Expert Foundation Repair Services In Durham, NC

Unfortunately, the geology of the Durham area creates a relatively high risk of foundation movement and resulting damage. These issues, in combination with the climate, lead to a high occurrence of foundation problems in Durham, Raleigh, Cary, Chapel Hill, Apex, Hillsborough, Fayetteville, and many of the other nearby cities.

There are a few underlying causes of foundation issues in North Carolina, which we’ll discuss in detail below.

Expansive Soil

North Carolina has an arc of exotic soil, believed to have been left behind during continental movement nearly 500 million years ago. It’s made up of the Carolina terrane and the Triassic basins. The eastern half of Durham county lies in the basin, while the western half lies in the Carolina terrane.

The issue with Durham’s placement on this exotic soil is the abnormally high concentration of clay in the ground. Clay is absorbent and expansive, meaning it readily soaks in water and increases in volume as it does so. Expansive soil is one of the most harmful elements for foundations for three primary reasons.

First, clay-rich dirt expands when it rains and puts undue pressure – called hydrostatic pressure – on your foundation walls and concrete slab. The pressure can eventually cause the loss of structural stability in your home.

Second, expansive soil dries more slowly than soil with a lower ratio of clay. As such, it holds water against your concrete block walls for more extended periods. This creates a higher risk of water intrusion through foundation cracks and allows moisture the opportunity to wick through undamaged concrete and evaporate into your basement or crawlspace.

Third, expansive soil decreases in volume as it dries. When the runoff from rainfall evaporates, the clay-like dirt can shrink away from the concrete and leave sections without support from the ground.

Your foundation relies on support from the earth to hold up the weight of your house, and it can quickly crack and sink into the dirt until it settles back onto supportive soil. This is particularly detrimental if only inpidual sections of your concrete lose support, a process called differential settling.

Multi-Level Foundations

Unlike much of the United States, North Carolina properties commonly have multi-level foundations in the form of partial cellars or partial basements. While these designs are significantly cheaper than a full basement, they leave your home sitting on soil at two drastically different depths.

Since soil settling varies depending on depth, especially after rainfall, multi-level foundations are inherently prone to differential settling. Durham homeowners may find large cracks in their foundation as it fails to maintain its strength while the ground moves at different rates around it.

Frequent Rainfall & Drought

North Carolina isn’t known for its excessive rainfall, but it does experience higher-than-normal precipitation throughout much of the year. The state as a whole averages nearly 15” more than the rest of the United States.

Water and foundations don’t often mix well, and this is especially true in Durham, where the soil absorbs rainwater so readily. Frequent rainfall and soil that holds moisture for more extended periods than are normal mean that Durham homes are more prone to hydrostatic pressure, water intrusion, and drainage issues.

To make matters worse, North Carolina is prone to droughts. Durham and the immediately surrounding areas, specifically, are at moderate risk. While too much rain is detrimental to foundation health, not enough soil moisture can make problems with differential settling significantly more severe. Droughts lead to shrinking soils and unsupported sections of the foundation, which can cause significant damage to affected homes.

High Relative Humidity and Dew Point

Lastly, Durham experiences both a high relative humidity as well as dew point. The relative humidity is the amount of moisture suspended in the air expressed as a percentage of the amount that the air could support. Dew point is a measure of how readily the air holds water.

This combination leaves Durham with relatively moist air for the majority of the year. Humidity can be an issue in any portion of your home, but basements and crawlspaces are naturally prone to moisture build-up. Damp air in the basement or crawlspace is detrimental for three primary reasons.

First, it creates an environment where mold and mildew can grow readily. Mold not only damages your concrete and potentially the joists and framing in your home.

Second, it can slowly destroy construction material and potentially leave your home structurally unsound.

Third, it affects your living space via a process called the stack effect, in which humidity and mold spores can seep up into your home, negatively affecting the air quality.

There are several signs you can look for that often indicate you have some kind of issue with your foundation.

Foundation Cracks

Cracks in your concrete block walls or cement slab can be an issue no matter where they’re located or how large they are. However, crack locations point to different types of damage. We’ll break down the most common foundation cracks below.

Basement Floor Cracks

Hairline cracks in your cement floor typically form due to the natural settling of your concrete. They generally don’t mean structural repair is necessary, and you’ll just want to have them sealed by a foundation repair contractor to avoid water seepage from outside.

Since Durham is built on expansive soil and is exposed to drought regularly, sections of your foundation floor can crack and sink into the ground. If the crack in your floor is wide or the two sides are unlevel, call a foundation repair company immediately.

Vertical Wall Cracks

Cracks that run vertically on your concrete wall are also typically innocuous. They form during settling and should usually just be sealed to avoid water intrusion. However, they should be reinforced by a contractor if they grow to over ⅛” wide.

Horizontal Wall Cracks

Cracks that run horizontally on your foundation wall are caused by hydrostatic pressure from the ground outside. These are common in Durham, where expansive soil and above-average rainfall are prevalent. They almost always suggest structural damage and instability, and they require immediate attention from a structural engineer.

Stair-Step Wall Cracks

If the expansive soil in Durham dries and shrinks away from your home, portions of your foundation may lose support and sink into the earth. This often results in the concrete walls breaking in a stair-step pattern. These types of cracks indicate structural damage and should be treated by a concrete repair expert immediately.

Damp or Wet Basement

The expansive soil and high humidity in Durham and other parts of North Carolina lend themselves to basement water issues regularly. You may notice liquid water pooling under your home, damp air or musty odors when you enter the area, efflorescence on the walls, or mold or mildew growth.

All of these are signs that the soil is forcing water or water vapor into your home or that the naturally moist air is building up in your basement or crawl space.

Poor Indoor Air Quality

Lastly, poor air quality in your living space can be a sign of foundation damage. Air from under your home can seep up to your first or second floors, often bringing moisture or mold spores with it.

Moist air feels colder in the winter and warmer in the summer, so uncomfortably hot or cold temperatures in your living space could point to a moisture issue below your home.

If mold spores enter your house, they can trigger allergic reactions, including itchy eyes, sneezing, congestion, and difficulty breathing. If you or a family member experience these symptoms with no explanation, you may have a mold problem in your crawlspace or basement.

Your foundation is under immense pressure at all times to support your home from below and keep the elements out. As such, damages to your slab or concrete walls usually worsen over time, sometimes to the point where costly repairs are unavoidable. Below are some tips for identifying foundation damage early so that you can limit repairs and the effect on the rest of your home.

Check Your Foundation Often

Foundation damage generally gets worse without property owners knowing because it’s out of sight. The symptoms of an issue under your home are usually easy to see, so the best way to avoid largescale problems is to find them when they’re small and treat them before they get worse.

If you have a basement or crawlspace, head down into the area about once every three months and do an inspection. Look for cracks in the slab or on your walls, and mark them with their length and width so you can compare during your next inspection. Take note of efflorescence or mold growth on the walls, and report to a concrete repair company for guidance the first time you notice any damage.

Pay attention to the air quality to make sure it doesn’t feel heavy or moist, and look for pooling water that could indicate an intrusion problem.

Regardless of the foundation type, check the visible concrete outside for cracks or crumbling. Slab foundations experience most issues around the corners of your house, so focus your attention there.

Check the Inside of Your Home

Your foundation supports the floor joists, framing, and rafters throughout your house, so some damages can present symptoms in your living space. When you carry out your foundation check, inspect your home’s interior as well.

Look for cracks in the drywall, especially around the corners of rooms, windows, and doors. Check to ensure that doors and windows open and close smoothly without getting stuck. Inspect cabinets and countertops to make sure they aren’t pulling away from the wall. Take note of buckling or wavy floors. These seemingly minor damages can indicate instability of your foundation.

Check Your Yard

Lastly, head outside during your quarterly inspection and look at the exterior of your home.

Ensure the chimney isn’t pulling away from the house and that the roof is level and straight. Identify signs of expansive soil by looking for gaps between the ground and your foundation, soggy areas of your yard after it rains, or leaning retaining walls or raised garden bed walls.

These can all indicate that you have the typical Durham soil with a high clay concentration and potential drainage issues.

Most homeowners in North Carolina pay around $4,500 for foundation repair. However, repairs can range from $250 to $10,000 or more, depending on the type and extent of the damage. We’ll break down the average foundation repair costs in Durham below based on the underlying problem.

Foundation Crack Repair Cost

Sealing hairline floor cracks or thin vertical wall cracks typically costs between $250 and $750, depending on the length. Additional cracks or wide gaps may be over $1,000. The price may be less if you hire a general contractor, but the workmanship may not be as high-quality as that of a foundation specialist.

Fixing a horizontal foundation crack requires stabilization with earth anchors. Each anchor costs around $1,000 to install. You may need between one and five anchors per affected wall.

Fixing a stair-step crack is best done with underpinning to create support from underneath. The pilings run between $1,000 for a concrete pier and $3,000 for a helical pier. Several pilings are usually required to correct instability. You can expect to pay up to around $10,000 on average for a stair-step crack that has led to moderate settling.

Bowing Foundation Wall Repair Cost

A bowing foundation wall from hydrostatic pressure outside is typically fixed with earth anchors. Each anchor costs about $1,000. You may also need to improve exterior drainage, which can cost an additional $2,500, sometimes more.

Basement Waterproofing Cost

If you have frequent water intrusion or moisture problems in your basement or crawlspace, the best solution is often basement waterproofing. Waterproofing systems consist of many different solutions, including a vapor barrier, an exterior drainage system, crawlspace encapsulation a sump pump, a floor drain, and waterproof paint. Basement or crawl space repair in the form of crack sealing may also be necessary.

The average cost of basement waterproofing in Durham is around $4,500.