Expert Foundation Repair Services In Mount Pleasant, SC

The climate and coastal location draw most people to Coastal South Carolina, but they’re also to blame for ground movement and the accompanying foundation problems.

Unfortunately, homeowners in Mount Pleasant, Charleston, Greenville, Myrtle Beach, and other nearby cities experience under-home issues more regularly than many other parts of the country.

The geology and weather patterns in Mount Pleasant are the predominant drivers of foundation problems. We’ll discuss each of the specific causes below and explain how each causes damage to your home.

Expansive Soil

Despite the proximity to the sandy beaches along the coastline, the ground throughout much of Mount Pleasant has an abundance of clay particles in it. The soils throughout Charleston County are varied, but most are characterized by poor drainage as a result of the clay. The expansive clay soil in the area is problematic for concrete foundations for several reasons.

First, clay soil grows in volume when it gets wet, primarily because the gaps between the tiny clay particles readily soak in water. When the moisture content of the earth rises during rainfall, the ground swells and puts added stress on your foundation.

This lateral and upward hydrostatic pressure can force your concrete to flex inward, sometimes to the point of cracking. Structural damage will occur if the pressure isn’t relieved quickly.

The absorbent qualities of the clay-rich soil in Mount Pleasant play another role in foundation issues. The clay not only soaks in an abundance of water but also keeps it suspended in the ground around your home for prolonged periods.

The longer your foundation is exposed to moisture, the more likely you are to experience leaking. Liquid water and water vapor can wick through your concrete slab and lead to water and moisture damage in your home.

The third and final problem stemming from the expansive clay soil in Mount Pleasant occurs when the soil dries.

During periods of little rainfall, the soil’s moisture content decreases, and the dirt becomes less voluminous. It can shrink away from the underside of your slab, leaving your foundation to sink further into the ground to remain fully supported.

Severe damage commonly occurs when the soil under your foundation dries unevenly, leaving only parts of the concrete without support. Differential settling can cause your slab to crack, typically requiring costly structural repairs.

Above-Average Rainfall

Mount Pleasant residents contend with frequent rainfall, totaling over 51 inches annually, on average. This is more than 150% of the national average, and the resulting runoff increases the risks associated with the clay soil in the area.

The above-average rainfall maintains saturated, swelled soil for lengthy periods throughout the year, making the threat of excess hydrostatic pressure on your concrete more significant.

The ground being frequently wet also increases the likelihood of water intrusion and moisture build-up in your home.

Low Elevation & Flooding

Mount Pleasant’s location on the coast is desirable for the proximity to the ocean and long stretches of beach, but it also leaves the city as a whole about 16 feet above sea level, on average.

As a result, the groundwater is very shallow in the area, leaving little room for runoff to drain before it builds up to the surface.

The low elevation and shallow groundwater is the primary reason basements and crawlspaces are so rare in Mount Pleasant, as they make flooding a frequent problem in the area.

Tidal flooding and flash flooding are both severe issues in the city, especially during heavy rainfall. Floods of any type increase the risk of water intrusion as well as swelling soil placing dangerous levels of hydrostatic pressure on the concrete under your home.

Cyclones During Hurricane Season

Finally, the coastal cities in South Carolina are hit quite hard and frequently by hurricanes and tropical storms. These storms occur most often during hurricane season, from June to September. They typically bring two to three times the monthly rainfall throughout the rest of the year.

Cyclones and hurricanes can saturate the soil to dangerous levels, making the ground swell against your foundation and promoting both flash floods and tidal floods.

Foundation damage can present itself in several ways, depending on the underlying cause and how severe it is. We’ll discuss the most common symptoms Mount Pleasant homeowners experience below.

Foundation Cracks

All foundations crack over time, most during the natural settling period of a new home, and others as a result of structural damage.

Being able to tell the difference between the two types of cracking can help you get stabilization early, thereby reducing property damage and repair costs. We’ll review the most telling foundation cracks below.

Thin Slab Cracks

If you have access to the slab under your first-level flooring, you’ll very likely notice hairline fractures spreading across the surface.

These most often form in response to natural and safe concrete settlement after the slab is poured. They don’t suggest structural damage, so the best solution is to have a foundation repair specialist seal them to keep water and moisture out.

Wide or Uneven Slab Cracks

Cracks in the slab’s surface that grow to ⅛” or more or are unlevel across the gap are more problematic. This type of movement suggests that a portion of your foundation has lost support from underneath due to differential settling.

These cracks generally require stabilization in the form of underpinning, and they can be quite costly to repair.

Vertical Cracks on Slab Edges

Cracks that run vertically on the visible strip of concrete outside of the home will likely appear on most foundations as well.

These fissures indicate normal and healthy settling of the concrete. Most foundation contractors will recommend you seal them with epoxy or polyurethane, especially if they widen to ⅛” or more. They very seldom necessitate structural repair of any kind.

Cracks that Span the Corners of Your Foundation

Diagonal or horizontal cracks can sometimes be seen from outside on the concrete under your home. These aren’t particularly dangerous unless they’re visibly sinking or if they occur near or span across the corners of the foundation.

These areas are most prone to differential settling, so cracks here often need structural repair. Failure to address them could result in foundation failure and collapse of the structure above.

Moisture Problems Under or Inside Your Home

Lastly, many homeowners in Mount Pleasant are plagued with water intrusion and moisture build-up because of the expansive and absorbent soil, the above-average rain, and the risk of flooding.

Common symptoms of a water or water vapor problem will only be identifiable in your living space unless you have a crawlspace or basement.

Signs include musty odors in your home, water damage to building material on the exterior walls, mold growth that isn’t attributable to a plumbing leak, and buckling or sloping floors throughout your living area.

If you do have an under-home area, symptoms of a wet basement include efflorescence on the walls, visible water accumulation, mold growth on the crawlspace or basement walls, musty odors, or pest infestation.

Humid air in your home can make the temperature feel hotter or colder than it actually is, so uncomfortable temperatures in your living room or bedrooms or higher heating and cooling bills can both indicate a water or moisture problem under your home.

Mold growth under your floors can cause allergy symptoms in you or your family members. As such, sneezing, runny nose, itchy eyes, and difficulty breathing can all point to a moisture problem.

Foundation problems tend to start as minor issues and develop into significant damages over time. As such, identifying the symptoms of under-home issues and addressing them quickly can help limit property damage and your cost to repair them.

The best way to monitor your home for early signs of foundation problems is to carry out a dedicated inspection every three or four months, which we’ll detail below.

Inspect Your Foundation

Begin your foundation inspection by walking the outside of your home. Look for cracks in the concrete under the structure, especially those developing near the corners of the concrete.

Report any new or developing gaps to a foundation repair contractor to have them sealed or examined by a professional. Most specialists in Mount Pleasant will offer a free inspection done by a professional to identify signs of differential settling.

If you do have a basement or crawlspace, you can inspect that area for signs of flooding, water intrusion, and moisture build-up. These include wet spots on the foundation walls, standing water, puddles on the floor, musty odors, mold growth, efflorescence, and pest infestation.

You may also notice wall cracks on the crawlspace or basement wall that weren’t visible outside.

Inspect Your Living Space

Continue your inspection inside your home, where the majority of symptoms will be most evident. Foundation movement can cause the framing behind your walls to bow or flex, which causes irregularities in your walls.

Look for bowing or leaning walls, necessary wall repair where nails push through the drywall, cracks in the sheetrock near wall openings and the corners of rooms, and multiple doors or windows getting stuck.

The floor joists can also shift if your foundation suffers from differential settling or upward hydrostatic pressure. You can use a long level to check for uneven floors, and keep an eye out for buckling or sagging floors as you move through your home as well.

Finally, check your utility bills for increased usage, and ask anyone living in your home if they’ve experienced unusual allergy symptoms. These are warning signs of moisture and mold accumulating between your slab and your floors.

Complete Your Inspection Outside

Finish your inspection by looking at your landscaping and the exterior of your home. Divots and dips in your lawn can indicate settling problems on your property that could pose an issue for your foundation. Leaning retaining walls and puddling on your grass during rainfall suggest that expansive soil and poor drainage are problems on your property.

Finally, check for cracks in the siding or chimney and dipping or uneven roofing, both of which can indicate foundation movement underneath those areas. A chimney leaning away from the home can also signify foundation problems that should be addressed immediately.

Most property owners in Mount Pleasant pay an average of $5,000 for their necessary foundation repair services. Your total might be just a few hundred dollars or up to around $20,000, depending on the problem and how much movement has occurred.

We’ll offer some more specific pricing below to help you get a better idea of your home improvement cost.

Cost to Seal Foundation Cracks

Foundation cracks that don’t pose a structural risk to your property can typically be sealed to keep them from leaking. This crack repair ranges from around $300 up to about $1,000, with longer or less accessible cracks reaching higher in that range.

Cost to Fix Differential Settling

The best solution for differential settling, including that which causes wide or uneven slab cracks, is a concrete leveling technique called underpinning. A foundation repair company will install supportive pilings under your foundation, which relocate your home’s weight to soil that isn’t expansive or is unlikely to get wet and dry unevenly.

Underpinning can range from $5,000 to $20,000 or more. Your price will depend on how severe the settlement is, how many push piers you need, and whether cheaper steel piers or more expensive helical piers are a better option for your foundation.

Some foundation contractors use foam jacking – also called PolyLevel – to raise sunken sections of your slab.

This concrete lifting technique is cheaper, averaging between $5,000 and $8,000. However, this type of concrete repair isn’t always a permanent solution, typically includes a less appealing warranty, and provides less peace of mind.

Cost to Fix Water Intrusion Issues

Frequent water or water vapor problems are best corrected with a basement waterproofing system. The setup can include a variety of methods for moving runoff away from your concrete, depending on your foundation style.

They can consist of exterior drainage systems, sump pumps, CleanSpace or SaniDry vapor barriers or crawlspace encapsulation, dehumidifiers, and more.

Most homeowners in Mount Pleasant pay around $5,000 for their basement system. You may find your total falling anywhere between $2,000 and $10,000.

Generally speaking, slab foundations require less equipment and tend to be cheaper to waterproof, while crawlspaces and basements may need additional waterproofing methods and will likely be more costly.

Additional basement or crawlspace repair may be needed if mold growth or water problems are present, so be prepared for a higher price if the area is severely damaged.

Your waterproofing system will only be as effective if the installation is done properly, so it’s usually best to pay more for a contractor who has positive testimonials and is accredited with the Better Business Bureau.