Expert Foundation Repair Services In Columbia, SC

South Carolina residents experience foundation movement and associated damages at a higher rate than many other parts of the United States. Foundation issues are a leading cause of property damage in Columbia and many of the nearby cities.

There are a few underlying causes of foundation issues that are prevalent in the Columbia area. We’ll discuss these in detail below.

Expansive Soil

Much of South Carolina, including Columbia, is known for its Lynchburg soil, which is characterized by a high ratio of clay to other constituents. The clay-rich ground is referred to as “expansive soil,” primarily because it expands when it gets wet.

As the ground in Columbia gets wet from rainfall, the clay absorbs water rapidly and holds more moisture than typical soil. It can expand up to about 110% of its original volume, which puts immense pressure on your foundation.

The added stress can force your basement walls inward or your concrete slab upward, often resulting in cracking when the concrete can no longer flex. This stress is called hydrostatic pressure, and it can compromise your foundation’s structural integrity.

Columbia’s expansive soil also loses volume when it dries, which creates additional problems for foundations. During periods of dry weather, the earth can shrink away from your foundation. Even a small amount of movement can lead to severe foundation damage, as your concrete relies on the surrounding dirt for structure and support. If the soil dries too much, it can leave your foundation without the support it needs.

In a process called differential settling, the soil around and under your home can swell and shrink at different rates depending on drainage. Differential settling eventually leads to sections of concrete cracking and sinking to meet the ground again, meaning structural damage to your home.

Lastly, expansive soil in Columbia leaves homes at a high risk of water intrusion because it holds runoff against the concrete for extended periods. The longer moisture interacts with your foundation, the more likely it is to seep through foundation cracks or wick through the pores in the concrete, eventually making its way inside. Liquid water or water vapor in your basement or crawlspace can create significant issues for your home.

Above-Average Rainfall

The rainfall in the area makes the problems with expansive soil even worse. Columbia receives an average of 48 inches of rain each year, about 150% of the national average. The city has also seen up to around 70 inches in a single year. Heavy precipitation is detrimental for foundations in any area, as it can easily seep through the concrete, leaving pooling water or moist air under your home.

Water can weaken your foundation over time, especially if it freezes in the concrete’s cracks or pores. It can damage building materials under your home, like floor joists and framing, ruin water heaters or other equipment you may have in your crawlspace or basement, and contribute to problems with moist air if it evaporates underside.

Water vapor can be equally as dangerous for your home, creating problems in your under-home area as well as moisture build-up in your living space.

High Humidity

In addition to excessive rainfall in the area, Columbia experiences high humidity for much of the year. Although some months in the area have an average relative humidity in the 50s, several months are at 70% and above. High humidity means moist air, which can spell trouble for foundations.

The air outside your home will inevitably affect the air in your crawlspace or basement, resulting in several problems. The first is that damp air typically stimulates mold growth. Mold can not only create musty odors or unsafe air in your house, but it can also damage concrete and other building materials. Specifically, wood floor joists and framing can rot and gradually lose their stability when exposed to moisture for long periods.

Additionally, moisture attracts insects and rodents. Of course, no homeowner wants to find pests under their home, but they cause severe damage to your property in addition to being a nuisance. Termites and carpenter ants destroy wood throughout your home, and rodents can leave feces behind that can be hazardous to you and your family.

The air under your home naturally seeps up into your living space in a process called the stack effect. This movement can bring humidity to your upper floors, often making the air feel colder in the winter and warmer in the summer. It can also lead to mold spores in your indoor air that can cause allergy symptoms for your family members.

The problems with high humidity in Columbia are made more of a threat to foundation and health because of the heavy rainfall, which can also contribute to moisture under your home.

Cyclones During Hurricane Season

Lastly, Columbia is prone to cyclones during hurricane season, which extends from around June to November. While the winds aren’t typically a problem for South Carolina homes, cyclones can bring heavy rains and flooding, which contribute to water intrusion, humidity under the house, and issues with expansive soil.

There are many signs of foundation damage that are common in Columbia, given the underlying problems. Each usually indicates a different type of damage, which we’ll discuss below.

Foundation Cracks

Cracks in your concrete foundation can be harmless or indicative of severe structural damage, depending on their location and width.

Thin Floor or Vertical Wall Cracks

Hairline fractures in your slab or cracks less than ⅛” wide running vertically up your wall are more than likely signs of natural concrete settling. They occur in most new construction and often don’t indicate significant problems. They can typically be sealed with an epoxy or polyurethane to prevent water intrusion.

Horizontal Wall Crack

Wall cracks running parallel with the floor form in response to hydrostatic pressure from your ground outside. They are prevalent issues in Columbia, where the expansive soil readily holds water and expands when it comes in contact with runoff.

Unlike wall cracks that are oriented vertically, horizontal cracks indicate that your home’s structural integrity has been compromised. As such, they require immediate stabilization from a foundation repair company.

Step-Shaped Wall Crack

Foundation wall cracks that form in a stair-step pattern are a sign of foundation sinking, often in response to differential settling. These are also a common problem in Columbia, as portions of your concrete can lose support from underneath when the clay soil in the area dries.

Stair-step cracks indicate significant damage and typically require structural repair.

Bowing Wall in Your Basement or Crawlspace

Inward bulging of your foundation wall is a good indicator of hydrostatic pressure putting stress on your concrete block walls. This problem usually precedes horizontal cracking, so it’s a sign that your foundation is at risk of structural damage.

Sinking Foundation

Sinking sections of your foundation are a clear sign of differential settling. This problem can be identified by stair-step cracks in your foundation wall, but you may also notice unlevel flooring in your basement or crawlspace, floor cracks that are wider than ⅛”, or floor cracks that aren’t level from one side to the other. You might also find that the floor in your under-home area slopes in one direction due to differential settling.

Moist or Wet Basement or Crawlspace

Water intrusion is one of the most widespread foundation problems in Columbia because the expansive soil, above-average rainfall, high humidity, and cyclones all contribute to the issue.

You may notice water pooling on the floor of your basement or trickling in through cracks in the wall. Wet spots of concrete can be a sign of less severe leaking but still signify an issue.

Water can evaporate into the air under your home, contributing to a high basement or crawlspace humidity, and water vapor traveling through solid concrete also typically evaporates into the air. In both cases, you may notice damp or heavy air under your house, musty odors, and uncomfortably hot or cold air in your living space above. Mold growth on your foundation walls or floor and pest infestations can also be signs of water intrusion.

Additionally, you may notice efflorescence on your concrete walls, a white, powdery deposit of minerals after the incoming water evaporates. It usually forms in the shape of water stains, and it flakes when you touch it.

Your home’s foundation is under constant stress from your home’s weight and the inward pressure of the surrounding earth. As such, foundation problems tend to worsen over time if left unrepaired. One of the most effective ways to limit property damage and the cost to repair your foundation is to fix problems as soon as possible. Below are some tips for identifying foundation damage before they become severe.

Monitor Your Foundation

Many homeowners don’t find damages to their foundation because it’s out of sight, so carrying out your own foundation inspection every few months can help you monitor potential problems.

Begin by inspecting the concrete visible outside your home. Look for cracks, crumbling, and signs of sinking, paying specific attention to the corners, where damage most readily occurs.

If you have access to the space under your home, head down there next. Look for cracks in the floor and walls, and keep detailed notes of location, width, and length so that you can track changes and worsening conditions.

While you’re down there, look for signs of water intrusion as well, including efflorescence, mold growth, pest infestation, water pooling, damp air, and musty odors.

Look for Signs in Your Living Space

Once you’ve thoroughly inspected the space under your home, head inside your house and look for symptoms of foundation problems there as well. Check for drywall cracks, particularly around doors, windows, and joints between walls and ceilings. Inspect for other signs of sheetrock problems, including nails bulging out of your walls, countertops and cabinets separating from the walls behind them, and walls that aren’t plumb.

Look for buckling, sloping, or uneven floors, which can indicate foundation movement. Keep an eye out for doors and windows that are challenging to close.

Finish Your Inspection Outside

Lastly, head outside and look for symptoms of foundation problems and potential issues in your yard. Begin by checking for a leaning chimney, a wavy roofline, and cracks in your brick or stucco siding.

If you have a retaining wall or raised garden bed, look for leaning walls there, which can point to problems with expansive soil. Another sign of expansive soil problems is a gap between the ground and your concrete, indicating that the earth has shrunk away from your home.

Lastly, head outside during or after heavy rainfall and look for wet areas of your yard or puddling, both of which can point to problems with expansive soil and inadequate drainage.

Most homeowners in Columbia pay an average of $5,000 for foundation repair, but the total cost ranges from as little as $250 to $20,000 or more, depending on the severity of the damage and the underlying problem. We’ll give cost estimates below based on specific repairs common in the area.

Cost to Seal Foundation Cracks

Crack sealing is typically the cheapest of the repair services available for your home’s foundation. Most contractors in the area charge between $250 and $750, with broader or longer cracks falling on the more expensive side of that range.

Cost to Fix Horizontal Cracks or Bowing Foundation Wall

Hydrostatic pressure from the expansive soil in Columbia commonly causes horizontal wall cracks and inward foundation wall movement. Many foundation repair companies use earth anchors to reinforce the compromised wall. Earth anchor installation can range from $3,000 to around $5,000, depending on the extent of the damage and the length of the wall.

Cost to Fix Stair-Step Crack or Sinking Foundation

Foundation repair contractors typically mitigate the detrimental effects caused by differential settling using underpinning. Push piers are placed under sinking sections of your foundation or areas where step-shaped cracks formed to introduce additional support.

Steel piers cost around $1,000 each, while helical piers total about $3,000 each. The total cost of this stabilization ranges from $3,000 to $15,000 or more, depending on the type and number of piers required for your specific property.

Minor sinking can be corrected with concrete lifting, also called mud jacking. This process totals around $2,500 on average, but it can be up to $5,000 for larger foundations. Lifting is typically more expensive in the long run, as it isn’t a permanent solution.

Cost to Fix Heavy or Frequent Leaking

Ongoing water intrusion is best solved with a basement waterproofing system. Waterproofing companies usually use several solutions to work together, including crawlspace encapsulation or other vapor barrier, exterior drainage systems, sump pumps, dehumidifiers, and gutter systems. This type of basement or crawlspace repair can range from around $2,500 to $6,000, depending on how comprehensive the system is.