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. | May 26, 2023
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. | May 23, 2023
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. | May 20, 2023
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. | May 26, 2023
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. | May 23, 2023
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. | May 20, 2023
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Lancaster, Pennsylvania is an increasingly popular destination for retirees and families looking for a slower pace of living. However, while it offers plenty of activities, serene nature, and relaxation for residents, home foundations in the city are also at unusually high 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 Lancaster. Our pros have years of experience and are familiar with the nuances of Lancaster 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’ll be discussing the specific reasons why foundation issues are so prevalent in the area, the symptoms of foundation damage you can look for in your home, and the best way to avoid excessive repair costs. We’ll also provide some average pricing for typical foundation repair projects in the Lancaster area to give you an idea of what your home improvement will cost.
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: 05/28/2023
Location: Lancaster, PA
Description: Repointing of stone foundation in crawlspace-accessible through full height basement. About 120 sq ft of wall area.
Date of Request: 05/27/2023
Location: Lancaster, PA
Description: Repair to my walls inside my home. Not sure what's going on.
Date of Request: 05/27/2023
Location: Lancaster, PA
Description: I have several areas around my swimming pool deck that need to be leveled. Looking for a poly solution.
Date of Request: 05/24/2023
Location: Lancaster, PA
Description: Front porch settling need lift up and repair. Possible garage work repointing cracks between cinder blocks
Date of Request: 05/21/2023
Location: Elizabethtown, PA
Description: Outside the brick has gaps in 2 places
Date of Request: 05/19/2023
Location: Hershey, PA
Description: Sagging crawl space foundation wall footer
Does Foundation Movement Affect Lancaster, Pennsylvania?
Unfortunately, foundation movement is a widespread problem in Eastern Pennsylvania, primarily due to the soil composition and climate. Homeowners in Lancaster, Reading, Harrisburg, Philadelphia, and many other cities in the surrounding area find themselves with the frustration and costly repairs associated with the resulting damages.
What Causes Foundation Problems In Lancaster, Pennsylvania?
Several factors are at play in Lancaster that leave homes prone to foundation problems. We’ll provide an in-depth analysis and explanation of these issues below and their effect on your structure.
Lancaster is situated predominantly on sandy, gravelly soil that was deposited by alluvial fans of rivers that have since dried.
The majority of Lancaster County is underlain by the Pennsylvania state soil, Hazelton. Hazelton and the other soils in Lancaster are characterized not only by their sandy structure but also by the rapidity with which they drain.
Sandy, excessively-drained soils present several problems for concrete foundations.
The first and most severe issue is that sand-rich earth is prone to erosion. Sand particles are significantly larger than clay and silt, the two other typical soil constituents.
When runoff from precipitation drains through the earth, it can easily bring the large sand particles with it.
This process of underground erosion can create instability under and around your home. It generally occurs at varying rates beneath your home’s foundation, causing differential settling of your structure.
Differential settling contributes to severe structural damage and can result in total foundation failure.
Another significant problem presented by sandy soil is water intrusion and hydrostatic pressure on your concrete block walls. The erosive quality of the ground in Lancaster and water’s tendency to collect and drain around the perimeter of your foundation regularly creates underground voids against your concrete.
These voids can fill with water during rainfall and leave your foundation prone to water intrusion through pores in the concrete or foundation cracks.
It also weighs much more than the soil that typically supports your foundation walls, and it can cause inward movement and eventual cracking of the concrete if the hydrostatic pressure becomes too intense.
Lancaster experiences approximately 44 inches of rain each year, which is nearly 50% higher than the average precipitation throughout the United States. The above-average amount of rain contributes to the issues with sandy soil.
Heavy precipitation can carry more sand particles with it, making the risk of underground erosion and differential settling higher.
Concentrated rainfall is more likely to create and fill voids against your concrete with water, increasing the chance of liquid water or water vapor entering your home and leaving you with water damage and several other related problems.
Lancaster is relatively flat and lies in a valley, meaning that it’s prone to flooding. Heavy rain may have difficulty draining away from the city, and properties bordering or close to the Susquehanna River are especially at risk of river overflow.
Flooding is dangerous because of the inherent risk of water damage, but it also contributes to underground erosion. It also exposes your concrete to moisture for extended periods, increasing the chance of a leaky basement and moisture build-up under your home.
Lastly, a large portion of Lancaster is underlain by limestone and dolomite bedrock. These minerals typically provide ample support, but they dissolve slowly in the presence of water.
Runoff and water from Pennsylvania’s aquifer can gradually deteriorate the bedrock in Lancaster, resulting in a phenomenon called karst.
The subterranean caverns and channels that result from heavy bedrock erosion leave the soil above without support. They can collapse and cause instability under and around your home, usually in the form of sinkholes. Sinkholes present a serious issue for Lancaster foundations, as they can contribute to massive differential settling and foundation collapse.
What Are The Signs of Basement Foundation Damage In Lancaster, Pennsylvania?
The different underlying causes of foundation damage in Lancaster can cause varying symptoms to develop in your home and on your property. We’ll discuss the more prevalent warning signs below and the likely cause of each.
All foundations crack at some point, most during the natural settling period, and some in response to dangerous ground movement common in Lancaster. You can hire a structural engineer to assess the damage, but you can also get an idea of the cause and severity based on where the gap is located and its physical characteristics.
Cracks form in most concrete slabs, whether you have a slab foundation or the slab acts as your crawlspace or basement floor. Hairline cracks are the most common here, and they develop in response to normal concrete settling.
They generally aren’t cause for concern, but it’s best to have a foundation repair specialist seal them to prevent water and water vapor from entering your house through them.
Wide or uneven fissures on a concrete slab are more of a problem, as they indicate differential settling. These gaps generally require structural repair and stabilization to prevent further damage.
Vertical cracks on your concrete block wall or the outside of your slab are also typically from settling. They generally aren’t a problem unless they widen to ⅛” or more, in which case they may need to be stabilized. Sealing with epoxy or polyurethane is usually sufficient for more minor vertical fissures.
Gaps that run horizontally on your foundation wall form when hydrostatic pressure forces your wall inward. This type of damage is common in Lancaster because the sandy soil can leave voids against your concrete that fill with heavy runoff. Horizontal cracks generally need structural repair, as they can lead to foundation failure if left untreated.
Cracks can also form in the shape of stair steps around the edges of the concrete blocks in your crawlspace or basement wall. These damages suggest that your foundation is suffering from differential settling, usually because of underground erosion from runoff or from sinkholes and the instability they cause. Stabilization is required to prevent further settling and foundation collapse.
With the threat of hydrostatic pressure being so significant in Eastern Pennsylvania, you may notice inward bulging of your foundation walls. This movement occurs when the weight of the water collecting outside your home puts undue pressure on the concrete.
Bowing walls typically result in horizontal cracks forming in your foundation if left unrepaired, so it’s imperative that this issue is addressed quickly.
The sandy soil, above-average rainfall, and risk of flooding present in Eastern Pennsylvania all contribute to water and humidity entering your living area or the space under your house. Unfortunately, many homeowners in Lancaster experience symptoms of water issues.
Water can quickly seep in through foundation cracks during and following rainfall or river flooding. Signs of a leaking foundation include standing water under your house, water trickling in through gaps in the concrete, wet spots on your basement floor or walls, and water damage to insulation, framing, and other building materials.
Water vapor typically enters through pores in the concrete and evaporates into the space beneath your home. As such, identifying moisture build-up can be challenging. Typical symptoms include damp air in your crawlspace or basement, a white deposit of minerals on your foundation walls, mold growth, and evidence of insects or rodents living under your house.
Some homeowners also find symptoms of moisture accumulation in their living space if the humid air or airborne mold spores seep upstairs. Unusually high or low interior temperatures, above-average heating or cooling bills, and uncharacteristic allergy symptoms can all point to moisture problems.
How to Find Signs of Foundation Damage In Lancaster, Pennsylvania?
Identifying the signs of foundation damage may seem straightforward, but foundation problems generally begin small and worsen very gradually. As such, many homeowners miss the developing symptoms.
Below, we’ll detail an inspection you can carry out every three months or so to ensure you find the warning signs of damage under your house.
Your first step will be to examine the concrete beneath your house. You can begin outside, where you’ll look for cracks and crumbling on the visible portion of your foundation.
A better sense of foundation health will be gained from a basement or crawlspace, so head there if you have access. Look for cracks on the walls and floor here as well. It’s a good idea to keep a log of the location, length, and width of each fissure you find so that you can monitor lengthening and expansion from inspection to inspection.
You can also look for signs of water problems, including efflorescence or mold spores on the walls, musty odors, moist air, pest infestations, puddling or standing water, and wet spots on the concrete.
Report any significant changes or damages to a foundation repair company for an appropriate solution.
Continue your inspection inside your house, where you’ll look for symptoms of shifting framing and floor joists in response to hazardous foundation movement. Lancaster homes most often suffer from differential settling and hydrostatic pressure.
Walls that aren’t plumb, buckling or sloping floors, nails pushing out of the sheetrock, drywall cracks around wall opening, and doors and windows getting stuck are all indicators of these issues.
You can review your utility bills for changes and discuss any recent, unexpected allergy symptoms that your family members may have experienced and not thought to mention.
Finally, head back outside and inspect your landscaping and your home’s exterior for warning signs of under-home problems.
Dips or pots in your lawn can suggest karst or differential settling that can damage your foundation. Puddling around the perimeter of your foundation during rainfall can signify voids beneath the surface that have filled with water. Damaged or leaning retaining walls can indicate differential settling, which may eventually compromise your foundation’s structural integrity.
On your home, look for leaning or tilting chimneys, fissures forming in the siding, and sagging or wavy roofing, all of which can result from foundation movement.
Cost of Basement Foundation Repair In Lancaster, Pennsylvania?
Foundation repair services in Lancaster can range from just a few hundred dollars to tens of thousands. It will be most helpful to provide repair costs for inpidual projects that are typical in the area.
Sealing foundation cracks is the most affordable repair solution because there is no stabilization required, and the process is very straightforward. Foundation repair contractors in Lancaster generally charge between $300 and $800 for this service.
Repairing the damages caused by excessive hydrostatic pressure normally includes the installation of earth anchors. These anchors pull your wall outward using tension rods and help avoid future movement.
They cost around $1,000 each, and most homes need between three and five anchors, making the total cost between $3,000 and $5,000.
Your property may also need an exterior drainage system to help reduce the chance of water pooling against your concrete. On average, a French drain costs around $3,000, so you may need to add that cost to the price for earth anchors.
The best solution to fix differential settling damage and prevent future foundation sinking is underpinning. A foundation repair expert will set push piers into the ground under your concrete to limit the support needed from the settling soil.
Helical piers are the most popular type of piling to use in Lancaster, given the risk of the bedrock dissolving under other, deeper-reaching piers. These piles cost around $3,000 each for a total cost between $10,000 and $20,000.
Your price may be significantly higher if you also need sinkholes repaired to prevent future settling problems. The cost to fill sinkholes is very challenging to estimate because the size and location can make the cost fall anywhere between $10,000 and $100,000.
A basement waterproofing system is the best option for limiting water intrusion and moisture accumulation under your house.
The system can include any number of methods for draining water more safely, including an exterior drainage system, sump pumps, interior drainage systems, dehumidifiers, vapor barriers, crawlspace encapsulation, and more.
A concrete repair specialist with years of experience and knowledge of the area can install a cost-effective setup that presents a permanent solution to water issues. The cost can range from $2,500 to around $10,000, depending on what the system involves and the warranty that is included.
