Expert Foundation Repair Services In Tulsa, OK

Unfortunately, foundation movement is a prevalent problem in Northeastern Oklahoma. Homeowners in Tulsa, Broken Arrow, Bixby, Claremore, Oklahoma City, Sand Springs, Sapulpa, and other cities in the surrounding area experience foundation damage and carry out costly repairs more frequently than many other parts of the United States.

Foundation problems in Tulsa are predominantly a result of the soil composition, but there are some additional underlying factors that contribute to frequent damages. We’ll get into each of these below and the impact they have on your home’s foundation.

Expansive Soil

Tulsa is situated on Cherokee Prairies, specifically in the Dennis-Bates-Taloka-Parsons soil association. The soil in this region contains an abundance of clay particles, and the area has few slopes. The expansive, flat earth in the area creates several problems for home foundations.

The first and most severe problem is that clay-rich soil swells when water soaks into it. After Tulsa experiences rainfall, runoff soaks into the ground and causes the dirt around your foundation to expand.

The expansion places undue pressure on your foundation walls and concrete slab, eventually causing them to crack under the stress. Once a foundation crack develops in response, the foundation’s structural integrity is compromised and requires repair.

The reverse is also true of expansive soil: it loses volume as it loses moisture. During dry periods in Tulsa, runoff from previous rainfall drains into the earth or evaporates into the air, leaving the soil dry. During this process, the ground shrinks, sometimes pulling away from your foundation and minimizing the support it provides underneath.

Differential settling can quickly occur under your structure if the shrinking happens at inconsistent rates. This can cause the portions of your concrete without support to crack away from the rest of your house and settle deeper into the ground. Structural damage is a typical result of this type of erratic ground movement.

The last problem with Tulsa’s expansive soil is that the tiny gaps between the clay particles hold water for very long periods, continually exposing your foundation to moisture even between periods of precipitation. The longer runoff interacts with your foundation, the more likely it is to soak through and create water or moisture problems inside.

This issue is compounded by the minimal slopes throughout Tulsa, as the flat landscape provides little opportunity for runoff to drain.

Above-Average Rainfall & Drought

Tulsa experiences about 43 inches of rain each year, nearly one and a half times the national average. The precipitation varies by season, with spikes of rainfall around May and September punctuated by comparatively arid conditions.

The above-average rainfall lends itself to problems with swelling soil and intense hydrostatic pressure on your foundation, ultimately increasing the risk of structural damage to your concrete. It also keeps the ground saturated for extended periods, leaving your concrete in constant contact with moisture. As a result, water intrusion and moisture issues are commonplace in Tulsa.

The climate cycles through dry and wet periods twice every year, and the resulting swelling and shrinking of the earth contribute to rapid ground movement and damages to your foundation. Drought is also a relatively frequent issue in Oklahoma, and periods of no rainfall make differential settling much more severe.

Sinkholes

The bedrock underlying large sections of Tulsa is composed of limestone and dolomite, both of which are generally supportive enough for construction.

However, they dissolve over time in the presence of water, so draining runoff and groundwater in the area can create underground caverns and channels deep below the earth’s surface.

If these voids collapse, the soil above becomes unstable and can fail to support your home’s foundation sufficiently and uniformly. Sinkholes form on the surface, and this type of downward ground movement can contribute to differential settling and severe structural damage to your home.

Earthquakes

Lastly, Oklahoma experiences earthquakes reasonably often. There is a myriad of fault lines in the area that can contribute to ground shaking, but the industrial practices of wastewater disposal and fracking have contributed to a severe increase in earthquake frequency.

Regardless of the underlying cause, earthquakes create soil movement that can be very hazardous to your home’s foundation. They can cause uneven settling of the earth and the resulting differential settlement, and they can shift the ground in such a way that the dirt places added pressure on your foundation.

Numerous symptoms can develop throughout your home in response to the different underlying causes of foundation damage in Tulsa. We’ll explain the most common warning signs and the most probable cause of each below.

Foundation Cracks

Many homeowners see fissures in their concrete foundations and fear the worst. However, not all foundation cracks indicate significant damage. The best way to get an idea of the severity of a gap is to look at where and how it forms.

Cement Floor Cracks

Cracks on the surface of your slab foundation or on your crawlspace or basement floor most often form during the harmless concrete settling that occurs after your foundation is poured. As long as they are thin and remain level across the surface, they typically just need to be sealed to keep moisture from getting through.

However, broader floor gaps or those with one side sinking below the other indicate more serious issues. These develop as a result of differential settling, which commonly occurs in Tulsa because of settling clay soil, earthquakes, or bedrock erosion.

Vertical Foundation Wall Cracks

Fissures that appear in a vertical position on your crawlspace or basement wall almost always signify natural foundation settlement. It’s a good idea to have a foundation repair contractor apply an epoxy or polyurethane sealant to keep water out, but no structural repair is usually necessary.

Horizontal Foundation Wall Cracks

Horizontally-oriented cracks on your concrete block walls are more severe, as they suggest that the hydrostatic pressure from the saturated clay soil outside has become too intense for the concrete to hold back. The wall buckles inward, leaving you with structural problems and the potential for foundation failure. As such, these gaps need immediate attention from a structural engineer or foundation repair expert.

Stair-Step Foundation Wall Cracks

Step-shaped cracks on your wall that follow the joint lines between the concrete blocks are another symptom of dangerous differential settling.

These are generally the most severe of the foundation problems, as they can quickly lead to massive structural damage and entire house collapse. Unsurprisingly, they usually fetch the most expensive and intrusive repair costs.

Wet Basement or Crawlspace

The expansive soil and above-average rainfall in Tulsa lead to a high occurrence of water intrusion and moisture problems in crawlspaces and basements in the area. There are a variety of symptoms you may be able to identify if water or water vapor are entering through your foundation.

Liquid water is generally only an issue in crawlspaces and foundations, so it’s unlikely to occur if your home is built slab-on-grade. You may notice water pooling in your under-home space, standing water, water damage, or wet spots on the floor or walls where water has leaked in and evaporated.

If water vapor is soaking through the concrete pores and accumulating in your crawlspace or basement, you’ll likely notice damp air down there, musty odors, visible mold growth, insects or rodents living in the space, and efflorescence on the walls.

Efflorescence is a white, powdery stain that looks like white water stains or mold growth, but it’s actually a build-up of minerals deposited on the wall when incoming water evaporates into the air.

Humid air and airborne mold spores can seep up to your living space, so uncomfortably hot or cold air, abnormal allergy symptoms, and high utility bills can all suggest that you have a moisture or water problem below your first floor.

Foundation damage can appear very gradually in various locations under and throughout your home, so it often goes unnoticed until structural damage occurs. The best way to limit your repair costs and the extent of the home improvement required is to monitor your house carefully for early signs of a problem. Below, we’ll describe a foundation inspection you can carry out three or four times a year to catch issues as quickly as possible.

Inspect Your Foundation Thoroughly

Most foundation problems will appear as physical damage on the concrete under your home, so you can begin your inspection there. If you have a slab foundation, examine the exterior of the concrete for cracks, sinking, and crumbling.

If you have access to an under-home area, enter that space next. If it’s unfinished, look for cracks on the concrete walls and floor. We suggest marking each fissure with a pencil to note the length and width for comparison during future inspections.

You can also look for symptoms of moisture problems, including damp air, moldy smells, mold or mildew on the walls, pest infestation, standing or puddling water, and water stains or efflorescence on the walls.

Check the Interior of Your Home

Your entire structure depends on the foundation below for level and even support, so movement of the concrete typically leaves signs of damage inside. Head to your living space to look for irregularities, including nails bulging out of the walls, cracks developing in the sheetrock around wall openings, doors and windows that are challenging to open or close, and cabinets pulling or leaning away from the walls in your kitchen and bathroom.

Your floor joists can quickly flex or become warped in response to foundation movement, so check the flooring in your living space for sloping or buckling.

Check Your Home’s Exterior

You can finish your inspection on your home’s exterior, where cracks in the chimney or siding and uneven rooflines can all suggest foundation damage and instability.

Some homeowners can identify potential soil swelling or drainage problems in their landscaping. Inspect your yard for pots or uneven areas, puddling during and following rainfall, and leaning retaining walls or raised garden bed walls. These all signify that expansive soil and ground saturation are problems on your property.

Foundation repair services cost an average of around $6,000 in Tulsa. The price for different foundation solutions can range from about $300 to over $20,000, so you’ll get the most accurate repair estimate from more specific pricing. We’ll provide the cost of common repair solutions in the Tulsa area below.

Cost to Repair Hairline Floor or Vertical Foundation Crack

Foundation cracks that don’t constitute structural damage are the most straightforward damages to repair. Most general contractors can safely handle them, and they charge around $300 for a small fissure and $800 for a longer one.

Cost to Repair Horizontal Wall Cracks

Horizontal wall cracks typically require management of the hydrostatic pressure from the soil around your foundation. Most foundation repair companies will use earth anchors to pull the wall back to a vertical position and help avoid future inward movement. Earth anchors cost approximately $3,000 to $5,000, depending on the size of your wall and the extent of the movement.

A French drain is a standard add-on service that will help limit the amount of moisture in the ground around your concrete and, therefore, the inward stress it creates on your foundation walls. These systems typically cost around $2,500.

Cost to Repair Sinking Foundation or Stair-Step Cracks

Wide or uneven floor cracks or stair-step cracks on your foundation wall need to be sealed, but more importantly, they require stabilization. The best option for adding support is underpinning, which is a concrete lifting method that uses foundation piers to bear the weight of your structure and relieve the shrinking soil below of the pressure.

Pilings cost around $1,000 each for steel piers or $3,000 each for helical piers, and a concrete repair specialist will be able to determine the best option for your home. The total for this basement or crawlspace repair can fall anywhere between $5,000 and $25,000.

A more affordable concrete leveling solution called mudjacking can be used for minor slab repair. This process costs around $2,500, so it’s more appealing from a price standpoint than underpinning. However, it’s not a permanent structural solution and rarely includes a warranty.

Cost to Repair Heavy or Ongoing Leaks

Leaking foundations are a prevalent problem in Tulsa, but a basement waterproofing system can be a permanent solution for water intrusion and under-home moisture accumulation.

These setups generally include exterior drainage systems, sump pumps, dehumidifiers, vapor barriers, gutters, leaders, crawlspace encapsulation, and more.

The average cost for one of these basement systems is $6,000, but you may get a quote for as little as $2,500 or as much as about $10,000.