All homeowners should be able to identify the symptoms of foundation damage, and especially those in Beaverton, where under-home issues are so prevalent. Foundation problems worsen over time, so using the below inspection guidelines once every few months will help limit the damage to your property and your cost of repairing it.
Inspect Your Foundation Regularly
Your first step will be to examine the concrete under your structure. Look outside and inside, if possible, for signs of cracking. Report any new, worsening, or leaking gaps to a foundation repair expert for guidance. If you have access to a crawlspace or basement, you can regularly check for signs of water or moisture problems, especially after rainfall. Look for efflorescence, mold spores, musty odors, puddles or standing water on the floor, water stains or wet spots on the concrete, water damage, and signs of insects or rodents living under your home.
Inspect Your Living Space
Move your inspection upstairs to continue looking for symptoms of foundation damage, which can often appear inside your house if shifting, cracking, or differential settling occurs. Look for bowing walls, nails popping out of the sheetrock, cracks in the drywall around wall openings, doors and windows that get stuck, and cabinets or countertops pulling away from the sheetrock behind them. The floor joists in your house rely on the concrete below for stability, so foundation movement can create some problems in your flooring. Look for buckling, sloping, unlevel, or damaged floors throughout your home. It’s a good idea to review your utility bills for unexpected increases that may have previously gone unnoticed.
Check Your Home’s Exterior
Finally, check the outside of your house and your yard for signs of foundation problems. Uneven roofing, cracks in your siding, and a cracked chimney can all indicate foundation movement below. Throughout your yard, look for gaps between your foundation and the ground, uneven areas of your lawn, leaning retaining walls, and puddles on the grass following rainfall. These can all be signs of inadequate drainage and expansive soil on your property that could contribute to foundation damage if left untreated.
Get a Radon Test
Lastly, a radon test can indicate if you have dangerous levels of the gas in your house. Radon is clear and odorless, so there are no symptoms associated with dangerous levels. The EPA recommends regular testing to monitor the presence in your home. The cost for foundation repair services in Beaverton can vary quite a bit, but most homeowners pay an average of $5,500. To provide you with the best estimate possible, we’ll offer some pricing for typical foundation solutions in the city.
Cost to Seal Non-Structural Cracks
Settling cracks are the most affordable type of damage to repair. Most general contractors charge between $300 and $800 for settling crack repair, depending on the size of the fissure.
Cost to Fix Horizontal Wall Cracks
Horizontal wall cracks need to be sealed as well, but they also require a system to reduce or resist future hydrostatic pressure problems. The best solution is to use earth anchors to pull the wall back to its original position and brace it to resist soil expansion going forward. This type of basement or crawlspace repair generally costs between $3,000 and $5,000.
Cost to Fix Differential Settling Problems
Stair-step cracks and wide or uneven basement floor cracks usually require stabilization from underneath. The most popular option for concrete leveling is called underpinning, which is the placement of push piers under your concrete to displace the structure’s weight further into the earth. Steel piers and helical piers are the most common types of supports used. Most foundation repair companies charge $1,000 and $3,000 for these pilings, respectively, and the total cost for crawlspace or basement repair is generally between $5,000 and $20,000.
Cost to Fix Ongoing Water Intrusion
A basement waterproofing system is the best option for correcting frequent or excessive water intrusion and moisture accumulation under your home. A complete system can include an exterior drainage system, sump pumps, a tile drain, dehumidifiers, a vapor barrier, and crawlspace encapsulation. Your system can range from around $2,500 to $10,000, depending on how severe your problem is and whether the solution comes with a warranty. It’s best to hire a foundation repair specialist with years of experience and positive testimonials, as the system will only be effective if planned and installed properly.
Cost for Radon Sealing
The price for radon sealing varies a bit depending on your foundation type and the solution used. The average cost falls around $2,000, but you may find yourself paying anywhere between $1,000 and $3,000. Thankfully, radon testing only costs approximately $500, so you can get it done as often as needed to provide you with some peace of mind.