Expert Foundation Repair Services In Philadelphia, PA

Unfortunately, home foundations in Eastern Pennsylvania are at very high risk of damage due to ground movement. Homeowners in Philadelphia, Pottstown, Coatsville, Levittown, West Chester, Lancaster, and many other cities in the surrounding area are left to deal with foundation problems and the expensive repairs that often accompany structural issues.

Philadelphia is a hotspot for foundation problems primarily because of several geological and climatic factors. We’ll describe each of these below and how they negatively affect the concrete under your house.

Expansive Soil

Philly is situated above a very perse arrangement of soils, many of which are less than ideal for construction. The most widespread dirt in the city has a high concentration of clay particles, making the ground expansive. Expansive soil leaves foundations prone to damages in three different ways, all of which are heavily influenced by the weather.

The first problem with Philadelphia’s expansive soil is that it swells in the presence of water. Runoff soaks slowly into the ground, gradually filling the small gaps between the tiny clay particles.

As the dirt absorbs more and more rainwater or snowmelt, it expands and places undue pressure on your foundation. It pushes your foundation walls inward and can force your concrete slab upward to the point where they crack, compromising the foundation’s structural integrity.

The opposite moisture conditions are also a problem, as expansive soil shrinks when it dries. Moisture in the ground naturally drains or evaporates over time, causing the soil to lose the volume it gained from the runoff. The shrinking soil can retract from the concrete under your home, at which point your foundation sinks into the earth until it finds the support it needs to hold up your structure.

This downward movement of the earth and your foundation can happen at different rates under your house in a process called differential settling. The result is sections of your concrete sinking more rapidly than others, eventually causing stress cracks and a loss of structural stability.

The third and final issue with expansive soil in Philadelphia is that the clay is highly absorbent. It can hold water against your foundation for days after precipitation falls.

Your foundation’s long exposure times to moisture increase the likelihood of leaking or water vapor seeping into your home. As such, the resulting water damage and humidity problems are prevalent in Philadelphia.

Above-Average Rainfall

Philly experiences around 44 inches of rain every year, nearly one and a half times more than the national average. The excessive runoff perpetuates the issues with expansive soil.

The ground is continually moist for long periods due to the above-average precipitation, so the soil is likely to remain at its peak volume and place intense and constant hydrostatic pressure on your concrete.

Additionally, the frequently wet soil holds runoff against your foundation for days or weeks at a time. As a result, water intrusion is a prevalent problem in Philadelphia.

Flooding

Pennsylvania has the highest flooding rate of any state in the U.S. Philadelphia is prone to several different types of floods, including flash floods when rainfall fails to penetrate the dense clay soil quickly, river flooding, and tidal flooding.

To make matters worse, the sewer system in the city was built in the late 1800s when far less of the absorbent soil was covered by homes and pavement. The system is ill-equipped to handle the current demands during heavy rainfall and flooding of the Delaware River, so it frequently backs up and contributes to floods.

Flooding saturates the ground, increasing the likelihood of severe hydrostatic pressure on your foundation as well as the risk of water intrusion and moisture accumulation under your home.

Limestone Bedrock & Sinkholes

Lastly, Philadelphia is underlain by various types of bedrocks, including schist, limestone, and dolomite. Limestone and dolomite dissolve in the presence of runoff and groundwater, creating underground caverns and channels over time.

These voids can collapse and create soil instability and sinkholes near the surface. Additionally, geologists believe that old stream valleys that are less compacted than typical soil contribute to land subsidence.

No matter the underlying cause, the downward shifting of soils under or around your home can contribute to differential settling and create significant structural problems.

The various underlying causes of foundation damage in the greater Philadelphia area can elicit different symptoms under and throughout your home. We’ll discuss the most common warning signs of under-home problems below and the likely culprit of each.

Foundation Cracks

Foundation cracks develop in most homes, and they can signify anything from natural concrete settlement to significant structural damage. The position and physical characteristics of the fissure can help identify the severity and the underlying problem.

Concrete Slab or Basement Floor Cracks

Hairline cracks in your slab or in the crawlspace or basement floor are normal and most often form during the routine settling of your foundation in the year or two after your home is built.

Some homeowners believe they only appear if the original workmanship was inadequate, but they develop on most slabs. If they remain thin and level across the gap, the easiest solution is simply to have them sealed to keep water and moisture from getting through them.

Wider or uneven cracks in the slab typically indicate structural damage caused by differential settling. These gaps usually need extensive repair and stabilization, so they generally necessitate the most costly repairs.

Vertical Wall Cracks

Vertically-oriented fissures in your foundation walls almost always form in response to normal settling. The crack repair process for these fissures involves sealing by a foundation repair company to maintain a dry basement or crawlspace, but they rarely require structural repair.

Horizontal Wall Cracks or Bowing Walls

Fissures that develop along the length of your wall parallel to the floor are more severe than those that are vertical. They signify that the hydrostatic pressure from the expansive soil outside your foundation has become too intense for your wall to hold back.

The resulting stress crack is typically structural, so this type of damage requires wall stabilization and structural reinforcement.

You may also notice inward bowing of your crawlspace or basement walls before the crack develops. Bowing foundation walls are a clear sign of intense inward pressure, and they often lead to cracks and structural damage. As such, they should be stabilized immediately.

Stair-Step Wall Cracks

The last kind of crack you may find on your concrete block walls forms in the shape of stair steps around the joints between the blocks. These cracks develop from differential settlement when a section of your foundation sinks more rapidly than the rest and breaks away from your home. These gaps are structural in nature and need immediate and extensive repairs.

Wet Basement or Moisture Build-Up

The risk of water intrusion and moisture accumulation under your home in Philadelphia is significant because of the expansive soil, above-average rainfall, and risk of flooding. The symptoms of each are often confused, but there are some subtle differences.

Liquid water seeps through foundation cracks, so you’re likely to see water trickling through gaps, especially after rainfall. You may also find wet areas of the concrete, standing water, puddles on the floor, or water damage from past leaking.

You won’t be able to see water vapor, but several symptoms throughout your under-home area can help identify moisture accumulation. The common signs include efflorescence on your concrete walls, mold growth, moldy smells, noticeably heavy or moist air, and frequent issues with insect or rodent infestation.

Humid air and mold spores can also make their way up into your living space, so abnormally hot or cold indoor air temperature, above-average heating or cooling bills, and unusual allergy symptoms can all suggest moisture problems under your house.

Identifying foundation problems and having them addressed early can limit their development, the resulting damage, and the cost you’ll end up paying to repair them. Below, we’ll provide a detailed home inspection protocol you can follow three to four times a year to monitor your foundation for problems that could worsen if left untreated.

Inspect the Concrete Under Your Home

Begin by examining your foundation. You can start outside, where cracks, crumbling, and uneven concrete under your house can signify foundation movement. Pay particular attention to the corners of your structure and the areas around points of egress, as these areas are most prone to differential settling.

If you have a crawlspace or basement, more symptoms will be visible on the inside foundation walls. Look for cracks there as well, and keep a detailed report of the location, length, and width of any fissure you find to monitor for subtle changes over time. It’s a good idea to take photos of each crack as well for later comparison.

You can also look for efflorescence, mold growth, musty smells, pooling or standing water, water damage, water stains on the concrete, and symptoms of pest infestation, including fecal matter and frass under your home.

Examine Your Living Space

Next, head upstairs and look for signs of damage throughout your living space.

If the framing behind your walls shifts in response to foundation movement, you may see cracks in the sheetrock, nail heads pushing through the drywall, leaning or tilting walls, cabinets or countertops separating from the walls, or multiple doors or windows getting stuck.

If the floor joists shift or warp from foundation damage below, you’ll likely see buckling, sloping, or uneven floors.

While you’re carrying out your quarterly inspection, it’s a good idea to compare your utility bills to those from the previous year for unusual increases. You can also ask your family members if they’ve experienced itchy eyes, runny noses, coughing, sneezing, or difficulty breathing, all of which could indicate a moisture and mold problem under your home.

Finish Your Inspection Outside

Finally, head outside and look for damages on the exterior of your home. Common signs of hazardous foundation movement include sagging roofing, a cracking or leaning chimney, and fissures in your siding or exterior facade.

Some symptoms of problematic expansive soil or poor drainage on your property can be present in your landscaping. You can look for an uneven yard, leaning retaining walls or raised flower bed walls, and particularly wet or soggy portions of your lawn following rainfall.

The cost of foundation repairs can vary greatly in Philadelphia, depending on the underlying cause and how early you catch the problem. On average, property owners in the area pay around $5,500 for foundation solutions. We’ll provide more specific pricing information below to help you estimate what your home improvement will cost.

Cost to Seal Foundation Cracks

Foundation cracks that aren’t structural can usually be sealed to prevent water and moisture problems under your home. Most general contractors in Philadelphia charge between $300 and $800 for this concrete repair, with longer or broader cracks sometimes reaching up to $1,000.

Cost to Repair a Horizontal Crack or Bowing Foundation Wall

The best solution for damage resulting from hydrostatic pressure is the installation of earth anchors, usually in combination with an exterior drainage system. Earth anchors cost approximately $1,000 each for a total of between $3,000 and $5,000.

If the foundation repair contractor treating your home also recommends a French drain to reduce hydrostatic pressure, you can expect an additional $2,500 to be added to the repair cost. An exterior drainage system is well worth the money, as it provides more peace of mind.

Cost to Repair a Stair-Step Crack or Sinking Foundation

A settling foundation is best repaired using underpinning, the process of placing push piers under your home to add support to the foundation. Steel piers and helical piers are standard pilings to use in Philadelphia, and they cost about $1,000 and $3,000, respectively. Most homes require between five and ten piers, so the total cost typically falls between $5,000 and $20,000.

Some foundation repair experts will opt for mudjacking or foam jacking as a means of concrete leveling. These solutions are significantly cheaper at around a $2,000 average price. However, it’s not always a permanent solution. In most cases, underpinning is a better option to complete the job properly the first time around.

Cost to Fix Water or Moisture Problems

The high rate of water intrusion and elevated humidity levels are best combated with a basement waterproofing system. These systems can include a variety of methods for reducing water under your home, including exterior drainage systems, sump pumps, dehumidifiers, crawlspace encapsulation, drain tiles, vapor barriers, and more.

The average price for this foundation solution is around $5,500, but your specific setup may cost anywhere between $2,000 and $10,000, depending on how severely your basement leaks and the length of the warranty included.

If your problem has persisted for some time and requires mold remediation as well, you can expect to add between $1,000 and $2,500 to your total.