Expert Foundation Repair Services In Rock Hill, SC

Unfortunately, foundation movement and the damages it tends to cause are prevalent in Northern South Carolina and over the border in North Carolina. Homeowners in Rock Hill, Charlotte, Columbia, Charleston, New Port, Fort Mill, York, and other cities in the surrounding area experience foundation damage regularly.

Foundation issues in Rock Hill can be caused by a few different culprits. We’ll explain the typical causes of under-home problems below and how they adversely affect your foundation.

Expansive Soil

Rock Hill is located in an exotic strip of soil called the Carolina terrane, which extends from North Carolina and encompasses the city. Geologists believe it was deposited there millions of years ago by glaciers, and it’s distinguishable from the surrounding soil because it has a high ratio of clay to sand and silt. Much of the subsoil in York County is red clay, which is expansive.

Expansive soil can be crippling for your home’s foundation for several reasons.

The first problem with clay-rich soil is that it grows in volume when it gets wet. Water quickly soaks into the gaps between the tiny clay particles, expanding the earth sometimes to ten times its original volume.

The swelling ground after rainfall places added pressure on your foundation walls and concrete slab. If the stress becomes intense enough, it can crack your foundation and leave you with severe structural damage.

When the moisture that causes the soil to swell drains or evaporates, the volume it added to the earth is also lost. As such, the ground in Rock Hill becomes less voluminous during periods of little or no rain. The drying soil can shrink away from your concrete, leaving it without the support it needs to maintain its structural integrity.

If this shrinking process happened evenly under your property, there wouldn’t be much of a problem. However, the ground rarely dries at an equal pace under your home, so you’re more likely to experience portions of your concrete sinking deeper into the earth than others. This process of differential settling is a prevalent cause of foundation damage and requires structural repair.

Lastly, the tiny spaces between clay particles promote water wicking through them via capillary action, meaning the soil is more absorbent than typical dirt and retains water longer.

This quality means your foundation will remain in contact with moisture for extended periods, increasing the chance of water leaking through cracks or moving through pores in the concrete. As a result, homes in Rock Hill are at high risk of water damage and moisture accumulation.

Above-Average Rainfall

Rock Hill gets about 44 inches of rain each year, which is about one and a half times the national average. The excessive precipitation occurs at an almost constant rate throughout the year, with minimal variation except for a few somewhat dry months during the summer.

The above-average rainfall leaves the earth saturated, which means the hydrostatic pressure on your foundation from the swelling soil will likely be intense for much of the year. Eventually, concrete foundations will give way to the stress and crack, so the frequent rain means a higher chance of structural damage. The runoff continually suspended in the dirt means it will interact with your concrete for extended periods, making water intrusion and moisture build-up more likely.

The numerous rivers that flow through Rock Hill, although small, can easily flood and overflow during heavy rainfall. Many areas throughout the city are at moderate risk of flooding. Flooding contributes to the issues with expansive soil and the risk of leaking.

Multi-Level Foundations

Slab foundations and full basements or crawlspaces aren’t uncommon in Rock Hill, but a more popular design choice is the multi-level foundation. Many homes in the area have a partial cellar or basement, as they are cheaper to install than full basements but still provide storage or added living space. They’re a convenient option from a homeowner’s perspective, but they tend to make the risk of differential settling worse.

Multi-level foundations include two slabs – one on the surface and one four to eight feet underground. The clay soil beneath these slabs will naturally wet and dry at different rates because of the variance in depth.

Following rainfall or during dry periods, there is likely to be some imbalance in how the soil underneath swells or shrinks. The uneven settling can contribute to the already widespread structural issues in Northern South Carolina.

High, Year-Round Humidity

Lastly, Rock Hill has somewhat temperate summers compared to other parts of South Carolina, but residents still experience high humidity between 60 and 70% for most of the year. All areas of your home can be adversely affected by moisture, but basements and crawlspaces are particularly prone to the accumulation of humid air.

The humid air outside can enter your under-home area and get trapped, where it’s rarely regulated for temperature or dehumidified. Humidity under your house can promote mold growth and pest infestation, damage your building materials, and even decrease the air quality in your living space.

Foundation damage looks different for many homeowners in Rock Hill, primarily because the symptoms depend largely on the underlying cause. Below, we’ll discuss the most common symptoms of foundation problems and suggest the likely culprit.

Foundation Cracks

Cracks in the concrete beneath your house are common, and they can signify different things depending on where they’re located, their shape, and how wide they become. We’ll break down the different types you’re likely to see below.

Slab or Basement Floor Cracks

Whether your slab foundation is visible during home improvement projects or you have an exposed slab in your unfinished crawlspace or basement, you may find cracks present.

Hairline fissures on your slab that span out in a web pattern develop during the natural settling process of your concrete.

They tend to grow in the first two or three years following new construction, and they’re generally harmless. However, sealing them can help reduce the risk of water intrusion.

Wider floor cracks or those with one side rising above the other are more severe. These suggest differential settling is an issue in the soil below, and they often necessitate stabilization.

Vertical Wall Cracks

Vertically-oriented gaps on your crawlspace or basement wall or outside on your slab foundation are usually a sign of routine settling as well. They simply require an epoxy or polyurethane sealant to keep water and moisture out, and broader fissures may need some very minor stabilization to prevent further widening.

Horizontal Wall Cracks

Horizontally-oriented cracks on your concrete block wall only appear in crawlspace and basement foundations, and they signify damage from the hydrostatic pressure of the surrounding soil.

Unfortunately, these are frequently found in Rock Hill foundations, and they require relatively extensive wall repair to prevent further inward movement and foundation failure.

Stair-Step Wall Cracks

The last type of crack you’re likely to see in your foundation forms in the shape of stair steps, with the gap following the mortar joints between your concrete blocks.

These fissures develop in response to differential settling as well, when the lower section of the wall sinks into the earth enough for the concrete to give way under the weight of your structure.

The damage from these cracks is typically severe, and it often requires the most costly repairs.

Moist or Wet Basement or Crawlspace

Water and moisture problems are prevalent in Rock Hill because of the expansive soil, above-average rainfall, and flooding risk. The symptoms of liquid water and water vapor entering your crawlspace or basement are typically a bit different.

If liquid water is seeping through foundation cracks during or following rainfall, you’re likely to notice water damage to construction material or items in storage, puddling or standing water on the floor, or wet areas of concrete, particularly around the areas where the floor meets the wall.

Water vapor problems can be tricky to diagnose, but common symptoms include noticeably moist air beneath your house, insect or rodent infestation, mold growth, musty odors, and white staining – called efflorescence – on the concrete walls.

Moisture in your crawlspace or basement can seep upstairs into your living space, so you may also notice symptoms inside your home. Increased utility bills, uncomfortably hot or cold temperatures, and non-seasonal allergy symptoms can all indicate humid air or mold spores moving to your upper floors from under your house.

Identifying foundation problems early and having them repaired before they develop into severe structural issues is often the best way to limit repair costs and property damage.

Most damages start small and worsen over time, so they regularly go unnoticed. Below, we’ll offer an inspection protocol you can use every few months to monitor your foundation for issues and signs of budding problems.

Examine Your Home’s Foundation

You should begin your inspection at the source of the issue: your foundation. Start outside and look for cracks or uneven sections of concrete under your home. Look specifically at the corners of your structure, as these are the most likely areas to be affected by differential settling. This portion of the inspection may end here if you have a slab foundation.

Continue inside if you have a basement or crawlspace. Keep an eye out for efflorescence, mold or mildew growth, musty smells, damp air, standing or puddling water, wet spots on the concrete, pest infestation, and any signs of water damage.

Check the Inside of Your Home

Next, look for signs of damages throughout your home’s interior. Inspect each room for signs of leaning or bowing walls, as well as nails popping through the sheetrock.

These symptoms can all indicate foundation movement. Your floor joists may become unlevel if your foundation shifts or sinks, so you should also look for buckling, uneven, or sloping floors.

The framing behind your interior walls can warp or bow if your foundation is damaged, so check for doors or windows that are difficult to close and cracks in the drywall around wall openings.

Check your utility bills for unexplained increases, and take note of any recent allergic reactions you or your family members have experienced.

Check the Outside of Your Home

Complete your inspection outside, where you may be able to identify symptoms of differential settling, soil expansion, or inadequate drainage.

Cracks in your siding or chimney can suggest foundation movement, as can a sagging or uneven roofline. Look for symptoms of swelling soil around your yard that could damage your foundation if left untreated.

These include leaning retaining walls, dipping or bulging areas of the lawn, and puddling in the yard following rainfall or flooding.

Foundation repair services in Rock Hill cost most homeowners around $5,500. However, you may find that your total is significantly lower or higher depending on the underlying cause of the damage and how extensive it is. We’ll offer some more specific pricing below.

Non-Structural Crack Repair Cost

General contractors in Rock Hill typically charge between $300 and $800 for crack sealing. This concrete repair process is very straightforward but should be done by a professional to ensure that it protects your home from water and moisture.

Cost to Repair a Horizontal Wall Crack

Horizontal wall cracks are best repaired with earth anchors, which use a tension rod to add support to your foundation wall and keep it in a vertical position. Earth anchors cost around $1,000 each, and most homes require between three and five anchors.

You can expect to pay between $3,000 and $5,000 for this basement or crawlspace repair. You may also require a French drain to limit hydrostatic pressure in the future. This system will cost an additional $2,500, on average.

Differential Settling Repair Cost

Most foundation repair companies treat wide floor or slab cracks and stair-step wall cracks with underpinning, a process that involves using push piers to add support to the slab from underneath. Steel piers and helical piers cost around $1,000 and $3,000, respectively. Your total will depend on how many and what type of pilings you need, but the price will likely be between $5,000 and $20,000.

Some minor settling problems can be temporarily repaired with mudjacking, a type of concrete lifting. This solution costs around $2,500, but it isn’t permanent and rarely includes a warranty.

Basement Waterproofing Cost

A basement waterproofing system is the best solution for limiting water intrusion and moisture build-up under your house. A foundation repair contractor will need to customize your basement system for your home. It may include an exterior drainage system, sump pumps, dehumidifiers, crawlspace encapsulation, vapor barriers, crack sealing, and more.

The average cost for waterproofing services is approximately $5,500. You may find yourself paying anywhere between $2,500 and $10,000 depending on the extent of the issue and the warranty included.