Expert Foundation Repair Services In Westerville, OH

Foundations in Central Ohio are at unusually high risk of movement and severe damage that results from the instability. Homeowners in Westerville, Dublin, Columbus, Delaware, Reynoldsburg, Baltimore, Cincinnati, Hilliard, Marysville, and other nearby cities should be equipped to identify developing problems and have them repaired before they lead to structural damage.

The geology and weather in Westerville are primarily to blame for foundation problems. Below, we’ll explain how they affect the concrete under your home and the severity of the damage each is likely to cause.

Expansive Soil

Westerville soil is primarily Miami clay loam, a soil series identifiable by a high ratio of clay to both silt and sand. Clay-rich soil tends to drain very slowly, readily holds water, and has a high shrink-swell potential with changes in moisture. These three properties present different threats to your home’s foundation.

The slow drainage and absorbent qualities both pose a problem during and following rainfall, as large volumes of runoff soak into the earth around your concrete and remain suspended there for long periods.

Moisture remains in direct contact with your foundation, increasing the risk of water leaking through foundation cracks or wicking through pores in the undamaged concrete. As a result, water damage and moisture accumulation are prevalent in Westerville.

The absorbent quality of the city’s dirt also means that large amounts of rain can soak into the ground, contributing to the soil’s capacity to swell.

The earth around your foundation grows in volume when it gets wet, forcing your foundation walls inward and putting upward stress on your concrete slab. The ground movement can be intense enough to crack the concrete, often leading to structural damage that is hazardous and costly to repair.

Finally, the potential for the soil to shrink when it dries presents another issue for your foundation. When the ground’s moisture content dips during periods of decreased precipitation, the soil can shrink away from your concrete and cause it to settle further into the ground.

Clay soil contracts more rapidly than sandy or silty soil, so even small disparities in how quickly the ground dries under different sections of concrete can cause differential settling. Erratic movement can cause portions of the foundation to crack and collapse into the earth. Structural repair is often necessary to combat the uneven settlement.

Above-Average Rainfall

Westerville experiences nearly 44 inches of rain each year, which is almost 150% of the national average. April through June brings a higher monthly average, while the late summer and fall months are significantly drier.

The above-average rainfall makes the issues with expansive soil significantly more problematic. The ground remains saturated with frequent precipitation, maintaining a high soil volume and increased hydrostatic pressure on your foundation.

Additionally, the earth remains saturated with the frequent wetting, meaning the concrete under your home is continuously exposed to moisture and at severe risk of water seeping into your basement or crawlspace.

Flooding

Flooding is a common occurrence throughout many parts of Ohio. In Westerville, flash flooding and ponding are both possible, often in response to heavy rainfall and severe weather, to which the area is prone.

Flooding saturates the soil and causes ground expansion, increasing the pressure placed on your foundation and the risk of structural cracks forming in response.

Additionally, overly saturated soil means a higher likelihood of your foundation leaking, as the porous concrete will be exposed to water for extended periods during flooding.

Limestone Presence

Westerville, along with much of Ohio State, is underlain by bedrock composed of limestone and dolomite. Both bedrock materials are rigid and supportive, but they dissolve over time in the presence of water.

Groundwater and draining runoff in the area can gradually deteriorate the bedrock, creating voids deep below the earth’s surface.

The channels and caverns can collapse if they grow too large, creating instability in the ground above them. The karst landscape in the area can lead to sinkholes forming on the surface.

Sinkholes are a nuisance and simply a minor concern on streets and sidewalks, but they can contribute to differential settling and lead to foundation damages if they occur beneath your home.

Foundation damage can exhibit a variety of symptoms in Westerville, all of which often indicate a particular underlying cause. Below, we’ll discuss the typical signs of an under-home problem and the likely culprit of each.

Foundation Cracks

The concrete under most homes cracks under the stresses placed on them by the structure above and the soil below, but not all cracked foundations suggest that your home is suffering from structural problems.

We’ll include some information below on each type of foundation crack you’re likely to find in Westerville.

Basement Floor Cracks

Cracks in the crawlspace or basement floor form in most homes. Hairline cracks that sprawl out in a web pattern across the slab are generally indicative of normal concrete settlement, as long as one side of the gap doesn’t rise above the other.

These cracks should be sealed by a foundation repair company with epoxy or polyurethane to stop water and moisture from entering your under-home area.

If the cracks on your slab grow beyond ⅛” thick, lengthen or widen years after new construction, or become unlevel from side to side, they likely signify differential settling.

These characteristics make slab cracks significantly more dangerous, and they require stabilization to prevent foundation failure.

Vertical Wall Cracks

Cracks on your concrete block walls traveling in a perpendicular direction to the floor generally form in the first few years after a new home is built.

They develop as your foundation adjusts to the load above, and they rarely signify severe problems. Wall repair in the form of crack sealing is typically all that is needed for these fissures.

Horizontal Wall Cracks

Horizontal cracks on your crawlspace or basement walls form if the hydrostatic pressure from the surrounding soil is too intense for your concrete to resist.

This damage is common in Westerville because of the expansive clay soil and heavy rainfall, and most homeowners who find these cracks end up needing structural repair, in addition, to crack sealing.

Stair-Step Cracks

Stair-step cracks form on your concrete block wall in response to differential settling, and they appear in a step pattern along the contours of the blocks.

They are commonly associated with structural problems and often necessitate costly stabilization in the form of underpinning.

Moist or Wet Basement

Westerville foundations are prone to water and moisture problems, so many property owners find related symptoms in the space under their homes. Signs of water intrusion include standing water, puddles on the floor or visibly wet concrete during rainfall, and water damage to building materials.

Signs of water vapor entering your crawlspace or basement include damp air, mold growth, and musty odors beneath your house. You may also find efflorescence, which is a white deposit of minerals on your concrete walls after water seeps in and evaporates.

Some homeowners with severe moisture problems experience symptoms in their living area when humid air or mold spores move up from their under-home area. Unusually hot or cold air, increases in heating or cooling bills, and allergic reactions inside your living space can all point to a leaking foundation.

Foundation damage can present itself in various ways, and the symptoms are usually based on the underlying cause of the problem. Under-home problems are commonly missed because they develop slowly and aren’t immediately apparent.

Below, we’ll walk through a comprehensive home inspection you can carry out to identify and repair issues as soon as they form and before they develop into serious damages.

Routinely Inspect Your Foundation

One of the best things you can do to keep tabs on your foundation is to inspect it thoroughly every three or four months. Begin outside and look for cracks on the exterior concrete walls. The most dangerous gaps typically visible from outside will be near the corners of your home, so pay careful attention to those areas.

Head into your crawlspace or basement to examine the interior of your foundation once you’re done outside. Look for cracks on the basement walls and slab if you have an unfinished basement. Report any potentially dangerous or leaking cracks to a foundation repair expert immediately.

If your concrete is exposed, you can also look for water stains, wet areas, efflorescence, and mold growth. If you have a finished basement, pay attention for wet or damaged sheetrock, damp air, and pest infestation, all of which can signify a moisture issue.

Inspect Your Living Space

Along with your quarterly foundation inspection, you should walk through your living space and look for symptoms of your studs or floor joists moving or warping in response to foundation movement.

Bowing walls, nails visible through the sheetrock, cabinets separating from your walls, doors and windows getting stuck, cracks developing in the sheetrock, and sloping floors can all indicate potential structural damage below.

Increases in heating and cooling bills due to moisture problems below your home often go unrecognized, so you should check your utility charges and compare them to previous years for changes.

Your dedicated inspection can also serve as a reminder to identify any allergy symptoms experienced in your home, which could suggest that mold growth is a problem in your crawlspace or basement.

Inspect Your Yard

Your landscaping and the exterior of your structure may reveal foundation movement as well, so you can finish your home inspection outside. Look for unevenness in your lawn, tilting retaining walls, and soggy areas on your property during rainfall or flooding.

These can all be signs of problematic clay soil, which could be a catalyst for foundation damage over time.

You can also look for siding cracks, chimney cracks, a leaning chimney, and sagging or bowing roofing, which suggest differential settling or inward foundation wall movement.

Foundation repair services in Westerville average around $5,500, but different repair solutions can vary in price quite a bit. The per-project pricing estimates below should help you get an idea of what your home improvement costs will be.

Cost to Seal Small Foundation Cracks

Settling cracks that don’t pose a threat to your home’s structural integrity can usually just be sealed to maintain a dry crawlspace or basement. Foundation contractors charge about $250 for smaller gaps and up to around $750 for wide or long fissures.

Cost to Repair a Horizontal Crack or Bowing Wall

The adverse effects of mounting hydrostatic pressure outside your home typically require a two-step repair process. First, your walls need to be stabilized to resist additional movement. Wall anchors are the best option for this problem, as they force your wall back to its proper position and help hold out against additional stress from the swelling soil. Earth anchors cost between $3,000 and $5,000, on average.

Next, an exterior drainage system is often installed to limit the hydrostatic pressure that accumulates in the future. A French drain or footing drain will total between $2,000 and $5,000, in addition to your cost for wall anchors.

Cost to Repair a Stair-Step Crack or Sinking Foundation

The best repair option for differential settling is underpinning, a concrete leveling method that adds support beneath your home in the form of push piers. This service can vary in price quite a bit, as the piers cost anywhere between $1,000 and $3,000 each. You can expect your total for this basement or crawlspace repair to fall between $5,000 and $20,000, on average.

Mudjacking is another concrete lifting technique that raises sunken sections of your slab up to their original level. This service is more affordable at around $2,500, but it’s not a permanent solution. As such, it’s best reserved for concrete that isn’t load-bearing, like garage slabs, patios, or driveways.

Cost to Fix Ongoing Water Intrusion

A basement waterproofing system is the most effective way to minimize water and water moisture that enters your basement or crawlspace. The setup will use different waterproofing equipment and techniques, including exterior drainage systems, sump pump systems, dehumidifiers, crawlspace encapsulation, and more.

Depending on the equipment your property needs for adequate waterproofing and the warranty included with the installation, your basement system can cost anywhere from $2,000 up to about $10,000, with most systems coming in at approximately $5,500.