Expert Foundation Repair Services In Oklahoma City, OK

Ground movement and the foundation damage it often causes are both severe problems throughout Central Oklahoma and much of the state.

Homeowners in Oklahoma City, Edmond, Norman, El Reno, Yukon, Tulsa, and other cities in the surrounding area should be aware of the causes and symptoms associated with foundation damage to identify and treat them more appropriately.

Oklahoma City is a hot spot for foundation problems for several reasons, most of which are related to the city’s soil and weather. We’ll include more specific information on each factor below, along with an explanation of how each contributes to damages.

Expansive Soil

OKC is located in the Renfrow-Kirkland-Grainola-Bethany soil association. The ground in this region is predominantly clay, making the ratio of tiny clay particles to larger silt or sand particles very high. The concentration of clay makes the earth expansive.

Expansive soil has several properties that make it a significant problem for foundations constructed in the area.

The first problematic quality is the soil’s ability to swell when it gets wet. The small gaps between the clay particles attract water and can hold large quantities. When the ground is soaked with runoff, the dirt around your home expands.

The growing soil places added hydrostatic pressure on your slab and foundation walls. The concrete can crack in response to the stress, causing instability and structural damage.

Expansive soil is also dangerous when it loses its moisture content, as it also loses the volume it gained from the runoff in the first place. As rainwater drains deeper into the ground, the soil around your home shrinks and can pull away from the concrete.

Unsupported areas of your foundation will sink into the ground under the weight of your house.

Differential settling often occurs beneath your home because the soil can dry at uneven speeds. When this happens, portions of your concrete can sink more rapidly than others. If enough settlement of certain sections takes place, they can crack off your house and leave you with costly structural repairs.

The last problem with expansive soil is that it retains water for longer than less clayey dirt. This means that moisture from runoff will persist in the ground for days or even weeks after rainfall.

Your foundation will be continuously exposed to moisture for that time, increasing the likelihood of water or water vapor getting through the concrete and accumulating beneath your home. As a result, water damage and problems with high humidity both plague Oklahoma City.

Concentrated Rainfall & Drought

Oklahoma City residents enjoy four distinct seasons, and they’re accustomed to excessive rainfall and severe weather in the spring and early summer from around April to June.

The annual average rainfall in the city is around 34 inches, which is just over the national average. However, April begins a several-month-long stretch of heavy, concentrated rain, with about two to four times the monthly precipitation the rest of the year.

The abundant rain from April to June keeps the ground saturated for long periods, making dangerous soil expansion and the resulting hydrostatic pressure on your foundation more likely.

Additionally, the runoff remains suspended in the earth and exposes the porous concrete under your home to moisture on a constant basis. This makes the threat of water and moisture problems significantly higher.

The cyclical nature of the weather from abundantly wet in the spring and early summer to drought-like conditions throughout the rest of the year contributes to excessive ground movement from constant swelling and shrinking.

The result is gradual ground instability and uneven settling beneath your home, making differential settling a more significant threat.

Earthquakes

Lastly, Oklahoma experiences an abundance of earthquakes, sometimes more frequently than California and other earthquake-prone states.

There are numerous faults running beneath Oklahoma that contribute to ground shaking. However, experts believe that industrial wastewater disposal is largely to blame for the recent increase in the number and severity of quakes in the area.

Earthquakes can shift the soil and cause instant movement beneath and around your foundation. Fissures can form if excess pressure is placed on any area of your concrete, and structural damage can result if the shaking increases differential settling or the stress on your foundation walls.

Foundation problems in Oklahoma City can be challenging to identify accurately, but each underlying cause of under-home damage typically elicits distinct symptoms. We’ll discuss the most common signs of foundation damage in OKC below.

Foundation Cracks

Foundation cracks are usually the most apparent sign of a problem, as they’re physical signs that your foundation is compromised.

However, not all foundation fissures mean you have structural issues. There are several different types of foundation cracks that you may find.

Cement Floor Cracks

Cracks commonly develop on the surface of your slab foundation or on your crawlspace or basement floor. These can be the most difficult to assess and may require guidance from a structural engineer.

Hairline cracks on the concrete slab that are level from side to side typically indicate normal foundation settlement, which occurs in the first one to two years after new construction. It’s best to have a foundation repair company seal these cracks to keep your home’s interior dry, but they rarely necessitate structural repair.

If these cracks widen to ⅛” or more or become unlevel at any point, they more likely indicate differential settling. These fissures indicate severe problems and need immediate stabilization, as they can result in foundation failure.

Vertical Foundation Wall Cracks

Vertical cracks on your crawlspace or basement walls appear on most foundations.

These also most often develop during the standard concrete settling period, and they rarely suggest significant issues. A foundation contractor should seal these with epoxy or polyurethane to keep water from leaking through them.

Horizontal Foundation Wall Cracks

Horizontal cracks in your foundation wall are more severe. They form when the soil outside your home swells and places enough pressure on the concrete wall to crack it.

This type of damage is structural and requires extensive stabilization. Unfortunately, these cracks are prevalent in Oklahoma City, where the swell potential of the clay-rich soil is very high.

Stair-Step Foundation Wall Cracks

Step-shaped cracks on your concrete wall are another sign of structural damage. They develop most often from differential settling, either in response to the soil drying unevenly or earthquakes.

These cracks require immediate attention, as they can lead to severe damage if they aren’t repaired quickly. They often fetch the highest repair prices, as they necessitate complicated concrete lifting solutions.

Wet Basement or Crawlspace

Leaking foundations are a widespread issue in Oklahoma City because of the expansive clay soil and concentrated rainfall in the spring and summer. Liquid water and water vapor are both a problem and often exhibit different symptoms.

Liquid water enters your home through foundation cracks, so you may find rainwater trickling through cracks in the wall or floor, or water stains around the fissures in your foundation. You may also find standing water, puddles on the floor, and wet spots on the concrete. These symptoms are all more likely to appear during heavy precipitation.

Water vapor enters through pores in the concrete and accumulates in the air in your crawlspace or basement, so you’re likely to notice damp air when you enter the area. Other signs include efflorescence on the walls, mold growth, pest infestations, and musty odors.

Some homeowners also notice symptoms of water or moisture problems in their living space because the air from under the home can seep upstairs. Moisture and airborne mold spores moving into your living area can cause uncomfortable temperatures, above-average utility bills, and indoor allergy symptoms.

Foundation damage tends to worsen with time. As such, identifying and addressing foundation problems early can ultimately save you thousands or even tens of thousands of dollars in repair costs.

Below, we’ll detail a foundation inspection you can complete every three months to monitor changes and symptoms of an issue.

Inspect Your Foundation Thoroughly

Your first step will be to examine the concrete under your house for signs of damage. Look for cracks on the outside and inside of your foundation walls, and report any severe or developing fissures to an Oklahoma City foundation repair contractor immediately.

If you have easy access to your crawlspace or basement, enter the area each time you do your inspection to look for signs of water or water vapor issues.

Check for puddling or accumulating water, wet concrete, heavy or moist air, mold growth or moldy smells, efflorescence, and signs of insects or rodents living under your home.

Check Your Living Area

Next, move up to your living space, where symptoms of foundation movement can result in changes to your framing and floor joists. Look for cracks in the drywall, particularly around the corners of windows and doors.

Check for bowing walls, which may also result in nails pushing through the sheetrock or cabinets pulling away from the walls behind them.

Inspect the flooring throughout your house for signs of damage, including buckling and sagging. You can use a long straight edge or level to confirm if your floors are sloping in response to differential settling.

Finally, check your utility bill history for unexpected increases that may be related to humidity moving up from under your home. You should check with your family members if they’ve experienced allergy symptoms like itchy eyes, runny nose, and sneezing.

These could be caused by a reaction to mold spores that moved up from a wet basement or crawlspace.

Check Your Home’s Exterior

Conclude your inspection outside your home. Check the siding and chimney for cracks that may have developed in response to foundation movement.

Your chimney may also lean away from your house if there is damage below. Inspect the roofline for signs of sagging or unevenness as well.

Finally, your landscaping may reveal problems with particularly expansive soil or insufficient drainage near your foundation.

Look for dips or bulging in your lawn, puddles forming in the grass during rainfall, and gaps appearing between the earth and your concrete during the drier months. These may not indicate structural problems, but they can predict them in some cases.

Foundation solutions in Oklahoma City cost homeowners an average of $5,500. You may find that your cost is significantly lower or higher, depending on the problem and the required solution. We’ll include some more specific pricing below.

Cost to Seal Non-Structural Foundation Cracks

Settling cracks in your foundation are the most straightforward and affordable damage to cure. Most general contractors in the area charge between $300 and $800 for this wall repair.

Cost to Repair Horizontal Wall Cracks

Earth anchors are often the best solution for stabilizing foundation walls with horizontal cracks. They use tension rods to force your wall back to its original position and minimize the effects of additional hydrostatic pressure from the surrounding soil.

Earth anchors cost between $3,000 and $5,000 in most cases, with larger walls or more extensive problems sometimes reaching up to $7,500.

Cost to Repair a Sinking Foundation or Stair-Step Cracks

Most foundation repair experts turn to underpinning, a form of concrete leveling, to repair foundations suffering from differential settling. They’ll place push piers under your foundation to add support where it’s needed.

Your cost for this project can range from around $5,000 to over $20,000, depending on the warranty included and the equipment used. The price will be lower if more affordable steel piers are recommended or higher if more costly helical piers are required.

The average price for this basement or crawlspace repair is somewhere around $10,000.

Cost to Repair Water or Moisture Issues

A basement waterproofing system is the best solution for a leaking foundation or high humidity under your home.

These basement systems can include several different waterproofing methods, including exterior drainage systems, sump pump systems, vapor barriers, interior drainage systems, crawlspace encapsulation, soil gradation, and more.

Depending on how comprehensive your setup needs to be, you can expect to pay between $2,000 and $10,000 for this foundation solution. The average price for this foundation repair solution is approximately $5,500.

Although it may be more expensive, it’s best to choose a waterproofing contractor with years of experience and positive testimonials, as your system will need to be optimized for your property to keep costs and leaking to a minimum.