Expert Foundation Repair Services In Albany, NY

Ground movement and the foundation damage it typically causes are prevalent in Central New York. Homeowners in Albany, Clifton Park, Schenectady, Ballston Spa, Averill Park, and other cities in the Capital District and the surrounding area experience foundation problems at an alarming rate.

There are a few things related to the geology and the weather in Albany that contribute to widespread foundation issues. We’ll get into each of them below, and we’ll provide an explanation of the impact they have on your structure.

Expansive Soil

Expansive soil is one of the leading causes of foundation problems in the United States, and a large portion of Albany’s soil is known to be expansive. The developed land has a high concentration of clay in it, creating a few different issues for homes built over it. The first and often the most severe problem is that clay-rich soil absorbs water readily and in large volumes. It swells significantly when it comes in contact with runoff or floodwater, and the expanding earth puts an incredible amount of pressure on your concrete foundation. The swelling can cause inward bowing of your foundation walls, and cracking of the walls and slab, ultimately leading to a loss of structural integrity. The second problem that expansive soil creates is differential settling, which is when sections of your foundation settle at differing rates. This dangerous movement under your home typically occurs when the expansive soil underneath dries unevenly and shrinks away from some areas of the concrete. When the soil pulls away, the unsupported area of the foundation cracks away and sinks into the earth until it meets the retracted ground. Structural damage is a frequent result of differential settlement, and foundation failure is possible if the issue is left untreated. Lastly, the tiny clay particles retain water between them for extended periods, often keeping moisture pressed against your foundation for days following rainfall. The longer the moisture interacts with the concrete, the more likely it is to seep through cracks or pores in the surface and accumulate under your house. Water damage and problems with excess humidity are both prevalent in Albany because of the absorbent soil.

Above-Average Rainfall

Albany receives over 46 inches of rain each year, about 50% higher than the average throughout the United States. The problems with expansive soil relate directly to the earth’s moisture content, so the area’s above-average rainfall contributes to foundation movement and the associated damages. The frequent and heavy rainfall keeps the ground saturated and in a swelled state, leaving your concrete block walls and slab open to hazardous inward pressure. Additionally, the earth’s moisture content remains high, so your under-home area is exposed to water intrusion and moisture accumulation, an issue for all foundation styles. Lastly, the rainfall regularly contributes to flooding, as constant precipitation makes the ground fully saturated, leaving no room for additional rainwater to drain.

Flooding

Flooding is a problem mainly because of the above-average rainfall, but Albany’s proximity to the Hudson River and Mohawk River makes floods more of a risk. Excess runoff can cause the nearby rivers to overflow and fail to drain precipitation as they usually do. Unfortunately, flash flooding and river flooding are both commonplace in Albany and occur at alarming rates. Flooding can increase the risk of water intrusion, moisture build-up, and excess hydrostatic pressure on your foundation walls and slab.

Older Homes

Lastly, many of the homes in Albany were built in the 1960s. Although there were building codes present at the time, more is known about foundation stability, longevity, and resilience to water now than in the 60s. New building practices have developed since then, so the chances of inadequate ground preparation, backfilling, or soil compaction are higher throughout Albany than in areas where newer construction is more common.

Some types of foundation damage are very severe, so many homeowners believe that a problem will be straightforward to find and diagnose. Unfortunately, not all damage is equally as dangerous, and many develop so slowly over time that they’re difficult to identify until they result in a structural problem. Below, we’ll discuss the more common signs of foundation damage in Albany so that you can monitor your home for developing issues more accurately.

Foundation Cracks

Cracks in your foundation can often be misleading, as they don’t always indicate major issues. The location and physical characteristics of the fissure can often help identify the severity.

Slab or Basement Floor Cracks

Cracks that form on your slab or on your crawlspace or basement floor are most often from the normal settling of the concrete after it’s poured. If you’re able to confirm that the gap is less than ⅛” wide and doesn’t have one side sinking below the other, chances are the crack isn’t structural. The best solution is to have a foundation repair company seal the fissure for you to keep water out. Slab cracks can widen, continue to grow long after new construction, and can become unlevel across the gap. If any of these characteristics are evident, the damage is likely structural and caused by differential settling of the soil below. A structural engineer should be able to confirm the problem and provide stabilization.

Vertical Wall Cracks

Wall cracks that form in a vertical orientation are almost always a result of concrete settling. The best solution is typically an epoxy or polyurethane sealant, especially given the risk of water intrusion in Albany. Wider vertical cracks may require some minor stabilization in addition to sealing to prevent further growth.

Horizontal Wall Cracks

Wall cracks that develop in a horizontal position across your crawlspace or basement wall form when the hydrostatic pressure from the surrounding soil becomes too intense for the concrete to resist. The stress pushes the concrete inward until a crack forms to relieve the pressure. This is a widespread problem in Albany because of the clay soil’s tendency to swell when it gets wet. Unfortunately, these fissures suggest that your home’s foundation requires structural repair, so the solution is generally extensive and costly.

Stair-Step Wall Cracks

The last type of foundation crack you’re likely to see in Albany is one in the shape of a step pattern forming around the joints between concrete blocks. These cracks generally indicate structural damage from differential settling, where the lower portion of the wall and the connected slab are sinking into the ground more rapidly than the rest of your home. This type of damage requires immediate repair, as it can quickly lead to foundation failure if you neglect to have it stabilized.

Damp or Wet Basement

Lastly, moisture or water in the area under your home is a clear indication that you have a problem with your foundation. The symptoms of water vapor and liquid water can easily be confused, but there are some differences that make the distinction possible. Water vapor enters your crawlspace or basement most often through the tiny pores in solid concrete, when Albany’s clay-rich soil exposes the foundation to moisture for long periods. It evaporates into the air, making it difficult to assess. Symptoms include humid air under your house, mold growth, musty smells, efflorescence on the walls, and pest infestation. Liquid water typically seeps through foundation cracks and pools on the floor, so you may notice water trickling in through gaps in the wall or floor and puddles or wet spots on the concrete. You may also find standing water, water damage, or musty odors and mold growth if the problem is recurring. Many homeowners don’t frequent the area under their houses, so they rely more on signs in their living space to determine if there is a problem with water or moisture getting through their foundations. You may find above-average utility bills or uncommonly cold or hot air in your living area if humid air seeps up from beneath your house. Additionally, unusual allergy symptoms can indicate that mold spores are entering your home from your crawlspace or basement.

Identifying the symptoms of slowly developing foundation problems is critical for limiting the damage done to your property and the repair cost to correct the issues. Below, we’ll provide a foundation and home inspection protocol you can use every three to four months to monitor your foundation and living area for warning signs of foundation damage.

Inspect Your Foundation

You’ll first want to examine the concrete under your home for physical damages. You can begin this process outside, where you’ll look for cracking, crumbling, and signs of uneven foundation settlement. If you have a crawlspace or basement, continue your inspection beneath your home. Look for cracks in the concrete, efflorescence on the walls, mold growth, musty odors, insect or rodent infestation, water damage, and damp air. We recommend keeping a log of any foundation cracks, whether you find them inside or outside, and compare the report during each inspection. Fissures in the concrete grow and widen very slowly, so careful measurements will help monitor growth and expansion.

Inspect Your Living Space

Next, you can move into your upper floors and look for signs of foundation problems, as damage under your home often shifts or warps your home’s framing and floor joists. Common symptoms include tilting or bowing walls, nail heads bulging through the drywall, sheetrock cracks, and multiple doors or windows that get stuck when you open or close them. You may also notice sagging or sloping floors, musty odors, or water damage, especially if you have a slab foundation. Your quarterly inspection is an excellent time to check your heating and cooling costs for changes, as the increase may be gradual and difficult to spot unless you’re specifically looking.

Inspect Your Home’s Exterior

Finally, head outside and look at the outside of your house for symptoms of foundation damage or improper drainage. Keep an eye out for cracks in the siding, cracks in the chimney, and sagging roofing, all of which can signify differential settling of the concrete below. You may be able to find signs of expansive soil or ground swelling in your landscaping as well. Look for puddles forming on the lawn after rainfall, unevenness across your yard, leaning retaining walls, and gaps between the soil and your foundation, especially during particularly dry periods.

Foundation repair solutions in Albany can range in price from around $250 to over $20,000, so estimating your cost can be challenging. The average cost is approximately $5,500, but we’ll provide some pricing for specific repairs below to give you a better idea of what your foundation solution may cost.

Cost to Seal Non-Structural Cracks

Vertical wall cracks and thin slab or basement floor cracks typically cost between $250 and $750. A general contractor’s pricing for floor or wall repair will often be a bit cheaper than that of a foundation specialist.

Cost to Fix Horizontal Wall Cracks

The best solution to fix horizontal wall cracks is the installation of earth anchors, which use a tension rod to pull the wall back to its vertical position and endure additional hydrostatic pressure. Most foundation repair contractors charge around $1,000 for each earth anchor, and the complete repair averages between $3,000 and $5,000.

Cost to Fix Differential Settling Problems

Stair-step wall cracks and uneven or wide floor cracks are best treated with underpinning. This concrete leveling process involves installing push piers under your foundation for additional support, so it’s quite invasive and is usually the most costly. Your price for this basement or crawlspace repair can fall anywhere between $3,000 and $20,000, depending on whether steel piers or helical piers are used, as well as the number of supports required. Additional costs may apply if the problem is severe or excessive excavation is required under or around the concrete. The average price is approximately $10,000.

Cost to Fix Ongoing Water Intrusion

Water intrusion and moisture build-up are both prevalent problems in Albany, but basement waterproofing systems are a very effective and often permanent solution. Your system can include a variety of waterproofing methods, including an exterior drainage system, sump pumps, dehumidifiers, a vapor barrier, crawlspace encapsulation, foundation crack repair, and more. The average price for a basement system is around $5,500, but yours may fall anywhere between $2,500 and $10,000 depending on how comprehensive the system and warranty are.