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
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Laser Level Measuring Practices
Worry Free Warranties On All Services
Greenville, South Carolina residents enjoy a bustling downtown area, a close-knit community with strong ties to college football, and affordable housing. However, there are downsides to living in and around the city as well. The soil and climate in the Greenville area leave home foundations at abnormally high risk of damage, often leading to costly repairs and structural 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 Greenville. Our pros have years of experience and are familiar with the nuances of Greenville 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 each of the underlying causes of foundation problems in northwest South Carolina and the most common signs that your home may be suffering from them. Additionally, we’ll offer some tips for limiting property damage related to foundation movement and go over the average cost of repairs in Greenville.
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: Greenville, SC
Description: We are looking to buy a house in Greenville SC. Inspection showed that there is damage to foundation that needs to be addressed before we buy we want to see expense of the repairs. would like someone to meet me tomorrow or today to look at. Please call me
Date of Request: 05/31/2023
Location: Greenville, SC
Description: The crawl space block is separating and shifted because of rain drainage.
Date of Request: 05/31/2023
Location: Greenville, SC
Description: We need a quote to run pillars on the left and right side of our property. We have a structural engineer take a look and this is what he suggested. Then run 4×4 supports on left and right side.
Date of Request: 05/28/2023
Location: Greenville, SC
Description: The concrete porch is cracking and pulling away from the house on one side and I would like a laser level used to determine the direction of the slope. I need a quote to repair the porch. Thank you.
Date of Request: 05/25/2023
Location: Greenville, SC
Description: Quote to lift slab on back dock
Date of Request: 05/23/2023
Location: Greenville, SC
Description: Joist repair and replacement for rotten condition under bathroom.
Does Foundation Movement Affect Greenville, South Carolina?
Northern parts of South Carolina are at a significantly higher risk of foundation damage than many other areas in the United States. Property owners in Greenville, Spartanburg, Anderson, and even nearby cities across the border in North Carolina are regularly left to treat foundation damage in their homes.
What Causes Foundation Problems In Greenville, South Carolina?
There are several factors related to Greenville’s geology and climate that make it a hotspot for foundation issues. We’ll discuss each of these in-depth below and the impact they can have on your property.
Expansive soil is one of the most common causes of foundation damage in the country, and it’s a particular problem in much of South Carolina. Lynchburg soil is named the state soil, given its prevalence throughout the area. The dirt has a high ratio of clay to silt and sand, which creates several problems for your home’s foundation.
Clay is an expansive material, meaning it grows in volume when it gets wet. Runoff from precipitation in South Carolina makes the groundswell, and the lateral and upward movement of the earth can have severe negative effects on foundations.
It creates stress called hydrostatic pressure on your concrete slab and foundation walls. Eventually, the pressure causes concrete to crack and shift inward, leaving your foundation’s stability compromised.
The expansive qualities of clay soil damage homes, but the shrinking qualities when it dries are just as hazardous. During periods of little or no rain, the soil loses excessive volume and can recede from your foundation.
This process happens in all areas of the country, and the concrete typically responds by sinking to stay in contact with the soil. However, the clay in South Carolina’s soil makes differential settling more likely, which is when the concrete loses support in a non-uniform fashion. Differential settling can cause severe structural damage to Greenville foundations, especially since the swelling and shrinking cycle happens frequently and rapidly.
Lastly, clay particles are tiny and retain water more readily than typical soil, meaning runoff is held against your concrete foundation for extended periods after precipitation. The long exposure times and hydrostatic pressure caused by the expansive soil make water intrusion a widespread issue in South Carolina.
Many areas are underlain by clay-rich soil, but the potential for damage in Greenville is higher than usual because the problematic soil is coupled with above-average rainfall. The city experiences an average of approximately 48 inches annually, which is significantly higher than the national average.
The excessive precipitation in Greenville means the ground is saturated for longer periods, increasing the chance of the hydrostatic pressure becoming too much for your foundation to resist. It also exposes your concrete to a more considerable amount of runoff, making water intrusion and moisture build-up under your home more likely.
South Carolina is well-known for its hurricane season, extending from June to November. The coastal cities like Charleston and Myrtle Beach experience far worse effects from hurricanes and tropical storms, but inland cities like Greenville and Columbia still see significant precipitation during these months.
The concentrated rainfall that hits northern South Carolina contributes to the already dangerous problems with expansive soil. It can cause flooding in Greenville, which elevates the risks associated with the soil even further.
South Carolina residents enjoy warm weather for much of the year, but the high temperatures are often coupled with high humidity. The average humidity in Greenville is around 70%, and fluctuations throughout the year are very minimal.
The air from outside naturally makes its way into the area under your home, where the humidity gets trapped. Moisture build-up in your crawlspace or basement can cause weakening to your concrete and construction materials, promote mold growth that can eat away at your home’s framing or foundation, and attract insects and rodents that can damage your home.
Lastly, earthquakes are a common occurrence in Greenville. Although the majority of the seismic activity in the area is minimal, there is a chance for relatively powerful earth movements that can shift your foundation. Even small quakes can contribute to hydrostatic pressure, differential settling, and other damage to your foundation over time.
What Are The Signs of Basement Foundation Damage In Greenville, South Carolina?
Diagnosing foundation damage can be challenging, so it’s important to know the signs of problems under your home and the underlying issue they suggest. We’ll discuss the more common symptoms found in Greenville below.
Foundation cracks can be harmless, but some can be reasonable indications that your home’s structural integrity has been compromised. The severity is most easily assessed based on the location and width of the gap.
Hairline cracks are among the most common types of damage to a foundation, appearing in most homes as a result of the concrete settling after new construction. They can appear on your crawlspace or basement floor or in a vertical orientation on your concrete block wall.
In either case, they’re typically not a cause for concern unless they widen beyond ⅛”. It’s best to get them sealed with epoxy or polyurethane to keep your under-home area dry.
Wall cracks that run horizontally are far more severe and generally indicate a structural issue. They appear when the hydrostatic pressure from the soil outside becomes too intense, and the upper part of the wall pushes inward to relieve the stress. These cracks need stabilization as quickly as possible to prevent total foundation failure.
The last type of foundation crack forms in the shape of stair steps on your crawlspace or basement walls. They’re a product of differential settling, and the lower portion of the crack indicates where your foundation has lost support from underneath and is sinking into the earth. These cracks are almost unilaterally structural and should be addressed by a foundation repair company immediately.
Concrete is rigid, but an entire wall can flex slightly when hydrostatic pressure mounts outside. As a result of expansive soil and inadequate drainage on your property, you may notice inward bowing of your foundation walls. This type of damage may or may not be structural, but it almost always leads to horizontal cracking, which is a severe problem.
Differential settling is a common occurrence in Greenville, and it can lead to portions of your foundation sinking into the ground more rapidly than other parts of your house. Stair-step cracks can indicate this type of movement, but more apparent symptoms are usually floor cracks that have widened to more than ⅛” or where one side of the gap is higher than the other. You may also find sloping or uneven flooring in your crawlspace or basement.
Lastly, water intrusion is a prevalent issue in Greenville because of the expansive soil, above-average rain, and concentrated precipitation during hurricane season. As such, many homeowners in northern South Carolina find evidence of water intrusion or moisture accumulation under their homes.
Liquid water entering through foundation cracks can often be identified by visibly leaking gaps, wet concrete under your home, water damage to building materials, and water pooling on the floor.
Water vapor can be a bit trickier to notice because it often seeps through pores in the concrete undetected. Signs of humidity under your house include damp air, musty odors, mold growth on the walls, pest infestations, and efflorescence, which is a build-up of white minerals on your wall that look like white mold or water stains.
The air under your house interacts with that in your living space, so increased moisture from water vapor issues can sometimes be detected from your upper floors.
Signs include unusual allergy symptoms from mold spores, abnormally cold or hot air in your home from moisture, and increased utility bills if your family tries to combat the more extreme temperatures with your heating and cooling equipment.
How to Find Signs of Foundation Damage In Greenville, South Carolina?
Identifying the symptoms of foundation damage early and having them treated by a concrete repair specialist can help protect your home from severe damage and potentially save you thousands of dollars in repairs. Below, we’ll offer some tips for monitoring your foundation for signs of developing damage.
One of the best ways to find damage early is to look for it. This may seem trivial, but home foundations are often neglected because they’re out of sight. We recommend scheduling your own inspection about once every four months or so.
Begin your inspection outside and look for damages on the exposed concrete. Cracks, crumbling, and unlevel sections can all help identify problems.
Head under your home to continue your examination if you have access. Look for new or worsening cracks, and keep a log or mark the walls with every crack you find, including the length and width for later comparison.
Take note of mold growth, musty smells, heavy air, extreme temperatures, insect or rodent infestation, efflorescence, water damage, and wet concrete while you’re down there. Report any problems to a concrete repair specialist.
We mentioned previously that the air under your home could have an impact on your living space, so head upstairs to look for signs of damage there.
The studs and floor joists throughout your house rely on your foundation for support, so issues with your concrete below can trigger changes in your walls and floors. Look for cracks in your drywall, doors, or windows that are hard to close, buckling or sloping flooring, and nails popping out of the sheetrock.
It’s a good idea to review your utility bills and discuss with your family members any unexplained allergy symptoms. Above-average heating or cooling costs or abnormal allergies may indicate a moisture issue under your house.
Finally, look on the exterior of your house for sagging roofing, leaning chimneys, and fissures in your siding. These can all signify foundation movement and are great indicators if you have a slab foundation and can’t access your under-home area for an inspection.
You can also look for an uneven yard, puddling on the lawn after precipitation, a leaning retaining wall or raised garden bed wall, and cracked soil after long periods of little or no rain. These symptoms can help identify a problem with drainage and expansive soil, which may cause foundation damage.
Cost of Basement Foundation Repair In Greenville, South Carolina?
The average cost for foundation repair services in Greenville is around $5,000, but the price can fall anywhere between $300 and $20,000, and sometimes more. It will be most helpful to get a breakdown of pricing for specific repairs to get an idea of what your fix may cost.
Most foundation contractors charge between $300 and $800 to seal foundation cracks. The total depends, in part, on the width and length of the gap.
The issues caused by intense hydrostatic pressure on your crawlspace or basement walls are resolved most often with earth anchors. The devices use a tension rod to pull an anchor in the earth to a wall anchor attached inside your foundation wall. The solution costs a total of between $3,000 and $5,000, and it helps resist further movement of your foundation walls.
Another option to limit future wall movement is carbon fiber supports. These are the more affordable basement or crawlspace repairs that cost approximately $2,000. However, they are more likely to fail than earth anchors, so they generally don’t come with as enticing of a warranty.
Differential settling can be fixed using underpinning, a process in which a foundation contractor installs push piers under your sinking areas to give support. Steel piers reach down to the bedrock and cost around $1,000, while helical piers use helices to distribute your home’s weight to a greater area deeper in the earth and cost around $3,000 each.
Your cost for underpinning will depend on the type and number of pilings you need, but the total averages around $10,000.
Another concrete lifting option is mud jacking, which is significantly cheaper.
This option costs an average of around $2,500, but the fix isn’t permanent and may need to be carried out again in the future. It can cause additional damage to your foundation over time if it isn’t done properly, so we recommend you choose a contractor with years of experience, knowledge of lifting practices, and positive testimonials.
Ongoing or heavy water intrusion or moisture build-up is best remedied with a basement waterproofing system, which utilizes a variety of methods to prevent water and water vapor from entering through your concrete.
The constituents include exterior drainage systems like WaterGuard, crawlspace encapsulation, sump pumps, vapor barriers, tile drains, dehumidifiers, and more.
Your basement system cost will depend on how complex and comprehensive the system is, but the total is typical around $5,500. Minimal protection can cost as little as $2,000, while a full encapsulation system can be as expensive as $10,000.
