Expert Foundation Repair Services In York, PA

Foundation movement is a prevalent and often recurrent problem in Pennsylvania. Home foundations in York, Hanover, Harrisburg, Lancaster, and several other nearby cities are especially prone to ground movement and the resulting property damage.

The ground movement that tends to elicit foundation problems in York can result from several factors. We’ll detail these causes below and offer some explanation as to how they affect the concrete under your home.

Expansive Soil

York homes are built predominantly on clay-rich soil, meaning that there is a high ratio of clay to silt and sand. Clay particles are small and have a few unique characteristics that cause issues for home foundations.

First, clay soil absorbs water more readily and in more significant quantities than sandy or silty soil because the small pores between the tiny clay particles attract water. Runoff from precipitation is suspended in the ground for extended periods following rainfall, leaving your concrete open to water intrusion.

When water seeps through pores or cracks in your home’s foundation, it can accumulate under your home and lead to a myriad of problems, including mold growth, destruction of building material, and pest infestation.

The excessive absorbent qualities of the clay-rich soil in York also mean that the ground expands when it comes in contact with water. After rainfall, the earth around your foundation swells, placing excessive stress on your concrete. Your foundation is rigid and unable to flex with increased hydrostatic pressure, so it can crack and collapse inward, compromising your home’s structural integrity.

Expansive soil also shrinks when it loses moisture, meaning the earth around your structure can withdraw from the concrete and leave it without the bracing it needs. This shrinking process can occur at varying rates beneath your house, leaving fractions of your concrete to sink until they become supported by the soil again. Differential settling can be majorly problematic and quickly lead to structural damage.

Frequent Rainfall

Expansive soil is detrimental in any climate, but the above-average and frequent rainfall in York aggravates the shrinking and swelling problems.

York experiences about 42 inches of rain annually, which is about 20% higher than the national average. The rainfall is consistent throughout the year as well, with an average of two days each week of significant precipitation.

The frequent and slightly-above-average rainfall in York leaves the ground saturated for extended periods. The resulting runoff not only keeps the ground saturated and at a higher volume than usual, but it also makes water intrusion a likelihood rather than a possibility.

Flash Floods

Flash floods frequently occur in York for a few reasons. First, a relatively large portion of York County lies in a flood zone, notably around Codorus Creek and other small waterways throughout the city. Heavy or frequent rainfall can cause moderate-to-severe flooding, contributing to ground saturation and under-home water problems.

York is located in a valley with slopes meandering down to the city center. Heavy rainfall can lead to excess runoff flowing downhill toward the city from higher elevations. The elevation in York and the above-average rainfall can both contribute to flash flooding, especially since the soil is generally not well-drained.

Limestone Bedrock & Sinkholes

Lastly, the bedrock beneath the expansive soil in York is primarily limestone. Limestone can offer sufficient support in some cases, but it dissolves over time when it’s exposed to water. Draining runoff and groundwater can both deteriorate the limestone bedrock under York, leaving subterranean caverns and waterways where the mineral is eroded.

The underground voids eventually collapse, and the soil above, which indirectly supports your home, can shift and settle in response. This phenomenon, called karst, creates sinkholes that contribute to hazardous differential settling beneath your property.

The karst landscape can result in structural damage to your foundation and costly repairs.

Your home can exhibit various symptoms in response to different stresses from the expansive soil in York. We’ll discuss the typical warning signs below, along with an explanation of how and why they form.

Foundation Cracks

Most foundations have cracks in them, but not all fissures indicate structural problems or necessitate costly repairs. You can often use the location of the crack to determine if the issue is cosmetic or representative of a deeper problem.

Basement Floor Cracks

Cracks can be found in most concrete slabs and crawlspace or basement floors. Thin fissures result from the settling process that occurs in the first few years following construction, and they usually shouldn’t be cause for concern. Most foundation repair companies recommend sealing them to keep water out, but the repair process is generally affordable and straightforward.

However, if floor cracks widen beyond ⅛”, continue to grow after the natural settling period, or have one side that sinks below the other, it can be a severe problem. These wider or uneven cracks often develop in response to differential settling, a common occurrence in York. They should be repaired by a professional immediately, as they can cause total foundation failure.

Vertical Wall Cracks

Wall cracks that run vertically on your concrete block walls are also usually harmless and don’t suggest structural problems. These are considered settling cracks, and a simple polyurethane or epoxy sealant is often enough to constitute a full repair.

Horizontal Wall Cracks

Cracks that are oriented in a horizontal position on your crawlspace or basement wall are more severe, as they form when expansive soil adds more pressure to your foundation than the walls can resist. The upper portion of the wall typically leans inward to relieve the stress, leaving the structure above without the support it needs. These cracks generally require structural repair.

Stair-Step Wall Cracks

Stair-step wall cracks form in the shape of stairs along the mortar joints between the concrete blocks when a portion of your foundation loses support from the earth below. As such, they indicate differential settling and often mean that your foundation’s structural integrity has been compromised. They’re typically coupled with uneven floor cracks or sloping basement floors.

Bowing Foundation Wall

Hydrostatic pressure from the expansive soil in York can build and eventually lead to horizontal cracking. Before the wall gives way to the stress, it tends to bow inward slightly. Bulging foundation walls are, therefore, typically a precursor to horizontal cracking and structural damage. The repair before a fissure forms is often cheaper, so immediate attention is necessary to mitigate repair costs and property damage.

Wet Basement or Moisture Build-Up

The expansive soil, frequent rainfall, and risk of flooding in York all contribute to the likelihood of moisture and water issues under your home.

When runoff interacts with your concrete, it can soak through cracks or seep through pores in the foundation via capillary action. Liquid water or water vapor can then accumulate in your crawlspace or basement.

If liquid water enters through foundation cracks, you may notice water dripping through visible gaps, water puddling on the floor, standing water, or water damage to insulation, sheetrock, or other building materials.

Runoff that enters through concrete pores typically evaporates into the air under your house, so it can be more challenging to identify. Common signs of moisture build-up include efflorescence on the concrete walls, mold growth and the resulting musty smells, noticeably damp air, and pest infestations.

Severe moisture problems affect your living space as well if the humid air or mold spores seep into your upper floors. Excessively high utility bills, allergic reactions, and intolerable hot or cold temperatures in your home can all indicate that you have a moisture issue in your crawlspace or basement.

Foundation damages generally begin small and intensify with time, as the constant pressure from your house’s weight and the soil aggravate even the most minor of issues. Below, we’ll detail an inspection you can do throughout your home every few months to monitor your foundation. This will allow you to identify budding problems and carry out repairs before the damage becomes severe.

Inspect the Concrete Under Your Home

Foundation damage tends to be most evident at the source: the concrete under your home. As such, you can begin your inspection by examining the exterior and interior of your foundation. Look for new or expanding cracks, and mark each gap with a pencil or on a separate detailed report with the location, width, and length to track changes.

Report any hazardous or worsening cracks to a foundation repair specialist for further guidance.

While you’re under your home, you should also check for the common symptoms of water intrusion. These symptoms include visible water or wet spots from evaporating water, efflorescence, mold growth, musty smells, heavy or damp air, and pest infestation.

Examine Your Living Space

Next, you can move upstairs and look for signs of foundation settling or shifting. You should keep an eye out for sheetrock cracks around wall openings and the corners of rooms, doors and windows that are difficult to open or close, drywall nail heads popping through your wall paint, and noticeably bulging walls.

The floor joists in your house rely on your foundation for support, so you should also look for buckling or sagging floors throughout your living space. Sloping floors are reasonable indications of differential settlement, and a long level can help you find areas that may no longer be level.

Finish Your Inspection Outside

Lastly, you should head outside and look for damages on the exterior of your house. Cracks in the siding or facade, a tilting chimney, and an unlevel roof can all occur over areas where differential settling is a problem.

Your yard can help identify potential problems with expansive soil or improper drainage. Gaps between the concrete and the earth, leaning retaining walls or raised garden bed walls, and an uneven lawn can indicate clay-rich soil that could damage your foundation if left untreated.

Additionally, soggy portions of the yard after rainfall are a clear sign of poor drainage, contributing to a laundry list of foundation problems.

Foundation repair services can cost as little as a few hundred dollars if the damage isn’t severe, but they can reach beyond $20,000 for more significant structural problems. To give you a better estimate of what your repair may total, we’ll provide some average pricing for specific repairs below.

Cost to Seal Foundation Cracks

Foundation crack sealing is generally the most straightforward and cheapest foundation repair solution. Most concrete repair experts in York charge between $300 and $800 for this service, with larger or broader non-structural cracks landing near the upper end of that range.

Cost to Repair a Horizontal Crack or Bowing Foundation Wall

Excessive hydrostatic pressure requires stabilization of some sort to move your foundation wall back to its original vertical position and resist additional movement. There are two primary options for fixing horizontal cracks and bowing walls.

Carbon fiber supports are the most affordable option, totaling around $2,500 on average. This type of crack repair isn’t permanent, so it rarely includes an extensive warranty. However, they can correct minor issues with hydrostatic pressure for a fraction of the price of earth anchors.

Earth anchors are a more permanent solution that use tension rods and anchors in your yard to stabilize your concrete block walls. The anchors cost around $1,000 each, and most walls need between three and five. The total price is typically between $3,000 and $5,000.

Cost to Repair a Stair-Step Crack or Sinking Foundation

Repairs to correct differential settling are usually the most expensive and invasive, especially if you have a slab foundation. A foundation repair contractor will usually use a technique called underpinning to support your concrete with push piers. These piers relocate your house’s weight to a deeper portion of the soil or the bedrock.

Steel piers are possible in some areas where the bedrock is more stable. They typically total between $3,000 and $10,000. Helical piers are often a better option in York, given the limestone bedrock. These pilings cost around $3,000 each for a total of between $10,000 and $20,000.

Cost to Fix Water or Moisture Problems

Water intrusion and moisture build-up are prevalent issues in York. Many homeowners require a basement waterproofing system to reduce the runoff that interacts with their concrete foundation and keep their basement dry.

Your system should be customized for your property, as not every house needs the same techniques. The system can include any combination of French drains, sump pumps, crawlspace encapsulation, vapor barriers, dehumidifiers, gutters, leaders, and more.

Most basement waterproofing companies charge between $2,500 and $10,000, but most systems total around $5,500.