common in Charlotte basements and crawlspaces can make the air feel colder or warmer, many homeowners experience uncomfortably cold homes in the winter and excessive heat in the summer. Moisture under your home can lead to higher utility bills, as heating and air conditioning equipment is used to manage the extreme temperatures that are made even worse by under-home moisture.
Additionally, mold spores from your basement or crawlspace can make their way into your living space. Mold regularly causes allergic reactions, including itchy eyes, sneezing, and respiratory distress. These symptoms could indicate foundation problems that have led to mold growth.
How to Find Signs of Foundation Damage In Charlotte, North Carolina?
Luckily, many of the foundation problems common in Charlotte will be noticeable if you pay attention. Keep an eye on the below signs, as these can indicate that you have an issue under your home.
We recommend inspecting your foundation inside and out about once every three to four months. If you have a basement or crawlspace, check for cracks in your concrete floor and walls. Measure and mark floor cracks and thin vertical wall fissures with a pencil for comparison at a later date, and immediately report horizontal or stair-step cracks to a foundation repair expert.
Check for efflorescence on your concrete block walls, pay attention to moisture in the air under your home, and inspect the walls and other building materials for mold or mildew growth.
If you have a slab foundation, inspect the outside of your foundation for cracks and crumbling. This damage often appears around the corners of your home and can indicate differential settling in response to expansive soil movement.
Regardless of whether you have a basement, crawlspace, or slab, your entire home relies on its foundation for level support. There are several signs inside your home that can indicate damage occurring below your house.
If differential settling occurs because of Charlotte’s expansive soil growing and shrinking, your foundation can become unlevel. You may notice cracks forming around the corners of windows and doors or multiple doors and windows getting stuck. Cracks in the drywall around the corners of rooms can also indicate dangerous foundation movement.
Check for nails popping out your sheetrock, uneven or wavy flooring, and cabinets or countertops separating from walls. These are all signs that your home’s framing has shifted due to a lack of stability from a damaged foundation.
Cost of Basement Foundation Repair In Charlotte, North Carolina?
Most homeowners in Charlotte can expect to pay around $5,000 for foundation repair, on average. Foundation repair in any area can vary quite a bit depending on a few significant factors, so we’ll offer some average costs of repairs that are common in North Carolina below.
Small vertical wall cracks or fissures in your concrete floor should be sealed to prevent water intrusion. Several cracks can be addressed with grouting for around $750 in Charlotte and the surrounding areas, but additional gaps can increase the price.
Horizontal and stair-step cracks often require restabilization and foundation reinforcement to prevent structure collapse. Repair specialists may use helical piers or other pilings, but the cost averages between $8,000 and $10,000, and repairing larger homes can cost even more.
Differential settling of multi-level foundations or in response to uneven movement of the expansive soil in Charlotte is often repaired with foundation leveling. Pilings can be used for larger jobs for an average of around $9,500. Mudjacking or slab jacking can be used for smaller foundation settlement problems and often costs between $1,500 and $3,000 in North Carolina.
Differential settling often causes additional damages in your living space, like cracked drywall, uneven flooring, and bowed walls. These will require additional home improvement costs that should be considered, but the pricing will depend on the severity of the damage.
Whether you have water coming in through cracks in your concrete or wicking directly through your foundation in response to hydrostatic pressure, professional basement waterproofing is an excellent way to solve the current problem and prevent future leaking.
Foundation contractors in Charlotte charge between $5,000 and $7,000 on average for a 1,000 square foot home. Larger basements or crawlspaces require more materials and more work and can reach up to $10,000 or more.
Minor leaking or wicking can sometimes be addressed with exterior drainage and a sump pump installed inside as a safety measure. A relatively simple solution like this can cost between $3,000 and $5,000 but won’t be as effective in the long run as a full vapor barrier installation and waterproofing.
