Expert Foundation Repair Services In Fayetteville, NC

Soil movement is a widespread phenomenon in North Carolina for a few reasons. Unfortunately, homes in Fayetteville, Pinehurst, Sanford, Plain View, and many of the surrounding areas experience damage to their concrete foundations at an abnormally high rate.

The soil quality and weather are mostly to blame for the prevalence of foundation problems in Fayetteville. We’ll get into why and how the climate and ground consistency affect homes in the area below.

Sandy Soil

The majority of foundation issues in Fayetteville stem from the sandy and silty soil in Cumberland County. The city is built on the Blaney-Gilead-Lakeland subsection of ground, which is characterized by a high ratio of sand and silt, as well as remarkably fast drainage. Silty soil is generally considered better than clay-rich dirt for construction, but it still creates problems for home foundations.

The soil particles are somewhat large and don’t absorb water readily, so runoff drains rapidly and can erode portions of the ground as it does so. Underground erosion causes two primary issues.

First, it can cause the earth to settle in a non-uniform way. This process, called differential settling, is perilous for home foundations, as it leads to varying degrees of foundation movement across your home. When the concrete fails to support your home without even support, sections can crack off and sink further into the ground than the rest of your house.

Second, soil erosion can leave voids around your foundation where water can pool for extended periods. The longer water interacts with your concrete, the more likely it is to soak through and enter the area under your home. Moisture and water in your crawlspace or basement can create a slew of additional problems, which we’ll discuss in detail later.

Above-Average Rainfall

Fayetteville residents typically experience over 46 inches of rainfall annually, which is about 50% higher than the national average. The excessive precipitation in the area lends itself to worsening problems related to the silty soil.

More runoff means a higher chance of ground erosion, leaving Fayetteville homes at an even higher risk of differential settling. The above-average rainfall also contributes to water pooling in voids created immediately around your foundation, leaving basements and crawlspaces in the area more prone to water intrusion and moisture build-up.

Multi-Level Foundations

Unlike much of the United States, houses in North Carolina are commonly built with partial basements or crawlspaces. The installation cost is lower than opting for a full basement because less excavation is needed, and it still gives homeowners storage space or added living areas.

However, multi-level foundations can contribute to problems with differential settling. Different levels of your foundation will be supported by soils at varying depths, and deeper soils typically settle at slower rates than more shallow soil due to compaction and drainage patterns.

As such, multi-level foundations leave parts of your house sinking more rapidly than others, often resulting in cracking and separation from the rest of your foundation.

High, Year-Round Humidity

Lastly, Fayetteville experiences high levels of humidity year-round, typically between 65% and 75%. Moist air outside your home can easily seep into the space under your house and get trapped there, especially if your basement or crawlspace is vented.

Moisture in your under-home area can create a multitude of issues, including rotting of framing and floor joists, damaged insulation, mold growth on your concrete block walls or other construction materials, pest infestations, and decreased air quality inside your home.

Some mold spores that thrive in moist areas feed on concrete and wood under your house, gradually causing structural damage. Similarly, some insect species attracted by moisture – like termites and carpenter ants – feed on wood in your home and can cause significant damage over time.

There are numerous signs you can be on the lookout for to detect the beginnings of foundation damage. We’ll discuss the most prevalent symptoms that appear in Fayetteville below.

Foundation Cracks

Cracks in your concrete can be completely harmless or indicate catastrophic structural damage. It will be most helpful to identify the damage based on the foundation gap’s location and size.

Hairline Floor Cracks

Hairline cracks in your crawlspace or basement floor are common in all areas. During the first few years after construction, your foundation settles minimally into the ground, and small fissures can appear as a result. These cracks generally aren’t a severe issue and can be sealed with epoxy or polyurethane to keep water out of your home.

Wide or Uneven Floor Cracks

Floor cracks that are wider than ⅛”, those that continue to grow long after construction, or those where one side of the gap is higher than the other commonly indicate an issue with differential settling. These types of cracks are typical in Fayetteville because of the likelihood of soil erosion.

Vertical Wall Cracks

Settling cracks can also develop on your concrete block walls, and they generally run up and down rather than diagonally or side to side. Sealing is usually a permanent solution for vertical wall cracks under ⅛” wide, but larger gaps sometimes require stabilization to prevent further separation of the two sides.

Horizontal Wall Cracks

Unlike vertical wall cracks, gaps running horizontally on your wall don’t form in response to settling. Instead, they indicate that hydrostatic pressure from the soil outside is compromising your foundation’s structural integrity.

Horizontal cracks aren’t very commonplace in Fayetteville, but they can occur if erosion creates voids around your concrete and allows heavy water to pool against your foundation.

Stair-Step Cracks

Step-shaped cracks form on your concrete block wall when portions of your foundation sink or settle at a faster rate than other sections. This type of damage is typical in Fayetteville because of the heavy rains and the likelihood of erosion under and around your house. Foundation settlement that causes these cracks requires structural repair, as it can lead to complete foundation failure. They require immediate attention from a concrete repair specialist.

Moist or Wet Basement or Crawlspace

Lastly, moisture build-up and water intrusion are reasonable indications that you have a problem with your foundation in Fayetteville. The potential for water interacting with your concrete can open your crawlspace or basement up to several related symptoms.

Liquid water seeping in through cracks in your foundation may result in wet spots on your concrete, water pooling on the floor or visibly trickling in through gaps in your basement walls or floor, and damp air resulting from the water evaporating under your home.

Water vapor can enter your under-home area by wicking through the pores in your concrete. Moisture build-up in your basement often causes mold growth, pest infestations, damp air, musty odors, and efflorescence, which is a white powder made up of minerals from intruding water left behind on concrete walls.

Additional symptoms of moisture build-up under your house can be seen in your living space. These include uncomfortable temperatures during the summer and winter, increased utility bills from you or your family compensating with heating or cooling systems, and uncharacteristic allergy symptoms from mold spores moving up from your basement.

Identifying signs of minor foundation problems before they develop into significant damage is crucial for keeping repair costs and property damage to a minimum. Below are some tips for locating the symptoms quickly and efficiently.

Carry Out Regular Foundation Inspections

Monitoring your foundation for changes is the simplest way to identify problems as soon as they develop and before they lead to severe damage.

Begin your inspection under your home if you have access. Look for crumbling concrete and cracks, and keep a detailed, written report of all crack locations, widths, and lengths.

Compare these measurements to previous logs to keep track of crack formation and growth. Report widening, lengthening, horizontal, and stair-step cracks to a structural engineer for a professional inspection.

You should also check for other signs of damage, including water pooling, wet areas of concrete, efflorescence, mold or mildew, insects, rodents, damp or heavy air, and musty odors beneath your house.

If you have a concrete slab foundation, complete an exterior inspection, looking for cracks or sinking sections of concrete around the corners of your structure.

Check Your Home’s Interior

Foundation movement, including inward wall movement and differential settling, will typically present symptoms in your living space as well. The framing that acts as the skeleton for your house relies on the foundation for stability, so some resulting home improvement needs can indicate foundation trouble.

Walk through all of the rooms in your home, checking for drywall cracks, walls that aren’t plumb, doors and windows that stick, nails popping out of the sheetrock, and cabinets separating from the kitchen or bathroom walls. You can also keep an eye out for unlevel, sloping, or buckling flooring, which is common in homes that have suffered foundation damage due to differential settling.

Check Your Home’s Exterior

Lastly, inspect the exterior of your house, including your landscaping. Look for wavy, sagging, or sloping roofing, all of which can result from differential settling common in Fayetteville. Inspect brick, stone, or stucco siding carefully for fissures. Also, ensure your chimney isn’t separating from the rest of your house or leaning to one side.

You may also be able to identify signs of foundation problems in your yard. Divots or uneven sections in your yard can signify issues with soil settlement on your property, and these could be affecting your foundation as well. Check for level ground immediately around your concrete, as variations could suggest that voids are forming beneath the surface and leaving your crawlspace or basement prone to water intrusion.

Homeowners in Fayetteville pay between $300 and $15,000 for foundation repair services, with an average price of around $5,000. We’ll provide some more specific pricing based on the damage you may be experiencing, given the wide range.

Cost to Repair Floor or Vertical Foundation Crack

Most foundation repair companies will simply seal non-structural foundation cracks to limit water intrusion and related damages. Crack sealing can be as cheap as $300 for small gaps or as expensive as $800 or so for longer or broader fissures.

Cost to Repair Horizontal Cracks or Bowing Walls

Horizontal cracks and bowing foundation walls sometimes require earth anchors to pull the wall back to its original position and resist future ground movement. Earth anchors cost between $3,000 and $5,000 for installation.

However, since lateral wall movement isn’t a severe problem in Fayetteville, some general contractors will opt for carbon fiber support strips. These cost about $500 each, and the total installation cost is typically $2,500 to $3,000.

Cost to Repair Sinking Foundation or Stair-Step Crack

Concrete repair specialists most often use a process called underpinning to repair sinking foundations, including those that have resulted in unlevel floor cracks or stair-step cracks on the concrete block walls. Given the bedrock’s depth in Fayetteville, most companies will use helical piers that cost approximately $3,000 each. The total cost for push pier installation ranges from $9,000 to $20,000, sometimes even higher for larger foundations or significant damage.

Some foundation contractors opt to use mud jacking, a concrete leveling technique that is generally considered a temporary solution for sunken concrete. It’s a cheaper option at around $2,000, but it won’t last forever, provides less peace of mind, and rarely includes a warranty.

Cost to Repair Heavy or Ongoing Leaks

Unfortunately, the heavy rainfall in Fayetteville results in frequent water intrusion problems. Basement waterproofing systems are used to combat regular or heavy leaking. The systems generally include exterior drainage systems, sump pumps, vapor barriers, dehumidifiers, crawlspace encapsulation, and a gutter system. The total cost for a comprehensive waterproofing system is $5,500, on average.