Expert Foundation Repair Services In High Point, NC

Unfortunately, foundation movement is a severe risk in Central North Carolina. Property owners in High Point, Winston-Salem, Kernersville, Raleigh, Thomasville, Clemmons, Durham, Lexington, Lewisville, and several other nearby cities contend with the resulting damages and necessary repairs on a regular basis.

There are a number of factors that contribute to foundation problems in High Point. We’ll provide some information about them as well as an explanation of how they negatively affect the concrete beneath your house.

Expansive Soil

Expansive soil is one of the leading causes of foundation problems in the United States, and it’s a particularly troubling issue in High Point. Most of Guilford County – including all of High Point – is situated in a strip of unique soil referred to as the Carolina terrane.

This arc of land is easily distinguishable from the surrounding areas because of its high concentration of clay particles in the ground. This characteristic classifies the soil as expansive.

Expansive soil is exceptionally dangerous for your home’s foundation because, as the name suggests, it expands when it comes in contact with water. When precipitation wets the ground, the soil around your concrete can swell to extreme volumes. The lateral and upward growth of the earth places additional pressure on your concrete block walls and slab.

If the stress created by the hydrostatic pressure becomes too significant, the concrete can crack to relieve the tension. The resulting fissures in your concrete compromise your foundation’s structural integrity.

The volume that is gained during periods of rainfall is quickly lost when the soil dries, meaning that the earth shrinks when runoff drains out of the dirt. Shrinking of the soil can be just as dangerous as swelling, as the ground can pull back from your concrete in areas that dry more quickly.

The resulting settling of your foundation happens non-uniformly, creating instability and an unlevel base for your concrete. It often cracks under your structure’s weight and sinks deeper into the ground until it rests once again on the soil. The differential settling commonly leads to structural damage.

Lastly, clay particles are very tiny and capable of absorbing and retaining moisture between them.

Therefore, High Point’s soil remains saturated for long periods following precipitation, exposing your foundation to water intrusion. Water damage and moisture accumulation can lead to significant property damage.

Above-Average Rainfall & Drought

Expansive soil is much more problematic in areas with frequent precipitation and constant fluctuations in the soil’s moisture content. Unfortunately, High Point receives around 44 inches of rain annually, which is nearly 50% higher than the average throughout the United States. Additionally, North Carolina is prone to drought and flash drought conditions, which creates more of a risk.

The above-average rainfall in High Point means that the soil remains saturated for extended periods, contributing to swelling of the earth and an increased risk of hydrostatic pressure on your foundation.

The frequent, year-round precipitation also means a higher chance of water seeping into your under-home area or between your concrete slab and your first floor, as the soil holds the excessive runoff against your concrete almost continuously.

High Point’s drought conditions are considered moderate, but they can still cause the soil to dry completely and shrink away from your concrete. “Flash drought,” which consists of isolated drought conditions and dry soil, makes differential settling more of a threat.

The frequent fluctuation of soil moisture between periods of heavy rainfall and drought conditions makes the soil shrink and swell in rapid cycles. This regular ground movement contributes to foundation damage and instability.

Multi-Level Foundations

Lastly, multi-level foundations are a common design choice throughout North Carolina because of their convenience and relatively low cost. They appear most often in partial basements and cellars, where a section of the foundation sits a foot or so below the ground, and the rest is situated seven or eight feet under the surface.

While these under-home areas allow for additional living space or storage space, they leave the structure above dependent on soil at drastically different depths.

The clay in High Point’s soil means that settling occurs at varying rates depending on the depth below the surface. Uneven shrinking and swelling of the ground under split foundations can contribute to differential settling and necessitate structural repair.

The different causes of foundation damage will often bring about varying symptoms in your foundation and throughout the rest of your home. As such, identifying severe issues can be challenging. Below, we’ll explain the typical warning signs and the likely underlying cause of each.

Foundation Cracks

Cracks occur in most foundations, and they can indicate a variety of problems depending on their location and width. It will be most helpful to break down the different cracks by where they occur and the damage they signify.

Slab or Basement Floor Cracks

Cracks in your slab or on your crawlspace or basement floor are typically a result of the standard settling period that occurs in your foundation in the first few years after it is poured. They develop as the concrete adjusts to the soil below and the weight of your home, and they don’t indicate structural problems if they remain thin and level.

The best option is to have a foundation repair specialist seal them with epoxy to keep water and moisture out.

Wider floor cracks or those that aren’t level from one side to the other usually signify differential settling and severe problems. They often require structural repair and can lead to foundation failure if left unstabilized.

Vertical Wall Cracks

Fissures that appear in a vertical position on your foundation wall or on the side of your slab are generally non-structural and occur as a result of settling. These cracks should simply be sealed to prevent water seepage, especially in High Point, where water intrusion is a significant problem.

Horizontal Wall Cracks

Horizontally-oriented wall cracks are much more dangerous, as they signify that the hydrostatic pressure in the surrounding soil has become too intense for the wall to resist. The upper section of the crack usually pushes inward, sometimes to the point of structure collapse if left untreated. This type of damage is almost always structural in nature.

Stair-Step Wall Cracks

Similar to wide or uneven floor cracks, step-shaped cracks on your concrete block wall are a clear sign of differential settling. They frequently occur in High Point because the soil’s moisture content fluctuates so readily with the weather. These gaps necessitate stabilization immediately.

Moist or Wet Basement or Crawlspace

Lastly, an accumulation of moisture or water under your home is a common sign of foundation issues that can lead to various damages throughout your crawlspace or basement and living area.

If water leaks in through unsealed foundation cracks, you’re likely to notice wet concrete beneath your house, puddles on the floor, standing water, or water damage from previous leaks during rainfall.

Water vapor is trickier to identify because it evaporates into the air and remains invisible. Most homeowners notice damp air in their crawlspace or basement, pest infestations, efflorescence on the walls, mold growth, or musty odors.

The humidity and mold spores in the air under your house can seep into your upper floors. They can create uncomfortable temperatures and allergic reactions in you or your family members. You might also find that your heating or cooling bills are higher as you try to compensate for the more extreme temperatures of the moist air.

Foundation issues worsen over time, often beginning as mild damages and progressing into structural issues. Identifying symptoms of foundation damage early is crucial for limiting the damage they cause to your home and the price you’ll eventually pay to have them repaired.

Below, we’ll detail a quarterly inspection you can carry out to monitor your property for signs of foundation problems.

Inspect Your Foundation

Begin your inspection by examining your foundation. If your home is built slab-on-grade, you’ll have to conduct this portion of the assessment outside. Simply look for cracks and unevenness in the visible concrete beneath your home. The damage is most likely to occur around the corners of your house, so pay special attention to those areas.

If you have a crawlspace or basement, you can continue inspecting your concrete inside. Look for cracks here as well, even if you looked outside, as some may appear below the surface of the earth. This is especially true of horizontal wall cracks and stair-step cracks, so keep a keen eye out for those.

You can also look for mold growth, signs of insects or rodents frequenting the area, efflorescence, damp air, water damage, standing water, and puddles or evidence of past puddles on the floor.

Look for Signs in Your Living Space

Foundation movement typically affects the framing and floor joists in your home, so there are several signs you can look for in your living space. Continuing your inspection inside, keep an eye out for bowing walls, nails visible through the sheetrock, cracks in the drywall around wall openings, sticking doors and windows, and buckling or sloping flooring.

Unusually high or low temperatures in your living area or high utility bills can help identify moisture build-up or water intrusion under your house, so pay attention for these.

These symptoms are especially helpful if you have a slab foundation, as they will often be the only symptoms you notice of a moisture issue beneath your house.

Check Your Home’s Exterior for Problems

Finally, complete your inspection by going outside and walking your property. In your yard, look for dips or unevenness in the lawn, leaning or crumbling retaining walls or raised garden bed walls, and puddles in the grass following rainfall.

These symptoms can all indicate that you have highly expansive soil around your home that may need additional drainage so as not to damage your foundation.

On your home’s exterior, sagging rooflines, crumbling or cracked chimneys, and fissures in your siding can all signify foundation movement below. Report any of these problems to a structural engineer to have your foundation inspected for structural integrity.

Foundation repair services in High Point cost an average of $5,500. However, your price can range from around $250 to several tens of thousands of dollars. To help you better estimate what your home improvement project may cost, we’ll break down some average costs for typical foundation solutions in the area below.

Cost to Seal Foundation Cracks

Non-structural foundation cracks are the most straightforward repair to carry out. Most concrete contractors can seal these cracks to keep water out for around $450. More minor cracks can be as little as $250, while larger ones may run closer to $1,000.

Cost to Repair Horizontal Foundation Crack

Hydrostatic pressure from High Point’s expansive soil needs to be reduced and prevented. The best solution is usually earth anchors, which pull your wall outward and help stabilize it in a vertical position.

The anchors cost around $1,000 each for the equipment and installation, so you can expect to pay between $3,000 and $5,000 for the entire repair.

Some foundation repair companies will opt for an exterior drainage system to reduce water in the soil around your concrete. They’ll couple the drainage system with carbon fiber supports inside to resist further movement. These are a cheaper fix at around $2,500, but they often don’t include as enticing of a warranty and aren’t always a permanent solution. As such, they don’t provide the same peace of mind.

Cost to Repair Stair-Step Cracks or Unlevel Floor Cracks

Differential settling is resolved by placing push piers beneath your foundation to support the concrete. Most foundation repair experts use steel piers, which cost around $1,000 each, or helical piers, which are pricier at $3,000 each. The total cost for this basement or crawlspace repair can fall anywhere between $3,000 and $20,000, and more significant problems might be even more expensive.

Cost to Fix Ongoing Water Problems

Frequent water intrusion and moisture accumulation under your house can typically be solved permanently using a basement waterproofing system. A basement system needs to be customized for your specific property, so they can vary in how effective they are. It’s best to choose a foundation contractor with years of experience, positive testimonials, and the promise of a warranty on your setup.

Your system may include a French drain, sump pumps, floor drains, drain tiles, dehumidifiers, vapor barriers, crawlspace encapsulation, and other methods for limiting the water in and around your foundation. Your waterproofing solution will likely cost between $2,500 and $10,000, but most average around $5,500.