Expert Foundation Repair Services In Pittsburgh, PA

Unfortunately, many areas in Pennsylvania are at high risk of foundation movement and the damages it causes. Homeowners in Pittsburgh, Greensburg, Monroeville, Butler, and many other surrounding areas deal with significant foundation issues more frequently than many parts of the United States.

There are several underlying causes of foundation damage in the greater Pittsburgh area, most of which are related to the soil and the weather patterns in the area. We’ll discuss each of these factors below, including how each could affect your home foundation.

Expansive Soil

The most significant cause of foundation problems in Pittsburgh is the expansive soil. Much of the land throughout the city has a relatively high concentration of clay in the soil. Clay particles are tiny and drastically affect the soil’s drainage. The clay-rich earth in Pittsburgh presents several significant issues for homes.

First, clay expands when it gets wet, sometimes up to 110% of its original volume. Expansive soil is detrimental for foundations because it swells when exposed to runoff or floodwater.

The growing earth inevitably pushes against your foundation walls and slab, placing undue pressure on the concrete. With enough stress, your foundation will eventually give way and crack, leaving your home structurally damaged.

Another problem arises when clay soil dries out because it loses volume. When the water that caused the swelling drains deeper into the ground, the clay begins to dry and can pull away from your foundation. In a phenomenon called differential settling, the soil around your house can shrink at varying rates, leaving some portions of your foundation with support and some without.

Severe differential settling can cause areas of your concrete to separate from the rest of your foundation and settle further into the ground. As you can probably imagine, this leaves an unlevel base for the house above and compromises the structural integrity of your entire home.

Lastly, clay particles are fine and have very small spaces between them that can hold water. As such, the expansive soil in Pittsburgh readily absorbs and retains runoff and floodwater for a longer time than typical dirt does.

It can leave your foundation exposed to water for days after rainfall, leaving the concrete at severe risk of water intrusion or moisture-wicking. The damages associated with water or moisture under your home can be very costly.

Above-Average Rainfall

Expansive soil can be dangerous in any part of the country, but it’s especially problematic in Pittsburgh because of the rainfall. The city experiences over 50 inches of rain each year, which is about 60% higher than the national average.

Rainfall is dangerous for foundations in Pittsburgh’s expansive soil because it keeps the ground wet and promotes soil expansion. The ground swelling means more stress on your concrete and a higher risk of foundation failure if the hydrostatic pressure becomes too much for your foundation to resist.

Regularly saturated soil also means your concrete will be exposed to runoff regularly, making the risk of water intrusion significantly higher.

Flash Floods

The above-average rainfall and proximity to the Allegheny, Ohio, and Monongahela rivers leave Pittsburgh prone to flash flooding. Since clay soil readily absorbs water, the drainage in the city is generally very slow.

As such, water remains suspended in the earth for long periods. Flash floods make the problems with expansive soil significantly worse, as they saturate the ground, contribute to ground swelling, and put your home at severe risk of water intrusion.

Housing Boom

Lastly, Pittsburgh has become increasingly popular in the past few decades, leading to an increased rate of development in and around the city. While new construction isn’t always correlated with foundation problems, some builders cut corners to speed up construction timelines, leading to several issues.

Before any foundation is poured, the ground needs to be extensively prepared to support the weight of the concrete and the house above it. Compaction of the earth after excavation helps maintain adequate support for your home, and it can limit the dangerous effects of ground swelling and differential settling.

Some builders in Pittsburgh may rush this step in an effort to keep up with the growing demand for housing, leaving even new construction at high risk for significant foundation problems.

The underlying causes of foundation damage discussed above can elicit a variety of symptoms in your concrete and throughout your living space. We’ll discuss these below so that you can better identify problems with your home’s foundation.

Foundation Cracks

Foundation cracks occur for many reasons, some of which are harmless, and others of which mean major structural damage. The easiest way to tell the difference is by the gap’s location and size.

Basement Floor Cracks

Cracks regularly develop on crawlspace or basement floors. Hairline cracks typically form during the natural settling process of the concrete within the first few years after construction. They don’t usually require repair, but many homeowners hire a foundation repair expert to seal them to help keep their under-home area dry.

While basement floor cracks are usually harmless, they can widen or become uneven from side to side over time. If this happens, it usually means your home suffers from differential settling, a common occurrence in Pittsburgh.

Vertical Wall Cracks

Thin cracks that appear on your foundation wall in a vertical orientation are also typically from natural settling. They rarely indicate structural damage and instead should simply be sealed to avoid a wet basement or crawlspace.

Vertical gaps on your concrete block wall can widen over time if settling continues. Most concrete repair specialists will seal cracks that span more than ⅛” with a caulking that prevents future movement.

Horizontal Wall Cracks

Wall cracks that run laterally along your crawlspace or basement wall are significantly more dangerous than those that are vertical. Hydrostatic pressure causes horizontal cracking, and the gap indicates that the stress from the expanding soil outside has become too much for your concrete to resist. The upper portion of your wall pushes inward to relieve the tension.

Horizontal wall cracks are clear signs of structural damage, and they could lead to total foundation failure if stabilization isn’t carried out quickly.

Stair-Step Wall Cracks

Wall cracks that form in the shape of stair steps are equally as dangerous as horizontal cracks. They develop from differential settling when a section of your home loses support from the soil below, cracks off of the rest of your foundation, and sinks into the earth to meet support again.

These cracks indicate significant damage and require structural repair.

Bowing Foundation Wall

The hydrostatic pressure that eventually causes horizontal cracking in your foundation wall usually creates inward bowing first. Concrete can flex slightly and will bend inward in response to added stress from expansive soil outside. As such, bowing walls in your foundation indicate the potential for structural damage and problems with ground swelling, and it typically predicts horizontal cracks in your foundation walls.

Water Damage or Moisture Build-Up

The expansive soil, above-average rain, and proximity to three major rivers all leave Pittsburgh homes at severe risk of water intrusion and moisture build-up. The signs of each are typically similar but can vary slightly.

Liquid water coming into your home is usually identifiable by wet spots on the concrete in your crawlspace or basement, standing water, water flowing in through foundation cracks, water damage to framing or insulation, musty odors, and damp air.

Water vapor can enter your under-home area through pores in the concrete and evaporate into the air in your basement. Signs of moisture build-up include damp air, mold or mildew growth on the concrete walls, insects or rodents under your house, and efflorescence, which is a white, fuzzy deposit of minerals on the wall that flakes off when you touch it.

The air under your house also regularly interacts with your living space through a process called the stack effect. As such, you may notice signs of water intrusion or moisture build-up on your upper floors. These include allergy symptoms from intruding mold spores, unusually high utility bills, and uncomfortably warm or cold temperatures if humid air enters your living space.

Most foundation damage occurs over long periods rather than in an isolated event. Homeowners who recognize the warning signs of foundation problems and have them repaired quickly can minimize the damages and the cost of repairs. Below, we’ll detail an inspection you can carry out once every three to four months to identify issues before they become severe.

Inspect Your Foundation

If you have a slab foundation, begin your inspection outside your home. Check the visible concrete under your house for cracks, damages, and signs of sinking or differential settling.

If you have access to a crawlspace or basement, enter the area to continue your inspection.

Take note of damp or heavy air, musty odors, or extreme temperatures, all of which can point to moisture build-up. Check the walls and floor for new or worsening cracks, mold growth, and efflorescence. While you inspect the area, look for signs of water intrusion, including pest infestations, standing water, wet concrete, or damaged building materials.

Report any significant issues to a foundation repair company, as the sooner you get the problem fixed, the less likely it is to become severe and cause structural damage.

Inspect Your Living Space

Next, move to your upper floors and look for signs of problems there. Most foundation movement – like differential settling or cracking from hydrostatic pressure – results in the shifting of your home’s framing. If this occurs, you may notice cracks developing on the sheetrock around wall openings or the corners of rooms, nails popping out of the drywall, and walls that are no longer plumb.

The floor joists in your house also rely on the foundation for structure, so check your flooring for buckling, bowing, sloping, or other damage, all of which can indicate foundation movement.

Lastly, take the time during your inspection to check your utility bills for increases and note uncomfortable temperatures or non-seasonal allergy symptoms.

Inspect Your Home’s Exterior

Finish your home inspection outside, where you’ll want to look for signs of the chimney pulling away from your house, sagging or bowing roofing, and fissures forming in your siding. These can all result from foundation cracks or differential settling problems.

Check your landscaping for signs of drainage problems or expansive soil. Typical symptoms include a space forming between your foundation and the surrounding soil, cracked dirt during dry periods, and particularly wet areas of the lawn following rainfall or flooding.

Foundation repair services in Pittsburgh cost an average of $5,500. Depending on the type of repair you need, you may need to pay just a few hundred dollars or up to approximately $20,000. We’ll break down typical pricing for specific repairs below.

Cost to Seal Foundation Cracks

A concrete repair expert can usually seal thin vertical or basement floor cracks that aren’t structural for around $450. Your cost for this minor wall repair can range from $300 for small fissures and up to $800 for broader or lengthier cracks.

Cost to Repair a Horizontal Crack or Bowing Foundation Wall

Excessive hydrostatic pressure that leads to horizontal wall cracks or bowing concrete walls is best remedied with wall anchors, also referred to as tiebacks. These devices pull your wall outward back to its original position and add support to resist additional inward stress.

The anchors cost around $1,000 each to install, and the total cost is generally between $3,000 and $5,000.

Some foundation repair contractors use carbon fiber supports to reinforce foundation wall movement. These cost around $2,000 total, but they aren’t a permanent fix.

Cost to Repair a Stair-Step Crack or Sinking Foundation

Differential settling – which can cause stair-step cracks and wide or uneven floor cracks – usually necessitates underpinning. This process calls for supportive push piers to be placed under your house to replace the support that the soil typically provides.

Steel piers and helical piers are the most common types of pilings used, and they cost about $1,000 and $3,000, respectively. The total cost for underpinning typically ranges from $3,000 to $20,000 and sometimes more.

Cost to Fix Water or Moisture Problems

Lastly, ongoing water or moisture problems under your home can be fixed with basement waterproofing systems. A complete system typically includes an exterior drainage system, a vapor barrier, crawlspace encapsulation, sump pumps, and dehumidifiers.

This type of basement or crawlspace repair generally costs between $2,500 and $10,000 and averages around $5,500. Although more expensive, the most effective option will usually be comprehensive and include a warranty. It’s best to get an adequate solution the first time around rather than upgrading limited waterproofing services when the problem persists.