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 30, 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 27, 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 24, 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 30, 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 27, 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 24, 2023
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Homeowners in Charleston, South Carolina enjoy a highly populated suburban setting, tight-knit community, rich history, and warm weather year-round. However, they also experience a high rate of foundation damage due to several underlying causes that make the coastal area of SC a hotspot for soil movement and drainage issues.
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 Charleston. Our pros have years of experience and are familiar with the nuances of Charleston 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’re going to discuss what leaves foundations in the area at such high risk of damage, the warning signs you may see in your home if you fall victim to these problems, and how you can monitor your foundation to find and correct the issues quickly.
We’ll also discuss some average pricing for common foundation repair services in Charleston and the surrounding area.
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: 06/01/2023
Location: Charleston, SC
Description: We are looking at purchasing a home in MT Pleasant that needs extensive foundation repairs - basically the entire main beams, many of the joists, and then a large amount of the rim joists need to be replaced due to moisture damage, rot and/or fungi. We have received one quote but feel like we need a second one from another reputable company before moving forward. We have all the measurements, pictures, and drawings if you are able to quote out the work.
Date of Request: 05/31/2023
Location: Charleston, SC
Description: Concrete landing from steps the concrete block support for them to main entrance of residence are slightly out of square and in need to lift from one side to properly level. Wetness from rain pools on landing. Can you have a look and give me an estimate? No hurry. Thx.
Date of Request: 05/31/2023
Location: Charleston, SC
Description: We are doing some due diligence before purchasing this home. Can you give me an estimate of how much this property would need to raised and what the cost would be. Thank you
Date of Request: 05/28/2023
Location: Charleston, SC
Description: At my buyer's inspection yesterday, we found an exterior wall that seems to have new cracks in it. We're trying to determine if this is going to get worse and what will be required to fix it. Can you come take a look and provide an opinion/estimate? Thank you!
Date of Request: 05/25/2023
Location: Charleston, SC
Description: My home has foundation issues, I think. The porch is sinking and the back door can no longer close evenly. There is also a crack in the kitchen on the wall that is in the center of the house. I would to know if there is an issue and how much it would take to repair ( if necessary).
Date of Request: 05/23/2023
Location: Charleston, SC
Description: I need a quote to fix a structural issue for a house I am considering buying. I can email the structural report to you.
Does Foundation Movement Affect Charleston, South Carolina?
Unfortunately, foundations are highly prone to damages in much of South Carolina. Property owners in Charleston, Cantey, Summerville, Woodville, and many other nearby cities experience problems under their homes more frequently than in many other parts of the United States.
What Causes Foundation Problems In Charleston, South Carolina?
There are several factors at play in Charleston that lead to foundation problems. We’ll explore each of them below and explain how each puts your home’s foundation at risk.
Expansive soil is one of the leading causes of foundation issues in the country and particularly in the Charleston area. The dirt in eastern South Carolina is predominantly Bohicket soil, which is characterized by an abundance of red clay.
Clay particles are very tiny compared to the other constituents of dirt, which means they can absorb more water and retain it longer between the very fine particles. This characteristic makes clay soil problematic for concrete foundations for several reasons.
First, clay grows in volume when it gets wet. When the soil around your home is exposed to rainwater or floodwater, it absorbs the runoff readily and expands. The movement puts added pressure on your concrete block walls and slab, frequently cause the rigid building materials to crack when they can’t flex to accommodate the increased volume of soil.
Second, that growth in soil volume is lost when the ground dries. When runoff eventually drains through the ground, the soil can shrink away from your foundation, potentially leaving the concrete without any support from underneath.
If this occurs at varying rates under your house – a process called differential settling – parts of your foundation can crack and sink into the ground to find the support they need to hold up your house. The process commonly causes structural damage in your home.
Lastly, the tiny gaps between clay particles in Charleston’s soil keep runoff trapped in the ground for a longer time than typical dirt. The result is water being held against your concrete for extended periods, allowing it more opportunity to seep through cracks or pores in your foundation and create moisture problems in your house.
Charleston homeowners experience around 48 inches of rainfall every year, which is nearly 50% more than most areas throughout the country. The precipitation is more abundant from June to October, but every month in eastern South Carolina brings a substantial amount of rain.
Heavy and frequent rainfall leaves soil prone to expansion more often. Excessive runoff means that the clay soil will be wet more often, contributing to problems with soil growth and the pressure it places on your foundation.
It also leaves your home more prone to water intrusion through your foundation walls or up through your concrete slab. The soil frequently remains wet for days, during which time the ground exposes your porous concrete to moisture. This means a higher risk of water problems and the associated moisture and water damages.
Charleston is located on the coast of South Carolina and has an average height of around 19 feet above sea level. This means two primary issues for the city.
First, the proximity to the ocean means that the groundwater in the area is very shallow. This means there is very little space for runoff or other water to drain. Shallow groundwater leaves the city prone to flooding during rainfall because the rain can’t drain quickly enough. Instead, it soaks the soil around homes in the area, contributing to soil expansion and water intrusion problems.
Second, the city is open to flooding from the ocean and the affected waterways as a result. The Ashley River, Cooper River, Wando River, and Stono River flood frequently due to changing sea levels. North Charleston is particularly at risk, but all areas can be affected by floodwater.
Whether flooding occurs from inadequate drainage during precipitation or from sea-level fluctuations, the excess water adds to the issues with expansive soil we discussed previously.
Normal precipitation creates a myriad of issues for foundations built on Charleston’s expansive soil, but the city is also prone to elevated rainfall during hurricane season. Between June and November, eastern South Carolina experiences around double the average monthly rainfall for the area.
The concentrated rainfall leaves home foundations in the city at elevated risk of both soil swelling and shrinking as moisture levels fluctuate rapidly. The more rapid movement of the ground can cause structural damage in a shorter amount of time as the concrete fails to flex with the growing and shrinking soil.
What Are The Signs of Basement Foundation Damage In Charleston, South Carolina?
The many underlying causes of foundation damage in Charleston can manifest in a variety of symptoms. We’ll discuss each of the most prevalent signs of foundation problems in the city below.
Foundation cracks are a common occurrence in foundations in all areas, signifying anything from harmless concrete settling to significant structural damage. The extent of the damage is typically indicated by the location and width of the gap.
If you’re lucky enough to have a basement or crawlspace in Charleston, you will likely find hairline cracks in the concrete floor under your home. These are often a result of your foundation settling after new construction. You can and should have them sealed to keep water and moisture out.
Wider floor cracks or those that aren’t level from one side to the other usually indicate dangerous foundation settlement. These fissures are caused by uneven ground movement under your house, which is common in the expansive soil in Charleston. They should be repaired as quickly as possible to limit the resulting damage to your home.
Hairline cracks oriented in a vertical position on your concrete block wall or slab are usually a sign of natural settling. They generally don’t require structural repair, but many Charleston homeowners get them sealed to keep water and moisture from seeping through them.
Broader vertical cracks usually don’t indicate structural problems either, but a foundation repair contractor may opt for a more substantial sealant to prevent further widening.
Cracks traveling horizontally on your foundation wall will typically only occur if you have a crawlspace or basement. These cracks signify severe structural problems resulting from hydrostatic pressure, often from the expansion of the clay soil outside your home.
Cracks that form in the shape of stair steps are also only visible if you have space under your home and concrete block walls. These gaps result from differential settling, which leaves a portion of your foundation to sink into the ground more rapidly than the rest.
These cracks are clear signs of structural problems and can lead to total foundation failure. As such, they should be stabilized as quickly as possible.
The risk of differential settling in Charleston is severe due to the expansive soil around the city’s homes. The symptoms of this problem vary depending on the type of foundation you have.
Homeowners with a basement or crawlspace typically find uneven floor cracks in their slabs, sloping floors under their homes, and stair-step cracks on the concrete block walls.
Those with slab foundations often have more difficulty identifying sinking. Signs include foundation cracks spanning the corners of your slab, visibly uneven portions of concrete above the ground, and visible sinking of your foundation, typically around the corners of the concrete.
Water intrusion is a prevalent issue in Charleston because of the expansive soil, flooding, heavy rainfall, and added risk of concentrated precipitation during hurricane season. As runoff is held against your concrete for extended periods, there are several things you may notice in and around your home as a result.
If you have a crawlspace or basement, you may notice standing water under your home, water stains on the walls, water damage to building materials, mold growth on the walls, insects or rodents under your home that are attracted to humidity, and efflorescence, which is a white, powdery substance that is left on the concrete walls after water vapor wicks through your foundation.
Most property owners in Charleston have slab foundations and are unable to see these clear signs. For those without access under their house, there are some good indicators that can develop on the home’s interior.
If moisture builds up between your concrete slab and the rest of your building material, you may notice musty odors in your house from mold growth, uncomfortable temperatures resulting from elevated humidity, doors and windows getting stuck if their frames swell from moisture, and cracks in your sheetrock if increased humidity causes the framing behind it to warp or bow.
How to Find Signs of Foundation Damage In Charleston, South Carolina?
Identifying signs of foundation problems early is crucial for limiting the resulting damage to your home as well as the cost of repairs. Below, we’ll share some advice for locating issues as quickly as possible so that you can address them before they lead to structural problems.
The best way to locate foundation issues early is to inspect your foundation once every three or four months and look for budding problems.
If you have a slab foundation, check the concrete around the bottom of your house carefully for cracks, damages, and visual signs of sinking. Report any new or worsening damages to a concrete repair specialist immediately.
If you have access to the space under your home, head down there and look for the symptoms of water intrusion and ground movement. These include cracks in your foundation, water pooling on the floor, musty odors, humid air, mold growth, pest infestations, efflorescence, and water damage to studs, insulation, or other construction materials.
Regardless of your foundation style, the hazardous ground movement that is widespread in Charleston can create various symptoms inside your home.
The sheetrock is often an excellent place to start, as damage will appear readily where the foundation below has shifted or sunk. Look for gaps around the corners of rooms, windows, and doors. Check for nails popping out of the surface, visible bulging of the walls, and countertops or cabinets separating from the drywall behind them.
Next, inspect your flooring for buckling, bowing, or sloping, all of which can signify differential settling of your foundation and the resulting movement of your floor joists.
You should also pay attention to signs of moisture build-up, especially if you have a slab foundation. Do your best to identify musty smells, uncomfortable temperatures in your living space, and abnormally high utility bills, which can result from property owners compensating for the extreme temperature in their homes.
Finally, check the exterior of your home for signs of foundation movement. Check to make sure your chimney isn’t leaning away from your house, your roofing isn’t sagging or bowing, and your siding isn’t cracked.
Some signs around your landscaping can help identify potential issues with expansive soil and foundation movement. Check for gaps between your concrete and the soil, wet or soggy portions or your lawn after rainfall or flooding, and leaning retaining walls or raised garden bed walls.
Cost of Basement Foundation Repair In Charleston, South Carolina?
Professional foundation services cost homeowners in Charleston an average of $5,500 but can range from $250 to over $20,000 in some cases. We’ll break down the pricing of typical repairs below.
Thin cracks that just need to be sealed to prevent water intrusion usually cost between $250 and $750 for an epoxy or polyurethane grouting. The length and width of the gap will determine where in that range your cost will fall.
Horizontal cracking in response to hydrostatic pressure is best repaired with earth anchors, each of which costs an average of $1,000. Most afflicted foundation walls require three to five anchors to pull them back to their original position and resist additional movement.
This basement or crawlspace repair comes with a total cost between $3,000 and $5,000.
Some foundation repair specialists will choose to install carbon fiber strips to help resist inward wall movement that leads to horizontal cracks. This is a cheaper solution at around $2,000, but it’s not permanent and typically doesn’t include a warranty. If you do opt for these support strips, it’s best to have a contractor with years of experience and knowledge of structural repair fix the issue.
Stair-step cracks and sinking sections of a slab foundation usually require underpinning for stabilization. Concrete repair experts drive push piers under your concrete to support it sufficiently. Since the bedrock in Charleston is relatively shallow, steel piers –which cost around $1,000 each – are most common. Helical piles are another possibility, but they cost approximately $3,000 each. The total cost for underpinning is typically between $3,000 and $20,000.
The expansive soil, flooding, heavy rainfall, and frequent tropical storms all contribute to water intrusion problems, leaving homes in the area prone to moisture build-up and associated damages. Most foundation contractors will install a comprehensive basement waterproofing system to keep moisture and water out of your home.
These basement systems can include French drains, vapor barriers, crawlspace encapsulation, sump pumps, dehumidifiers, and several other methods for reducing the amount of water that contacts your concrete. The system’s total cost can range from $2,500 to around $10,000 based on how extensive it is. The average price for installation falls around $5,500.
