Expert Foundation Repair Services In Conway, SC

Foundation movement is pervasive along the coast of South Carolina, as are the costly damages that come along with it. Property owners in Conway, Myrtle Beach, Atlantic Beach, Florence, and other nearby areas are forced to deal with costly foundation repairs at an alarming rate.

Conway’s soil quality and location near the coast are the two primary reasons why foundation issues are so widespread in the city. Below, we’ll get into the underlying causes and explain more specifically how they adversely affect your foundation.

Expansive Soil

Despite Conway’s location near the sandy east coast of South Carolina, much of the soil throughout Horry County is clayey and is underlain by a clay-rich subsoil as well. Clay particles have several properties that make them undesirable for construction, and they are responsible for a large portion of the foundation problems in the area.

The most significant problem with Conway’s clay-rich soil is that it grows in volume when it absorbs water. Any time it rains in the city, runoff soaks into the earth and causes the soil to swell. The resulting ground movement places upward pressure on your concrete slab or foundation walls, eventually causing it to bulge and crack to relieve the stress. This type of damage is often structural and can be very costly to repair.

The second issue with expansive soil is that the absorbent property of the clay particles makes it shrink when it dries. The volume gained from the absorbed runoff is lost during periods of little precipitation.

Differential settling can occur if the ground dries unevenly beneath your foundation because the normally supportive soil can shrink away from sections of your slab foundation and leave them unsupported. These areas can break away from your house, leading to the loss of structural integrity. The necessary concrete lifting and stabilization are among the most expensive foundation repairs in Conway.

Finally, clay soil is an issue for your home’s foundation because it has poor permeability. The tiny gaps between the clay particles hold moisture for long periods, so runoff stays suspended in the ground around your concrete foundation for days following rainfall.

Eventually, the moisture can leak through cracks in your foundation or soak through pores in the concrete and accumulate between your slab and your flooring. As such, moisture problems and mold growth are both widespread problems in Conway.

Above-Average Rainfall

The Myrtle Beach area experiences over 53 inches of rain annually, which is more than 150% of the national average. The excessive rainfall contributes to the issues with clay soil, as excessive ground moisture and changes in moisture levels are the two most significant catalysts for the expansion and contraction of the clay soil.

Conway’s frequent and heavy rain keeps the soil saturated, leaving it in a swelled state for extended periods. This promotes hydrostatic pressure on your slab, which is a significant cause of structural problems. Additionally, the continuously wet soil increases the likelihood of liquid water and water moisture soaking through your slab and causing moisture issues in your home.

Cyclones During Hurricane Season

Coastal South Carolina experiences hurricanes, tropical storms, and cyclones during hurricane season, which lasts from about June to September. These months bring excessive rainfall, often double the monthly average throughout the rest of the year.

The heavy and concentrated rain during this time makes the threat of water intrusion and undue pressure on your foundation significantly more likely. The ground remains heavily saturated, expands against the concrete beneath your home, and can force water through the foundation.

Low Elevation & Flooding

Finally, Conway’s location near the coast is desirable for many residents, but it also promotes flooding. The average elevation throughout the city is just 33 feet, with some areas sitting even closer to sea level. This means that the groundwater is relatively shallow, leaving little room for runoff to drain before it backs up to the surface. Heavy rain can quickly saturate the subsoil, leaving additional runoff to pool near or immediately against your concrete slab.

Storm surge is another phenomenon that promotes flooding in Conway. This occurs when concentrated rain, usually during a cyclone, causes the ocean and connected riverways to swell. The bodies of water can overflow and further soak the ground nearby.

Flooding is dangerous for your home’s foundation because it promotes soil expansion and excess pressure on your concrete slab. It also leads to more frequent foundation leaks and moisture problems in your home.

Foundation damage can appear in a variety of ways on your property. The issues or movement you find can often serve as a clue as to what the underlying cause of the damage is. Below, we’ll discuss the most common types of foundation problems in Conway and explain how they develop in response to stressors from the soil or the weather.

Foundation Cracks

Cracks appear in the concrete under just about every house, especially in older homes. They can signify anything from routine and natural foundation settling to major structural damage. We’ll include some information about each type of foundation crack you’re likely to find in Conway below.

Hairline Slab Cracks

Many homeowners in Conway are unable to see the surface of their slab foundation because the floor joists and flooring block it from view. If you are able to expose it during a home improvement project, you’re likely to find some hairline cracks spreading across the surface.

These fissures are natural and normal as long as they remain thin and both sides of the gap are at an even height. It’s a good idea to have a foundation repair company seal these cracks to keep water and moisture from soaking through them.

Wide or Uneven Slab Cracks

Unlike thin, level slab surface cracks, broad or uneven gaps in the slab are very problematic. They form when a portion of your foundation loses the support it requires from the soil, typically because of differential settlement. The necessary structural repair for this damage is very involved and usually quite costly.

Vertical Cracks

If you inspect the side of your slab just above the earth’s surface outside of your home, you will likely find thin cracks traveling in a vertical direction. These are normally considered settling cracks that don’t represent a loss of structural integrity, so sealing them is often the best solution. Wider vertical cracks may need some minor stabilization to prevent additional movement.

Cracks That Span the Corners of Your Foundation

Finally, you might find diagonal or horizontal cracks spanning the corners of the outside of your foundation. These cracks generally indicate differential settling, so the repair process includes concrete lifting and stabilization to maintain your foundation’s integrity and strength.

Moisture Problems Under or Inside Your Home

The extreme rainfall in Conway and the poor permeability of the soil around your foundation contribute to water and moisture soaking through the concrete under your house and accumulating under your floors. Moisture in this enclosed area can be very dangerous, and there are numerous symptoms that can indicate you’re experiencing this problem.

Damp air naturally feels colder in the winter and warmer in the summer, so uncomfortable temperatures in your living space are a good sign of a moisture issue. You may turn up your heating or cooling in response to the perceived change in temperature, so above-average utility bills can also indicate a humidity issue caused by a leaking foundation.

Mold thrives in dark and humid areas, so water or water vapor build-up between your slab and your first floor can cause musty odors in your living space and visible mold that isn’t attributed to a plumbing leak. You may also experience indoor allergy symptoms if mold is growing beneath your floors.

The many underlying causes of foundation damage and the slow rate at which foundation problems develop can make it challenging to assess an issue under your home. However, finding and addressing foundation damage quickly can prevent the problem from worsening, often saving you thousands of dollars in repair costs.

Below, we’ll walk you through a DIY foundation inspection you can complete a few times a year to assess problems under your house.

Inspect Your Foundation

Begin by examining your foundation, which is where the first signs of a problem will typically appear. Doing so can be difficult in Conway, where most homes are built slab-on-grade. Start outside and check the side and corners of your slab for cracks. Report any gaps that are new or showing signs of growth to a foundation pro for a more in-depth assessment.

If you have access to the surface of your slab while you’re replacing flooring, check it for fissures. If you have carpeting laid directly on the slab, take note of any signs of the concrete below becoming uneven.

Inspect Your Living Space

Homeowners with slab foundation problems will find most symptoms in their living space, as the entire structure, including the framing behind the walls, depends on the concrete below for a level and sturdy base.

Check for cracks in the sheetrock, nail heads visible through the drywall, or any other signs that you need wall repair. Look for doors or windows that are difficult to open or close, cabinets or countertops that pull away from the walls behind them, and uneven or sloping flooring as well.

It’s a good idea to pay close attention to any musty smells and unusually high or low temperatures as you walk through your living area. Additionally, let your quarterly inspections serve as a reminder to compare your recent heating and cooling bills to those from previous years to look for unexplained increases and to identify any indoor allergy symptoms.

Complete Your Inspection Outside

Finally, take your inspection outside and look for changes that may have occurred due to foundation issues. Soil movement below your home can create instability in your chimney, so check it for cracking and signs of it separating from the house. Look for cracks in your siding and uneven roofing as well.

Your landscaping may show signs of problematic soil or drainage issues that can eventually lead to foundation damage. Soggy areas of the lawn during rainfall or flooding, unevenness across the surface, and leaning retaining walls are all signs of expansive soil and inadequate drainage that can be detrimental to your home’s foundation.

Foundation repair in Conway is often challenging to estimate, as your price can be just a few hundred dollars, or it can reach $20,000 or more. We’ll include some more specific estimates for foundation repair services in the Conway service area below.

Cost to Seal Foundation Cracks

Settling cracks, including hairline fissures on the surface and thin vertical cracks on the side, require minimal repair. Generally, foundation contractors in Conway will charge between $250 and $750 for this crack repair.

Cost to Fix Differential Settling or Sinking Foundation

Downward movement of your foundation can be catastrophic over time, so immediate stabilization is required to minimize damage and repair costs. Severe settlement can cost up to around $20,000, while minimal movement can be as low as $5,000.

The most effective and proven solution for differential settling is underpinning, a type of concrete leveling and stabilizing that adds support to your slab to prevent further sinking. Steel piers or helical piers are added as supports, and they displace your home’s weight further into the earth, where the moisture content fluctuates less readily than at the surface.

This repair process is involved, so it’s best to choose a foundation repair contractor with years of experience, accreditation with the Better Business Bureau (BBB), and positive testimonials. This won’t guarantee adequate repair, but it will increase the likelihood of the problem getting solved.

Mudjacking or foam jacking, two additional types of concrete lifting, are simpler and more affordable home services. They involve pumping a cementitious solution or expanding foam beneath your slab to raise it to its original level. This type of foundation work generally doesn’t constitute a permanent solution, so it provides less peace of mind. It’s best reserved for non-structural slabs like patios, driveways, or garage floors.

Mudjacking costs around $2,000, on average, while foam jacking totals about $5,000.

Cost to Fix Water Intrusion Issues

Many homeowners in Conway find themselves needing a basement waterproofing system because water and moisture problems are so widespread in the area. These basement systems for slab foundations typically include a French drain, crack sealing, gutters, downspouts, soil gradation, and vapor barriers.

If you have a basement or crawlspace, you may also need a sump pump system to deal with standing water, crawlspace encapsulation, dehumidifiers, waterproof paint on the basement walls, and an interior drainage system.

You can expect your waterproofing services to total between $2,000 and $10,000, depending on your foundation design, how pervasive the problem is, and the warranty included with the equipment and workmanship. Setups for slabs average about $3,000, while those for basements typically fall around $6,000.