Expert Foundation Repair Services In Wake Forest, NC

Foundation movement occurs throughout many areas in North Carolina at alarming rates. Unfortunately, residents in Wake Forest, Raleigh, Durham, Cary, Chapel Hill, Apex, Garner, Greenville, Holly Springs, Wendell, Zebulon, and numerous other cities in NC can expect to experience foundation issues at some point during their homeownership.

Foundations are primarily affected by the soil they’re built on and the weather, both of which cause most of the under-home damages in Wake Forest. We’ll discuss the specific problems present in the city and the surrounding area below.

Expansive Soil

Wake County’s soil has an abundance of clay – specifically red clay –which is known to be highly expansive. The tiny clay particles give expansive soils three primary characteristics that make them dangerous for home foundations.

Clay is absorbent, so clay-rich soil naturally takes in more water than a soil made up of larger sand or silt particles. The clay in the ground in Wake County absorbs runoff readily, gradually increasing in size as it takes in more water.

Moisture causes the ground to swell, which leads to the expanding soil pressing against your foundation with more force than it typically does. The added stress can compromise the structural integrity of your concrete slab or foundation walls. Structural damage is possible if the excess hydrostatic pressure isn’t relieved.

Clay is not only absorbent, but it retains water more than other soil constituents. Following rainfall in Wake Forest, the ground holds runoff for long periods, exposing your foundation to moisture constantly until it dries.

The longer water in the soil is exposed to your home’s foundation, the greater the chance of it leaking through foundation cracks or concrete pores.

Unfortunately, the hydrostatic pressure created by the swelling soil also forces moisture against your concrete with intense pressure, further increasing the likelihood of it seeping inside. Water damage and moisture accumulation are both severe threats to the concrete under your home.

Finally, expansive soil is most problematic in Wake Forest when it’s wet, but it can also necessitate structural repair if it dries. The volume that the soil gains when it absorbs water is lost in equal proportions when the moisture dissipates through drainage or evaporation. The shrinking soil pulls away from your concrete, which in turn sinks to maintain contact and support.

The potential for damage occurs when the drying process happens unevenly under your structure. Differential settling can create enough stress to cause your slab to crack, leaving you with costly structural damage and the potential for foundation failure.

Above-Average Rainfall

The problems with expansive soil are most prevalent when the ground remains wet or when the moisture content fluctuates. Unfortunately, the weather patterns in Wake Forest contribute to both issues.

The city receives over 46 inches of rain annually, which is about one and a half times the national average. The summer months bring the most abundant rain, with some months reaching double the monthly average of others throughout the year.

The above-average precipitation can cause flooding and excess moisture in the ground, both of which promote groundswell and the associated hydrostatic pressure on your concrete foundation.

Additionally, rainfall occurs frequently, especially in the summer months. As such, water intrusion is a widespread problem in the area, given that your foundation will continuously be in contact with moisture during the wetter months.

Multi-Level Foundations

The Research Triangle and many other developed areas throughout North Carolina have an abundance of multi-level foundations, such as partial basements and cellars.

Multi-level foundations are a design choice that occurs sporadically throughout the United States, but it’s prevalent in the Raleigh area specifically.

Multi-level foundations have two slabs, one sitting near the surface and one lying well below the first, often at a depth of over 7 feet. These foundations often lead to differential settlement because the ground dries at different rates depending on the depth.

This is especially true in Wake Forest, where clay soil is present, as water passes very slowly through the ground.

The result of uneven drying and shrinking is varying support beneath your foundation. Eventually, the inconsistent support can crack your concrete, causing severe structural damages.

High, Year-Round Humidity

Finally, Wake Forest residents contend with high year-round humidity, usually between 60% and 70% regardless of the season. Crawlspaces and basements are naturally prone to moisture accumulation, and the humid air in Wake Forest elevates the potential for a problem.

The humidity from outside can get trapped beneath your house, leaving consistently damp air in your under-home area.

Moisture can promote mold growth and damage to construction material, and it can seep upstairs to your living space and compromise your air quality.

The multiple underlying causes of under-home problems in Wake Forest mean that symptoms of foundation damage could take many forms throughout your house. We’ll discuss the most prevalent signs of a foundation issue below and why they appear in your home.

Cement Floor Cracks

If you have an unfinished crawlspace or basement and access to the surface of your slab, you’ll likely discover cracks in the concrete.

Thin cracks on your concrete floor that are level from side to side are generally indicative of typical foundation settlement and shouldn’t cause much concern. You should have a foundation contractor seal them to prevent water from entering your home, but they rarely require additional repair.

If the floor cracks widen significantly – usually to over ⅛” – or become unlevel, your issue is more likely differential settling that may be caused by uneven soil shrinkage or normal ground movement beneath a multi-level foundation.

These cracks are far more hazardous and need to be stabilized and sealed.

Vertical Wall Cracks

Similar to hairline floor cracks, vertical fissures on your crawlspace or basement walls develop as the concrete under new construction adjusts to the ground below and the weight of the structure above. These cracks are usually harmless from a structural standpoint, but they can allow water and moisture in. As such, a foundation repair company should seal them for you.

Horizontal Foundation Wall Cracks

Cracks traveling horizontally on your foundation wall are very dangerous and indicate structural damage. They form when the hydrostatic pressure from expansive soil outside forces the concrete inward enough to cause a stress crack.

These gaps need immediate stabilization, as they can cause structural collapse if left unrepaired.

Stair-Step Wall Cracks

You may notice fissures forming in a step pattern on your concrete block wall as well. These gaps often signify severe differential settling, and they usually mean your home is suffering from structural damage. Stabilization via underpinning is typically the best solution for these fissures, which is among the most costly foundation solutions.

Moist or Wet Basement or Crawlspace

Unfortunately, one of the most prevalent signs of an under-home problem in Wake Forest is water or moisture beneath your home. You’re likely to find slight differences in the symptoms you experience depending on whether liquid water or water vapor is your primary problem.

Liquid water most often leaks through foundation cracks, so you may find runoff trickling in during rainfall or water stains around concrete cracks when it’s not raining. Standing water, puddles, wet concrete, and water damage are all reasonable indications of liquid water entering your crawlspace or basement.

Moisture from the soil can also soak in through pores in the concrete and evaporate into the air. If this is the main problem in your home, you may notice damp air in the area, efflorescence on the walls, mold growth, moldy smells, and insects or rodents living there that are attracted to the humidity.

Moisture and mold spores can seep into your living space from your crawlspace or basement, so symptoms of a foundation leak can also present themselves on your upper floors. Uncomfortable air temperatures, indoor allergy symptoms, and high utility bills can all result from a moisture issue below.

Foundation damage regularly goes unnoticed for long periods because it develops so slowly and often isn’t visible during our daily routines. However, identifying and treating problems quickly can save you thousands of dollars in repairs, so completing a foundation inspection every few months is an excellent way to catch problems early and save on repair costs.

We’ll walk through a home inspection below that will help identify foundation problems quickly.

Perform Regular Foundation Inspections

You should start by inspecting your foundation about four times every year. Look for new or growing fissures on the concrete outside and the inside of your crawlspace or basement.

It’s a good idea to measure and mark every crack with a pencil to make identifying widening or lengthening easier and more reliable over time. Report any changes to a foundation repair expert.

You should also take some time to look for signs of water or elevated humidity under your house. Check for efflorescence, mold, musty odors, moist air, pest infestation, and any signs of water or water damage under your home.

Check the Interior of Your Home

Your structure depends on the foundation for even support, so any movement of the concrete below can often create changes throughout your living space.

Walkthrough your house and look for cracks in your sheetrock, doors and windows that get stuck from shifted framing, bowing walls, nails pushing through the drywall, and cabinets or countertops separating from the walls behind them.

Your floor joists and subfloor can also be warped by foundation movement, so use a long level or straight edge to assess uneven or sloping floors.

Check the Exterior of Your Home

Finally, look for changes to the outside of your home or landscaping. Cracks in the siding or chimney and uneven roofing can signify uneven foundation settlement.

Dips in your lawn, leaning retaining walls or raised garden bed walls, and particularly wet areas on your property during precipitation can all suggest an issue with expansive soil or poor drainage that could promote foundation damage over time.

Wake Forest foundation repair typically costs homeowners approximately $5,500. However, your price can fall far short or well in excess of this average, depending on the repair solution you need.

Most foundation experts will provide a free quote for their services, but we’ll include some more specific pricing below to help you estimate your home repair costs.

Cost to Repair Floor or Vertical Foundation Crack

General contractors in Wake Forest charge an average of $500 to seal settling cracks. A $250 bill may cover smaller floor or wall repair jobs, while $750 is standard for broader or longer fissures.

Cost to Repair Heavy or Ongoing Leaks

A basement waterproofing system is a standard foundation solution in Wake Forest, given the prevalence of water and moisture problems under homes in the area. On average, these basement systems cost $5,500, but the price can fall anywhere between $2,000 and $10,000.

Your cost will depend mainly on the equipment you need and the warranty included. Your setup may consist of several waterproofing solutions, including a French drain or another exterior drainage system, sump pumps, soil gradation, gutters and downspouts, crawlspace encapsulation, vapor barriers, and more.

Cost to Repair Horizontal Foundation Cracks

Wall anchors are the most common repair solution for wall movement in response to hydrostatic pressure. The anchors cost between $3,000 and $5,000, depending on how many your wall requires.

Some foundation contractors in your service area may opt for carbon fiber supports installed inside your foundation walls, which can also stabilize your foundation.

These cost around $500 each for an average total of about $2,500. However, this isn’t a permanent solution, so the repair offers less peace of mind than more reliable wall anchors.

Cost to Repair Sinking Foundation

Differential settling that causes stair-step cracks or wide, uneven floor cracks typically requires underpinning, a concrete leveling process used to restore structural integrity. Push piers are installed beneath the sinking section of concrete to elevated and support it going forward.

Foundation repair contractors in Wake Forest generally charge between $5,000 and $20,000 for this basement or crawlspace repair service. The range is so wide because the price of the two most common pilings – steel piers and helical piers – varies from $1,000 to around $3,000 each.