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 saved us thousands! Great service, will recommend!
Andrew Y. | October 18, 2021
We’ve had water in our basement countless times since we moved in. Greg from Regional Foundation Repair spent a few days installing a waterproofing system and bam - no issues since! Thank you so much RFR!
Eddie W. | October 15, 2021
Finally a foundation company that responds, gets the job done, and includes an actual warranty for the work! Will use RFR again, and recommending to friends and family.
Jessica B. | October 12, 2021
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They saved us thousands! Great service, will recommend!
Andrew Y. | Oct 18, 2021
We’ve had water in our basement countless times since we moved in. Greg from Regional Foundation Repair spent a few days installing a waterproofing system and bam - no issues since! Thank you so much RFR!
Eddie W. | Oct 15, 2021
Finally a foundation company that responds, gets the job done, and includes an actual warranty for the work! Will use RFR again, and recommending to friends and family.
Jessica B. | Oct 12, 2021
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
Franklin, Tennessee is a beautiful city whose historic charm, affordable housing, dense suburban lifestyle, and proximity to Nashville appeal to residents. However, owning property in Williamson County also means you’re at a higher-than-average risk of foundation damage because of several geologic and climatic factors present in the city and the surrounding area.
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 Franklin. Our pros have years of experience and are familiar with the nuances of Franklin 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 explain the specific reasons why home foundations are prone to damage in the area, the signs they typically cause in houses, and the best way to monitor your property for damages. We’ll also discuss some average pricing for typical foundation repair services to give you an idea of what damage to your concrete structure may cost.
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: 10/20/2021
Location: Franklin, TN
Description: Front porch sinking in one corner
Date of Request: 10/19/2021
Location: Franklin, TN
Description: Possible front walkway slab lift
Date of Request: 10/19/2021
Location: Franklin, TN
Description: A small part of my front sidewalk (5'x5') 4 exposed aggregate has sunk almost 2 at the steps to my front door, the remaining part of the 5'x5' at the remaining sidewalk is unmoved. Easy lift job, minimum cost. ??
Date of Request: 10/16/2021
Location: Franklin, TN
Description: I need a couple of new sump pumps added and floor level from where I removed a center weight bearing wall that now bows a little.
Date of Request: 10/13/2021
Location: Nashville, TN
Description: Hi Just wanted to get a estimate to see what you charge for setting the foundation/footings of a new residential construction. The house is a one story house that is going to be 3400 sq ft
Date of Request: 10/11/2021
Location: Nashville, TN
Description: I have about a 1/2 inch crack about 2 ft. Long on the concrete on ground outside my home. Can you tell me how much it would be to repair? And can it be done in February although it's cold? Prefer email for contact
Does Foundation Movement Affect Franklin, Tennessee?
Unfortunately, foundation movement is a common problem in Franklin, causing the loss of structural integrity on a regular basis. Foundations in Franklin, Spring Hill, Nashville, and other nearby cities are adversely affected by the soil composition and the weather patterns, often leading to significant property damage.
What Causes Foundation Problems In Franklin, Tennessee?
Foundation damage can occur for several reasons, from the soil quality to the underlying bedrock in the area and the weather patterns throughout the year. We’ll discuss how each of these factors puts your home’s foundation at risk of instability and leaking.
Soil contains three constituents in varying ratios: clay, sand, and silt. The soil in Williamson County is overwhelmingly silty, which means it’s prone to rapid and excessive draining. This type of dirt is problematic for concrete foundations for two primary reasons.
First, the large particles are easily influenced by runoff following precipitation. Rainfall draining into the earth can erode the ground that typically provides support to your concrete. The gradual erosion of the soil can leave your foundation unsupported in some areas where the runoff is heavier or where the earth isn’t sufficiently compacted.
Eventually, the soil movement can lead to differential settling of your foundation, which is when areas of your home lose support from underneath and settle more quickly into the ground. Differential settling can quickly create structural instability in your home, potentially compromising the entire structure’s integrity.
Second, the erosion from runoff very often occurs directly against your concrete, creating voids that collect water during rainfall. The runoff can remain in contact with your concrete in these voids for extended periods, contributing to problems with water intrusion and moisture accumulation under or inside your home.
The water has the opportunity to wick through pores or cracks in the concrete and create a myriad of issues in your crawlspace, basement, or living space.
Silty soil is most problematic for foundations during rainfall when runoff can pull soil particles downward and contribute to differential settling. Unfortunately, the issues with loose silt particles in Franklin’s soil are made more severe by the above-average rainfall in the area. The city experiences around 52 inches of rain each year, which is nearly 50% higher than the national average.
The excessive rain exacerbates the potential damages caused by the soil composition. More rain means a higher chance of erosion and differential settling. It also lends itself to water and water vapor problems, as it fills the voids around your concrete and exposes the porous building material to moisture more often.
Drought has long been an issue for Franklin, as the moisture in the ground is reliant almost entirely on precipitation, which fluctuates throughout the winter and summer. Although much of the year brings heavy and frequent rainfall, the higher rate of evapotranspiration of the water out of the soil in the summer can cause the ground to dry out.
Although the earth in Franklin has a relatively low concentration of clay particles, the clay that is present naturally causes the ground to shrink slightly. During particularly dry periods, even minor losses of ground volume can contribute to differential settling.
The frost line in Franklin, which refers to the depth to which the water in the ground freezes during the winter, sits at a very shallow 12-18 inches below the surface. When the water in the dirt freezes, it expands and can place undue inward pressure on your foundation walls or upward heaving under your slab.
Over time and in combination with shifting soil, the pressure caused by the shallow frost line in Franklin can contribute to differential settling, foundation cracks, and water intrusion.
Lastly, the bedrock that lies under Franklin is problematic for home foundations. It’s mostly made up of limestone and dolomite, both of which dissolve when exposed to water.
Runoff from precipitation and groundwater can both contribute to the erosion of the bedrock, creating underground caverns and tunnels through which the water drains.
This phenomenon, called karst, eventually creates instability in the soil above, which in turn can leave your foundation without the support it requires to bear the weight of your house.
Karst is the primary cause of sinkholes in Tennessee, which can promote structural problems in your home’s foundation.
What Are The Signs of Basement Foundation Damage In Franklin, Tennessee?
Whether it’s minor or severe, foundation damage is often identifiable on your concrete or throughout your home if your framing is affected. Below, we’ll discuss the more common signs of foundation problems in Franklin and the likely culprit of each.
Foundation cracks can develop in various areas on your concrete foundation, and they can signify anything from harmless settling to significant structural damage. It will be most helpful to list the types of gaps based on their location and size, making the severity most easily distinguishable.
Vertical cracks on your crawlspace or basement walls are generally a sign of natural concrete settling. These occur in all homes with foundation walls, and they’re rarely indicative of a major problem. A simple polyurethane seal installed by a concrete repair specialist should solve the potential of water leaking through them.
Similarly, cracks in your concrete slab or basement floor are caused by settling most of the time if they remain thin and don’t result in one side sinking below the other. Wider or uneven floor cracks can indicate differential settling from karst or soil erosion. Since these problems are prevalent in Franklin, it’s best to have a foundation repair company inspect floor cracks to determine if they are structural.
Gaps that run the length of your wall usually develop when the hydrostatic pressure from outside your foundation forces the concrete inward to the point where it cracks to relieve the stress.
These are more common in areas where clay soil is prevalent, but they do occur in Franklin if the voids created around your concrete fill with enough runoff. These fissures are usually indicative of structural damage, and they require immediate attention from a foundation contractor.
Stair-step wall cracks signify severe structural problems, and unfortunately, they are a widespread issue in Franklin, where karst and underground erosion are prevalent. These cracks form when differential settling leaves portions of your concrete unsupported. Unable to resist the weight of your home without the soil below, an area of the foundation cracks and settles further into the earth.
Frost heave can put upward pressure on your slab when the water in the soil freezes and expands. This issue is unlikely to occur in crawlspaces and basements in Franklin, as the frost depth lies above the floor of your under-home area. However, you may notice sloping floors in your home due to frost heave if you have a slab foundation.
Lastly, water intrusion is a common occurrence in Franklin because of the silty soil and excessive rainfall, so many homeowners in the area notice signs of water damage and moisture problems.
If you have a leaky crawlspace or basement, you’re likely to see standing water, puddling or wet areas of concrete on the floor, water damage, or mold growth or efflorescence on the walls. Additional signs of moisture accumulation from intruding water include heavy or damp air under your home, musty odors, and pest infestations, as insects and rodents are attracted to moisture.
Humidity and mold spores from under your house can seep into your living space as well, so you might notice unusually high or low temperatures on your upper floors or allergy symptoms in response to mold in the air.
How to Find Signs of Foundation Damage In Franklin, Tennessee?
Foundation damage generally begins small and worsens over time, so identifying warning signs of an issue can mean less expensive repairs and less severe damage to your home. Below, we’ll walk through a foundation inspection you can carry out quarterly to identify developing issues.
Symptoms of foundation issues will typically be most apparent on the concrete under your home, so begin your inspection there. If you have a slab foundation, look for cracks and crumbling concrete on the exterior of your house. The corners of your structure are most prone to differential settling, so focus some additional time on those areas to look for fissures or signs of sinking.
Next, move to your under-home area if you have access. Here, you’ll want to look for cracks in the concrete as well. They can develop on the crawlspace or basement floor or walls, so be thorough and report any new or growing gaps to a concrete repair specialist.
You can also look for efflorescence, mold spores, musty odors, water damage, puddling or standing water, pest infestations, and heavy or humid air.
Continue your search for foundation problems inside your home. Differential settling and excessive hydrostatic pressure can cause cracks in your sheetrock, sticking doors or windows, uneven or sloping flooring, bulging walls, nails popping out of the drywall, and cabinets separating from the wall in your kitchen.
We recommend you also check your utility bills for changes during your inspection, as increases may go unnoticed over time. Moisture build-up or water intrusion in your foundation can lead to allergy symptoms if mold spores seep up from your crawlspace or basement, so ask your family members about unusual allergic reactions as well.
Finally, you can identify some signs of foundation issues outside your house. Differential settling and inward pressure from the soil around your foundation walls shift your home’s framing, sometimes creating cracks in your siding or sagging roofing. You can check your chimney to see if it’s pulling or leaning away from your house, which is another sign of foundation movement.
Cost of Basement Foundation Repair In Franklin, Tennessee?
Foundation repair in Franklin can range quite a lot, with non-structural damage like hairline cracks in the concrete costing the least and structural damage the most. On average, most homeowners in Central Tennessee pay around $5,000 for foundation repair solutions. We’ll include more specific pricing below for the typical repairs in the area.
Non-structural foundation cracks usually cost between $250 and $750 to seal. Smaller, easily accessible gaps will be closer to $250, while wider vertical wall cracks can be near the higher end of that range.
Horizontal cracks in your foundation wall are most often repaired with earth anchors or carbon fiber supports inside your crawlspace or basement.
Earth anchors are a more permanent solution and generally include a warranty and more peace of mind. The anchor placed in your yard is attached to a wall anchor inside your concrete block wall with a tension rod. The rod is tightened, pulling your wall back to its original position. Your wall may require between three and five anchors, totaling around $3,000-5,000.
Carbon fiber strips cost around $500 each, and most walls need around five supports for a total of $2,500. Larger or more severely damaged foundation walls may require more.
Differential settling is one of Franklin’s more common foundation problems due to the karst topography, rapidly draining soil, and excessive rainfall. Unfortunately, it’s also typically the most expensive of the repairs.
Underpinning is often the best option for correcting the uneven settling under your home. This basement or crawlspace repair involves the installation of supportive push piers under the concrete to displace the weight from the surface soil to a deeper section of the earth.
Helical foundation piers are typically used, as they don’t rely on the erosion-prone bedrock. The pilings cost around $3,000 each for an approximate total cost between $10,000 and $20,000.
Some foundation repair contractors use mud jacking, a form of concrete leveling, to correct minor settling issues. This solution is cheaper at around $2,000, but it’s not a permanent solution and typically doesn’t come with a warranty.
Ongoing water intrusion and problems with moisture accumulation under your home are best addressed with a basement waterproofing system. These basement systems can range from $2,500 to over $10,000, depending on the solutions required. The methods can include sump pumps, exterior drainage systems, floor drains, dehumidifiers, crawlspace encapsulation, vapor barriers, and more. The average price for waterproofing falls around $5,500.
Waterproofing systems should be customized to best suit your property, so it’s best to hire a foundation contractor with positive testimonials and years of experience. This will help ensure the system you have installed adequately protects your home from water intrusion.
