Expert Foundation Repair Services In Myrtle Beach, SC

Unfortunately, the geology and climate that make Coastal South Carolina so appealing also contribute to regular foundation movement. Property owners in Myrtle Beach, Charleston, Columbia, North Augusta, Conway, Greenville, Little River, Murrells Inlet, and many other cities in the surrounding area are at severe risk for ground movement and the resulting foundation damages.

Several qualities of the soil and the weather pattern in Myrtle Beach contribute to the frequent foundation issues. We’ll talk about each of the underlying problems below and describe the impact they have on your home’s foundation.

Expansive, Weak Soil

Soil surveys of Horry County reveal that Myrtle Beach lies in the Brookman-Bladen soil association. The soil in this area is characterized by an abnormally high concentration of clay, contributing to frequently wet soil, poor drainage, and general weakness.

The clay-rich soil in the Myrtle Beach area wreaks havoc on home foundations for a few reasons.

Clay particles are significantly smaller than silt and sand, the other typical dirt constituents. Their small size makes the ground super-absorbent, allowing the earth to hold more water than ordinary dirt and for longer periods.

Runoff and tidal waters readily soak into the soil and can get trapped against your foundation for days or weeks at a time. The longer the moisture interacts with the concrete, the more likely it is to seep inside and create water problems in your home.

The clay-rich soil grows in volume as it absorbs moisture. The lateral and upward expansion can put excessive hydrostatic pressure on your foundation, sometimes enough to crack the concrete. The tendency for Myrtle Beach’s soil to swell to dangerous volumes leaves home foundations in the area prone to structural damage.

The reverse is true when the soil dries during periods of little or no rainfall. When runoff or groundwater drain or evaporate from the ground, the soil around your home loses volume, sometimes shrinking away from the concrete and leaving sections of your home with less support.

Those areas affected by differential settling can crack under the weight of your house and sink more rapidly into the ground, leaving your home structurally compromised.

Lastly, the soil in Myrtle Beach is weak, meaning it regularly gives way under the weight of your structure. Its lack of strength can contribute to differential settling and make the risk of structural issues higher.

Above-Average Rainfall

Myrtle Beach experiences just over 53 inches of rain annually, which is about 50% higher than the national average. The frequent rainfall in the area contributes to issues with expansive soil, as it leaves the ground saturated more often and for a longer time.

The ground more regularly exerts excessive hydrostatic pressure onto your concrete, and it exposes your foundation to moisture on an almost constant basis.

The frequent, heavy precipitation also contributes to the risk of flooding, which even further worsens the adverse effects brought on by the clay-rich soil.

Low Elevation & Flooding

Myrtle Beach is situated directly on the east coast of South Carolina, putting it at just 7 feet above sea level, on average. The low elevation means two distinct issues for home foundations.

First, it leaves homes prone to flooding from waves during storms and rising tides. The seawater can keep the ground around your foundation saturated, exacerbating the problems associated with expansive soil.

Additionally, the low elevation means that the groundwater is very shallow. Shallow groundwater means that there is minimal space for runoff or floodwater to drain, making the risk of flooding and saturated soil near the earth’s surface significantly higher.

These factors also contribute to leaking foundations as well as dangerous soil expansion that can cause structural damage.

Cyclones During Hurricane Season

As if the problems with expansive soil weren’t severe enough, Myrtle Beach is also prone to hurricanes and tropical storms during hurricane season. Winds and storm-driven tides and waves can be hazardous during severe storms, but the most significant threat to home foundations from June to September is concentrated rainfall.

The area experiences an average of between 6 and 7 inches of rain monthly during hurricane season.

The concentrated rainfall typically leaves the ground in Myrtle Beach at its highest volume as it gets soaked with runoff that cannot drain quickly through the clay soil.

The heavy rainfall during these months creates additional problems with hydrostatic pressure, water intrusion, and moisture accumulation under your home.

The underlying causes of foundation damage in Myrtle Beach can bring about different symptoms throughout your foundation and the rest of your house. We’ll explain the more common symptoms in Myrtle Beach homes and the likely culprit of each below.

Foundation Cracks

Cracks can form in your home’s foundation for several reasons, some of which are harmless, while others indicate severe damage. The easiest way to determine the cause of the crack is the location and size.

Floor Cracks

Most homes in Myrtle Beach are built on concrete slab foundations primarily because the groundwater is so close to the surface. Assessing floor cracks usually requires that you lift the carpeting or wood floors on your first floor to see the damage.

Thin cracks in your slab that have level sides generally aren’t a significant problem, as they form during the typical settlement period after the concrete is poured.

Most homeowners in Myrtle Beach have these gaps sealed with epoxy or polyurethane to keep moisture out of their homes.

Wide floor cracks or those that are uneven from one side to the other typically indicate differential settling, which can compromise your home’s structural integrity.

Vertical Cracks

Some homeowners find thin vertical cracks on the outside of their slabs, just above where the earth meets the concrete. These types of damages are also generally due to settling and don’t indicate structural problems. Sealing them is often the best solution.

Horizontal Wall Crack

Some homes in Myrtle Beach have under-home areas, and horizontal cracking is a prevalent problem on crawlspace and basement walls.

These gaps develop when the pressure from the saturated and expanding soil outside becomes too much for the wall to endure.

The upper portion of the concrete block wall cracks away from the bottom and pushes inward.

This type of damage is considered structural and requires immediate professional attention.

Step-Shaped Wall Crack

Another crack that is commonly found on Myrtle Beach foundation walls forms in the shape of steps.

These occur when differential settling leaves a section of your home sinking deeper into the earth than the rest. These fissures are almost always structural and require immediate stabilization.

Moisture Problems Under or Inside Your Home

Lastly, water damage and moisture accumulation are prevalent problems in Myrtle Beach, whether you have a crawlspace, basement, or slab foundation. These issues can create a variety of symptoms.

If liquid water or moisture is entering your crawlspace or basement, you may find stand water down there, musty odors, mold growth, heavy or moist air, efflorescence on the walls, water damage, wet spots on the foundation walls and floor, and evidence of pest infestations.

If you have water or moisture wicking up through your slab foundation, the symptoms are often more challenging to identify.

You may notice moldy smells in your living space, excessively hot temperatures, high utility bills as you use your HVAC system to account for the elevated temperature, and buckling or sagging flooring.

Mold can also grow between your slab and your flooring if the moisture problems are left untreated. The mold spores can elicit allergy symptoms from you or your family members, including itchy eyes, sneezing, runny nose, and difficulty breathing.

Foundation damage most often begins as a minor problem that worsens over time under the stress of the surrounding soil and the weight of the structure above.

Homeowners in Myrtle Beach should be equipped to identify problems under their homes, as doing so can help alleviate damages and repair costs.

Below, we’ll detail an inspection you can carry out every few months to monitor your home for signs of foundation issues.

Inspect Your Foundation

Foundation damage is typically most noticeable on the concrete under your home, so you can begin your inspection there.

If you have a crawlspace or basement, go under your house and look for wall and floor cracks, signs of water damage, puddling or standing water, wet spots or water stains on your concrete, signs of insect or rodent infestation, mold growth, musty odors, and efflorescence.

You more likely have a slab foundation due to construction limitations in Myrtle Beach. If that’s the case, head outside and examine the portion of your concrete that’s visible above the surface of the earth.

Check for cracks, and look to see if the corners of your foundation appear to be sinking into the ground. You can mark the level of the soil on the concrete for later comparison to keep tabs on differential settling that may be occurring.

Inspect Your Living Space

Many homeowners in Myrtle Beach will instead rely on warning signs of foundation damage that appear inside, as most don’t have access to a crawlspace or basement.

The studs and floor joists will shift if your foundation moves or settles unevenly, so look for cracks in the drywall near the corners of rooms or wall openings, multiple doors or windows getting stuck, nails popping out of the drywall, and buckling or sloping flooring in your living space.

While you’re carrying out your home inspection, it’s a good idea to review old and current utility bills for changes. You can also speak with your family members to note any unexplainable allergy symptoms or noticeably hot temperatures in your home.

Complete Your Inspection Outside

Lastly, you can inspect your home’s exterior and landscaping for evidence of foundation damage and poor drainage.

Cracks in your siding, tilting or crumbling chimneys, and wavy or sagging roofing can all indicate problems with differential settling or excessive hydrostatic pressure.

Check for uneven areas of your yard, leaning retaining walls, and soggy portions of your lawn after rainfall or flooding.

These symptoms suggest that you have highly expansive soil and inadequate drainage, which can eventually create problems for your foundation.

Most homeowners in Myrtle Beach pay around $5,500 for foundation repair services, but the price can range from a few hundred dollars to well over $20,000. To give you a better idea of what your foundation repair solution will cost, we’ll offer some pricing specific to typical repairs below.

Cost to Seal Foundation Cracks

A foundation repair contractor can usually seal foundation cracks for between $300 and $800. Your price can depend on the size, width, and ease of access.

You may need to add home improvement repair costs to this price, as your flooring might need to be removed to apply the sealant.

Cost to Fix Horizontal Cracks

Horizontal cracks in your concrete wall are generally repaired using earth anchors, also called tiebacks. Anchors cost around $1,000 each, and the total cost averages between $3,000 and $5,000.

The anchors use tension rods to pull your foundation wall back to its original position and withstand additional hydrostatic pressure.

Some inward foundation wall movement can be addressed using carbon fiber supports. These beams are installed inside your concrete block wall and add stability to your foundation.

They average only $2,500, but they’re generally less reliable in Myrtle Beach, where hydrostatic pressure is severe. As a result, they typically don’t include an extensive warranty.

Cost to Fix Stair-Step Crack or Sinking Foundation

Severe foundation settlement that causes stair-step cracks or wide or uneven floor or slab cracks to form is best remediated with underpinning.

The process involves the placement of push piers under your foundation to relocate the weight of your home further into the ground. Helical piers are the most popular option, given the soil composition in the area.

These cost around $3,000 each, making the total for this basement or crawlspace repair between $10,000 and $20,000.

Some minor settlement problems can be corrected with mud jacking, a type of concrete leveling carried out by pumping a cementitious solution under your slab.

This repair is less expensive, averaging around $2,000. However, it isn’t a permanent solution, and the warranty included is typically not as appealing.

Cost to Fix Water Intrusion Issues

Water intrusion and moisture accumulation are prevalent and often recurring problems in Myrtle Beach. Basement waterproofing systems are the best option for limiting the water and water vapor that enter your house.

Most foundation repair companies charge around $5,500 for a basement system, but your price can vary between $2,500 and $10,000, depending on the location of your home and the extent of the leaking or moisture accumulation.

A comprehensive system will often include a French drain, gutters, leaders, sump pumps, a vapor barrier, crawlspace encapsulation, dehumidifiers, and crawlspace or basement sealing.