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
Best Pricing On Labor and Materials
Professional, Efficient, and Friendly Service
Licensed Structural Engineers On Call 24/7
Flexible Payment Plans & Financing Options
Laser Level Measuring Practices
Worry Free Warranties On All Services
Fort Mill, South Carolina is a rapidly growing suburb of Charlotte, NC, offering residents a tight-knit community, proximity to the larger city, and nearby nature and outdoor activities. However, homeownership in the area comes with some significant downsides as well, one of the most notable of which is the high risk of foundation damage.
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 Fort Mill. Our pros have years of experience and are familiar with the nuances of Fort Mill 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’ll be discussing what causes foundation problems at such a high rate in Fort Mill and the surrounding area. We’ll also provide some information on the warning signs of damage and how you can monitor your property to catch them early.
Lastly, we’ll offer some average pricing for the foundation repair services that are most prevalent in Fort Mill.
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: Fort Mill, SC
Description: Water is coming from the outside to the inside and one spot in our house. Only during heavy rains and it is more of a slow flow.
Date of Request: 05/31/2023
Location: Fort Mill, SC
Description: My townhouse is built on a slab, and my downstairs carpet is soaking wet. I think I need someone to take a look. Thanks!
Date of Request: 05/31/2023
Location: Fort Mill, SC
Description: We've had water back up into the basement the plumber says it's water coming into the foundation when it rains. Our house was built in 2008.
Date of Request: 05/28/2023
Location: Fort Mill, SC
Description: Potential Foundation issues at our house we purchased a year ago. Noticing some cracking and wall issues. Contact us asap!
Date of Request: 05/25/2023
Location: Fort Mill, SC
Description: I need an estimate for garage foundation repair. It seems like my garage concreate slab was not properly secured under the concrete.
Date of Request: 05/23/2023
Location: Fort Mill, SC
Description: Looking to see of foundation could be higher, and or also leveling the home. Is a doublewide with a brick foundation.
Does Foundation Movement Affect Fort Mill, South Carolina?
Northern South Carolina is a hotspot for foundation movement and the often costly damages that result. Homeowners in Fort Mill, Rock Hill, Spartanburg, Charlotte across the border in North Carolina, and many other nearby cities experience foundation issues at an alarming rate and require structural repair.
What Causes Foundation Problems In Fort Mill, South Carolina?
The geology and climate in Fort Mill are predominantly to blame for the prevalence of foundation problems in the area. Below, we’ll get into the specific underlying causes of damages and the impact they have on the concrete under your home.
Many foundation issues in Fort Mill result from the soil composition in the area. The city is located on the Piedmont Plateau, which is characterized by the high concentration of clay particles in the ground. Fort Mill is underlain almost entirely by Cecil soil, which is a red clay soil that is considered highly expansive. Expansive soil leaves home foundations built over it at risk of damage for three primary reasons.
The first is that the ground swells when it gets wet. Runoff from precipitation will cause the soil to expand and press against your foundation with significantly more force than usual. The added stress can force your foundation walls and concrete slab inward to the point where they crack. The result is structural damage that can eventually lead to foundation failure.
The second reason the expansive clay soil in Fort Mill is so dangerous for foundations is that it also shrinks when it loses moisture. Runoff draining through the ground or evaporating into the air will both cause the ground around your foundation to lose volume. Excessive movement can leave your foundation without support, causing it to settle into the earth until it meets the retracted soil.
The consequences of this movement occurring at different rates under your house include collapsing or rapidly sinking areas of concrete that eventually separate from your home under the downward pressure of your structure. This process is called differential settling, and it tends to be the most damaging to your foundation.
The third and final reason Fort Mill’s soil is detrimental to your foundation is that it absorbs and retains moisture more readily than a non-clay soil. Runoff can remain suspended in the earth against your concrete for long periods after precipitation, giving it ample opportunity to soak through the concrete. Eventually, intruding runoff tends to create water damage and a variety of problems related to moisture build-up.
The weather patterns in Fort Mill make the problems with expansive soil much worse. The city sees an average of close to 44 inches of rain each year, which is nearly 50% higher than the national average.
The consistent rainfall wets the ground routinely, frequently increasing the soil’s volume. The above-average rain means that the hydrostatic pressure created outside your foundation is more likely to damage the walls and slab with the added stress.
Additionally, the regular precipitation keeps the soil wet for extended periods, making the risk of water intrusion and moisture accumulation under your home significantly higher.
South Carolina has very few full basements, primarily because they are expensive to install and the frost line is non-existent, so utility lines need only be run a foot or so under the surface. However, many builders – especially in rapidly growing communities like Fort Mill – opt for a partial basement to keep costs down while still providing the convenience of storage or extra living space.
The two levels at which the partial basements sit in the earth dry at different rates, so the upper slab and the lower slab will swell and shrink unevenly. As such, this foundation style contributes to differential settling and can lead to cracking and foundation failure over time.
Lastly, Northern South Carolina experiences relatively high humidity between 60 and 70% for the entire year. The humid air outside naturally enters your crawlspace or basement, and the moisture gets trapped beneath your house. Moist air under your home can create several issues for you, including mold growth, damaged building material, and decreased air quality.
What Are The Signs of Basement Foundation Damage In Fort Mill, South Carolina?
Most types of foundation damage in Fort Mill are increasingly evident as they worsen, but many problems exhibit warning signs before they become severe. Below, we’ll discuss the common symptoms of an under-home issue so that you can identify them before they result in structural damage.
All foundations crack at some point, usually in response to natural settling that occurs after they are poured during new construction. One of the common symptoms of this settling is thin, hairline cracks in your slab or on your crawlspace or basement floor.
They typically span out from the corners or edges in a web pattern. Provided they remain thin and don’t have one side of the concrete rising over the other, they’re typically harmless and should simply be sealed to keep water out.
Cracks on your slab or basement floor that widen to ⅛” or more or that become uneven across the fissure should be inspected by a structural engineer. These generally suggest that your foundation is suffering from differential settling, and they require immediate attention.
Fissures that appear in a vertical orientation on your concrete block wall or on the outside portion of your slab are most often from natural concrete settling as well. They very rarely suggest structural problems. Most homeowners have them sealed with epoxy to prevent water seepage and moisture intrusion, especially if they grow to over ⅛” wide.
Horizontally-oriented foundation wall cracks are severe, and they signify structural damage most of the time. They result from mounting hydrostatic pressure from the soil, so they’re an unfortunately common issue in Fort Mills, where the clay content of the earth lends itself to rapid and excessive swelling. Horizontal cracks should be repaired immediately, as they can lead to foundation failure and collapse.
Stair-step cracks develop in a step pattern following the joint lines between concrete blocks on your crawlspace or basement wall. They may also be found on the outside of your house if you have several feet of concrete visible beneath your home.
These fissures almost always suggest a loss of structural integrity. They indicate that a section of your foundation has lost support from the earth underneath and is sinking into the ground more quickly than the rest of your home. These cracks are a widespread problem in Fort Mills because of the prevalence of multi-level foundations and the risk of differential settling of the clay soil.
The hydrostatic pressure from the clay-rich soil in Fort Mill can increase to dangerous levels, causing your foundation walls to crack and potentially collapse. Before a fissure appears, you may notice inward movement or bowing of your crawlspace or basement walls. The concrete can flex slightly in response to mounting pressure, but eventually, the stress will lead to cracking and structural damage.
Bowing walls are a good sign that you need to reduce the soil’s expansion or stabilize your walls before a horizontal crack forms.
Water intrusion and moisture accumulation are both severe problems in Fort Mill, where the absorbent soil often holds runoff against the concrete for days after precipitation.
Liquid water tends to seep through foundation cracks, leading to standing water under your home, puddles on the floor, water damage to construction material or items in storage, and wet spots on the concrete, especially following periods of rainfall.
Water vapor can wick through the pores in your concrete and create a variety of symptoms. Signs of moisture build-up include noticeable dampness in the air, insect or rodent infestation, and poor indoor air quality, including uncomfortable temperatures, allergy symptoms, and high utility bills.
Water entering your under-home area through the concrete pores evaporates once inside. It typically leaves behind salts and minerals that were dissolved in the water, and these accumulate on your foundation walls. The result is efflorescence, which is a white, sometimes fuzzy build-up on the concrete that flakes off when you touch it.
Lastly, mold thrives in damp, dark conditions, so moisture accumulation from intruding water or water vapor will often lead to mold growth in your crawlspace or basement. You may notice musty odors or visible mold spores on the walls and ceiling of your under-home area.
How to Find Signs of Foundation Damage In Fort Mill, South Carolina?
Foundation damage can be challenging to identify in your regular daily routine, in part because most homeowners ignore their foundation, which sits out of sight and out of mind. Below, we’ll provide a detailed foundation and home inspection you can carry out once every quarter to increase the chance of identifying developing foundation problems before they become severe.
Most foundation issues will present some type of symptom on the concrete under your home, so you’ll want to begin your inspection there. If you have a slab foundation, look for cracks, crumbling, and signs of sinking or unlevel concrete on the outside of your house.
If you have a crawlspace or basement, head there next.
Here, you’ll want to look for new, lengthening, or widening cracks, standing water, puddles or wet areas on the floor, heavy or damp air, musty smells, visible mold growth, pest infestations, and any signs of water damage to sheetrock, insulation, concrete, items you have in storage, or framing below your home.
The structural integrity of your entire house depends on a level, rigid foundation below. As such, foundation movement or damages often present symptoms in your living space.
Look for signs that your framing is shifting in response to foundation problems.
These include sheetrock cracks around doors and windows, nails pushing through your drywall, walls that are leaning or aren’t plumb, cabinets moving away from the wall behind them, and doors or windows that get stuck and are challenging to open or close.
Your floor joists are susceptible to bowing and warping if your foundation is damaged as well. Sloping, buckling, or damaged floors can all indicate that the foundation below is compromised.
Finally, head outside and look for signs of foundation damage on the exterior of your home and in your landscaping.
Cracked siding, sagging roofing, and leaning or cracked chimneys can all result from foundation movement below. Look for dips or pots in your lawn that can indicate a problem with drainage or differential settling, leaning retaining walls or raised garden bed walls, and soggy areas of your lawn after rainfall. These can all suggest that expansive clay soil is a severe problem on your plot that may lead to foundation damage in the future.
Cost of Basement Foundation Repair In Fort Mill, South Carolina?
Fort Mill foundations are prone to a variety of damages, so the solutions to repair them range quite a bit in price. You may find yourself paying just a few hundred dollars or well in excess of $20,000. We’ll provide some more specific average pricing below to help you estimate what your foundation repair will cost.
Foundation crack repair is the most affordable foundation solution, as it doesn’t require any structural stabilization or reinforcement. Most general contractors will seal non-structural fissures for between $250 and $750.
Foundation wall damage caused by excessive hydrostatic pressure is best repaired with earth anchors. These anchors are set into your yard and connected to your wall with a tension rod. The rod pulls your concrete block wall outward to its original position and helps avoid future inward movement. These anchors cost between $3,000 and $5,000 on average.
Many foundation repair companies will also install a French drain and gutter system outside to help keep runoff away from your concrete, thereby limiting the soil expansion and added pressure on your foundation. These solutions can add around $3,000 to $4,000 to the price.
Underpinning is often the best solution for correcting problems with differential settling, including wide or uneven floor cracks and stair-step wall cracks. A foundation repair contractor will install push piers under your slab that distribute your home’s weight further into the ground, eliminating the dangers of frequent or rapid settling.
Most contractors use steel piers or helical piers for the best stability. Steel piers cost around $1,000 each for a total average cost between $3,000 and $10,000. Helical piers are more expensive at $3,000 each, so the total price is more often between $10,000 and $20,000.
Water intrusion and moisture build-up can often be solved permanently with a basement waterproofing system. These setups can include various methods for limiting water in and around your foundation, including exterior drainage systems, vapor barriers, crawlspace encapsulation, sump pumps, dehumidifiers, vent sealing, and more.
The design should be customized for your property, so it’s best to choose a foundation repair expert that offers an extended warranty, has years of experience, and can provide positive testimonials. Most basement systems cost around $5,500, but yours can be anywhere from $2,500 to over $10,000.
