In need of foundation repair? Our foundation repair specialists are ready to help.
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | October 1, 2022
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | September 28, 2022
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | September 25, 2022
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | Oct 1, 2022
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | Sep 28, 2022
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | Sep 25, 2022
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Columbus, Ohio is a beautiful city full of culture and entertainment, but living there comes with several risks that aren’t present in many other parts of the country. Specifically, there are numerous geological factors that put home foundations at an elevated risk of damage.
Regional Foundation Repair is one of the nation’s largest provider of foundation repair service. We have 1,000s of expert technicians ready right now in Columbus. Our pros have years of experience and are familiar with the nuances of Columbus soil conditions so you can be sure your foundation gets fixed the right way the first time. Gone are the days of worrying about shoddy craftsmanship, overpriced service, and unqualified pros.
During the job, our technicians are trained to explain their progress throughout the day and clean up properly before leaving the jobsite.
Depending on the availability of our technicians, we can generally get your job scheduled within 2 days. To start the process just submit your information in our form and we’ll be in touch within 24 hours with a pricing quote! In some cases we may need more detail to properly quote your project, so we will reach out via phone to schedule a free onsite inspection. Depending on your location we also offer virtual quotes!
For your benefit, we’re going to discuss the most common causes of foundation problems for Columbus homeowners, as well as some signs that your under-home space may be suffering from damage. We’ll also review the average pricing of foundation repair services in the city based on your specific issue.
Pier Foundations
Concrete Slab
Basement Foundations
Crawl Space Foundation
Wood Foundation
- Erica J.
- Suja K.
- Dan T.
What Causes Bowing Foundation Walls & How It Can Be Corrected?
Foundation Crack Repair: Costs & Repair Options
Foundation Cracks
Foundation Installation Costs
Foundation Leak Repair
What Are The Common Signs Of Foundation Problems And When Should You Be Concerned?
Foundation Repair Methods
What Is Foundation Spalling & When Should You Be Concerned?
How Does Foundation Waterproofing Protect Your Home?
Date of Request: 10/03/2022
Location: Columbus, OH
Description: I have a large crack running through the concrete underneath my condo flooring. I'm assuming it's the slab foundation but want to get a professional opinion/quote.
Date of Request: 10/02/2022
Location: Columbus, OH
Description: Looking to get an estimate for basement of house my client is interested in making an offer. Basement has slight leaning wall, minor cracks
Date of Request: 10/02/2022
Location: Columbus, OH
Description: We would like to receive a quote for repairs needed in my mother's basement. The walls are cracked and there is mold present.
Date of Request: 09/29/2022
Location: Columbus, OH
Description: I am reaching out in regards to a quote on a basement slab jacking/releveling. I am about to begin a basement remodel and our 100 year old field stone basement is dry and secure, the slab floor is just very unlevel. I'm interested in a quote to remove the current slab, move some plumbing to accomodate floor drains and a half bath rough in, as well as perimeter drainage. I have plans I can share as well. If you may be interested in this project, would you be available to come out to the house and provide an estimate? My wife and I are at home most days, and have a pretty flexible schedule. Thanks.
Date of Request: 09/26/2022
Location: Columbus, OH
Description: Looking to examine the feasibility of underpinning the foundations on my property in German Village and digging out the basement.
Date of Request: 09/24/2022
Location: Columbus, OH
Description: Symptoms of settling or sinking foundation - cracks in walls, changing floor, etc. I have added support in the basement from previous homeowners, but appears to have lost some effectiveness. Thanks.
Does Foundation Movement Affect Columbus, Ohio?
The Ohio area has several geological abnormalities that lead to prevalent foundation problems. Columbus, Dublin, Johnstown, Westerville, Hilliard, and the surrounding cities are all affected by regular soil shifting and foundation movement.
What Causes Foundation Problems In Columbus, Ohio?
Below, we’ll discuss all of the factors at play in Columbus that leave homes in the area at high risk of foundation damage.
Much of central Ohio, including Columbus, is built on soil that has a high concentration of clay. Clay is more absorbent than other dirt constituents, often making it unsuitable for construction.
Expansive soil creates several problems for foundations, the most significant of which is hydrostatic pressure. When clay soil gets wet, it absorbs water and increases in volume.
The expanding dirt puts intense pressure on your foundation and can eventually lead to bowing basement walls, cracks to relieve the stress, and slab upheaval. This kind of ground movement commonly leads to a loss of structural stability in your home.
Even if the hydrostatic pressure isn’t enough to crack or flex your home’s foundation, it’s often sufficient to force liquid water or water vapor into your under-home area. It holds moisture with force against your concrete, allowing it to seep through settling cracks or wick through the porous material. This process results in frequent water problems in Columbus basements and crawlspace.
Lastly, expansive soil shrinks when it dries. When the soil around your foundation loses volume, it can pull away from the concrete and leave it unsupported from the sides or underneath. Foundations cannot hold up the structure above without support from the earth, so unsupported portions can crack off and sink down to reach the settled soil. This process, called differential settling, can rapidly lead to structural instability.
Ohio has a prevalent mining community, given the presence of coal and minerals below the earth’s surface. In fact, the state has one of the highest accumulations of natural coal in the country.
Mining inevitably leads to instability in the earth, and a process called “land subsidence” is a widespread issue in Columbus. Land subsidence is the sinking of soil in response to mining, and it can create significant problems for foundations.
Concrete doesn’t flex readily, nor does it manage well when the soil around it shifts. Land subsidence can cause differential settling relatively quickly, which leaves portions of your foundation unsupported. The result is usually cracking and sinking of parts of your concrete slab, leaving the structure above unstable.
Much of Ohio has an unusually high amount of limestone and dolomite as bedrock. These are hard rocks that may seem harmless for foundations. However, limestone and dolomite dissolve over time in the presence of groundwater, leading to a phenomenon called “karst.”
Karst is the hollowing of the earth as these rocks dissolve and wear away, and sinkholes regularly form as a result. Sinkholes can create differential settling near your foundation, leaving your home partially unsupported from below. Karst is a common occurrence in many parts of Ohio, including Columbus.
What Are The Signs of Basement Foundation Damage In Columbus, Ohio?
Your foundation acts as the support and level base for your entire home, so signs of damage are usually evident, even if it isn’t severe. Below are some of the most common types of foundation damage in Columbus.
Cracks in slabs and concrete block walls are often the best indications that your foundation has been compromised in some way. Fissures can form in various places throughout your foundation, each suggesting a different type of damage.
All foundations crack in some manner, usually during the natural settling of the concrete. The result is typically the formation of thin cracks running vertically up your crawlspace or basement walls.
Most vertical wall cracks don’t expand beyond ⅛” wide and often don’t need any type of attention. Having a foundation repair specialist or handyman seal the gap can help prevent water from coming into your under-home area.
Vertical cracks can be a particular issue for water intrusion if they continuously widen or get to more than ⅛” thick. Growth usually occurs if water seeps in and freezes, pushing the two sides of the crack further apart. Wide gaps should be addressed as quickly as possible, mainly because Columbus’s expansive soil can easily force water inside.
Horizontally-oriented cracks on your concrete block wall present severe structural issues and should immediately be addressed by a foundation repair company.
These cracks are caused by hydrostatic pressure, which is common in Columbus due to the area’s expansive soil. The wet ground puts intense stress on the upper portion of the concrete wall until it fails and cracks along its length.
Thin cracks can also form in your crawlspace or basement floor during natural foundation settlement. Having them sealed by a concrete repair specialist will help prevent moisture issues.
Larger cracks in the slab typically indicate differential settling of the surrounding soil, especially if the concrete on either side of the gap is unlevel. This can be caused by shrinking soil or karst, both of which are prevalent in Columbus. You may notice one portion sinking or tilting independently of the rest of your foundation, which is a good indication that your foundation needs restabilization.
Stair-step cracks form on foundation walls in the shape of stair steps. They usually occur in Columbus because of differential settling, either from shrinking soil as it dries, karst, or land subsidence.
These types of cracks indicate that a portion of your foundation lost support from underneath, cracked, and sunk into the ground until it met the retreating earth. These often indicate severe loss of structural integrity and require immediate attention from a foundation contractor.
Bowing foundation walls occur when the hydrostatic pressure outside your home places additional stress on your concrete walls. Concrete is highly rigid, but your foundation’s wall can flex inward slightly in response to the pressure caused by expansive soils in Columbus.
Bowed walls usually precede horizontal cracks. When the pressure builds too much, the stability of the wall is lost, and a fissure forms along its length. Therefore, bowing concrete walls often require structural repair.
The expansive soils in Columbus lend themselves to basement water problems because they hold moisture against your concrete, allowing it to seep in overtime.
If liquid water comes through cracks, you may notice puddles on the crawlspace or basement floor, water stains on your concrete walls, or other water damage on building materials. It can evaporate into the space, increasing the humidity, so you may find that the air under your home is heavy or humid.
Water vapor can enter your basement or crawlspace through solid concrete if the expansive clay soil outside holds moisture against your foundation long enough. Moisture coming through the concrete usually evaporates and leaves minerals behind. This accumulation on the concrete is called efflorescence. It’s white and powdery, it flakes when you touch it, and it often indicates that you have a problem with expansive soil.
Moisture from liquid water or water vapor creates a humid environment below your home, potentially making it a breeding ground for mold. The presence of mold spores or mildew on your basement walls or other construction material can indicate water problems. If the mold isn’t prevalent enough to be visible, you may simply notice a musty smell when you enter your crawlspace or basement.
Lastly, poor air quality in your home can be a sign of foundation damage. The air under your home naturally mixes with that inside your living space. This process, called the stack effect, can allow moisture and mold spores into the upper levels of your house.
Many homeowners don’t notice increased humidity in their living areas, but moisture creates perceived temperature differences. An uncomfortably hot living area in the summer or a cold one in the winter could be a sign of basement moisture issues.
Additionally, unexplained allergy symptoms, like coughing, congestion, sneezing, itchy eyes, or respiratory discomfort, could be caused by mold spores making their way into your home from underneath. As such, these symptoms could suggest mold growth below your house, which is a sign of water intrusion.
How to Find Signs of Foundation Damage In Columbus, Ohio?
Being able to locate signs of foundation damage before they get too severe is one of the best ways to limit your basement or crawlspace repair costs, as well as the damage to your property. Below are some tips for identifying foundation issues early.
Most foundation damage isn’t caused by an isolated event. Instead, it begins as a small, almost inconsequential issue and gradually worsens under the stress of the surrounding soil and the structure above. As such, regularly inspecting your foundation for small damages is an excellent way to catch problems quickly.
If you have a basement or crawlspace, plan on doing a thorough inspection about once every three months. Check the walls thoroughly for cracks and bowing, and write down the location, length, and width of any gaps in the concrete walls and floor for later comparison.
Look for any signs of mold growth or water intrusion, including musty odors, puddling water, and efflorescence.
Next, check the outside of your home for signs of foundation issues. Look for cracks on the visible portion of your concrete wall, and pay special attention to the corners if you have a slab foundation. Contact a repair specialist if you notice your chimney separating from your house or a wavy or unlevel roof.
Your home’s studs, joists, and rafters all depend on your foundation for a level base and stability, so there are many signs throughout your living space that can indicate problems below your house. You can couple an interior inspection with your foundation checks every three months.
Inside, look for signs of drywall cracking in response to shifting or bowing studs. You might notice cracks forming around the corners of rooms, windows, or doors, or nails bulging out of the sheetrock.
Windows and doors may get stuck or become difficult to close if their frames come out of square in response to foundation movement. Cabinets and countertops can separate from the walls if the studs behind them bow inward or outward. Additionally, check your floors for buckling, which can occur if the joists below are shifted.
You may also notice signs or predictors of foundation damage in your yard, so walking your property during your other inspections can help catch problems early and minimize repair costs.
Check the area around your foundation for gaps between the ground and the concrete. The expansive soil in Columbus can pull away from your foundation when it dries, eventually leading to differential settling. Separation at the ground level can help predict issues further down your foundation wall.
Additionally, check your lawn after rainfall for waterlogged areas or puddling. These can be indicators of a problem with drainage on your property, which can contribute to the damages associated with expansive soil.
Cost of Basement Foundation Repair In Columbus, Ohio?
Columbus homeowners pay an average of $4,500 for foundation repair. However, the total price can vary depending on the type of issue you have, the severity of the damage, and whether or not the work includes a warranty. We’ll break down the average cost of repairs common in Columbus below.
Sealing a hairline crack in your basement floor averages around $300 but can be as expensive as $500 depending on the size. Wall repair for a thin vertical gap in your foundation usually costs between $250 and $750 to seal. Wider cracks and multiple seals will be on the higher end of that range.
Bowing foundation walls are generally repaired using earth anchors that pull the wall back into place and resist additional hydrostatic pressure. Anchors cost an average of $1,000 each. They can be stabilized with slightly less reliability with carbon fiber or steel strips, each of which averages around $500.
Horizontal cracks in your foundation wall typically require earth anchors for stabilization, each of which averages around $1,000. Severe issues caused by Ohio’s expansive soil may require multiple anchors.
Stair-step cracks and sinking foundations are best fixed with supports placed under your home. These steel beams are called pilings or piers, and they range from $1,000 up to around $3,000, depending on the type and depth to which they need to be driven. Severe sinking due to karst or land subsidence in Columbus may require ten or more piers.
The expansive soil in Ohio can cause recurring water problems for some homeowners. The best solution is often to have a basement waterproofing company carry out a comprehensive sealing solution.
This often consists of interior measures like a sump pump, dehumidifier, or crawl space encapsulation to manage moisture problems, as well as exterior measures like a drainage system to prevent runoff from interacting with and wicking through your concrete. In addition to basement waterproofing, foundation repair in the form of crack repair can help mitigate future water intrusion.
Waterproofing usually costs around $4,000, but the many different services offered by different contractors leave a wide price range. Your best option for a waterproof basement system will include a variety of measures to prevent water problems installed by a repair specialist accredited with the Better Business Bureau (BBB).
