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
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Licensed Structural Engineers On Call 24/7
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Worry Free Warranties On All Services
Knoxville, Tennessee is a beautiful city to live in, offering a tight-knit community, affordable housing, and stunning, relaxing views of the Smoky Mountains. However, living in Eastern Tennessee has some drawbacks as well, one of the most significant being the high rate of foundation damage in the 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 Knoxville. Our pros have years of experience and are familiar with the nuances of Knoxville 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 will explain what causes Knoxville foundation problems and the symptoms they elicit in and around your home. We’ll also provide some tips for limiting the resulting damage to your home, as well as the average pricing for typical foundation repair services in the Knoxville area.
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: Knoxville, TN
Description: 75 year old house has main beam sag and 1960 addition in basement needs sill support due to some sagging. No termite or rot. Just age sagging.
Date of Request: 05/31/2023
Location: Knoxville, TN
Description: We need an evaluation on a house we are purchasing, and would like to know if repairs are needed, and if so, how much it would cost.
Date of Request: 05/31/2023
Location: Knoxville, TN
Description: water seeping through 24' long x 4' high garage basement wall from both sidewalls and floor/wall joing, entire wall is below surface grade on the outside
Date of Request: 05/28/2023
Location: Knoxville, TN
Description: I am selling my home and need a crack sealed on one corner of my house and possibly fill dirt graded in another spot.
Date of Request: 05/25/2023
Location: Knoxville, TN
Description: I have a concrete walk at one end of my work shop that needs to be raised a couple inches to slant the walk away from the foundation. The walk is three feet wide and twenty four ft. long. Also a portion of the slab in front of the shop needs to be raised somewhat.
Date of Request: 05/23/2023
Location: Knoxville, TN
Description: I am wondering if you all level sidewalks. I have a small job in New Tazewell where the sidewalk has settled below the first step on the front porch. Please let me know if you all deal with this sort of repair.
Does Foundation Movement Affect Knoxville, Tennessee?
Homeowners in eastern Tennessee experience foundation movement and the resulting structural problems more frequently than many other areas throughout the United States. Foundations in Knoxville, Chattanooga, Johnson City, Maryville, Memphis, Nashville, Alcoa, Kingsport, and many other cities in the surrounding area are at very high risk.
What Causes Foundation Problems In Knoxville, Tennessee?
The soil composition and the weather in Knoxville are primarily to blame for the high occurrence of foundation issues. We’ll discuss the specific underlying causes below, along with an explanation of how they compromise your home’s structural integrity.
The soil is varied across Knox County, but much of the ground in Knoxville contains a high ratio of clay particles to other constituents. Clay-rich soil is expansive and absorbent, which leads to a variety of potential foundation damage.
As the name suggests, expansive soil expands when it gets wet. The fine clay particles trap water between them, causing the ground to swell. The lateral and upward movement of expanding earth during and after rainfall puts increased stress on your concrete foundation. It can push your crawlspace or basement walls inward, causing them to collapse, or force your concrete slab upward in certain areas, destroying its structural stability.
Expansive soil is problematic when it gets wet, but it can also lead to damages when it dries because it becomes less voluminous as runoff drains deeper into the earth. During periods of little or no rain, the soil can lose a significant amount of volume and leave voids under or around your concrete.
Moisture levels vary depending on the location, drainage, and depth, so variances in the water content of your soil under your foundation can be significant as the ground dries. This creates a phenomenon known as differential settling, which commonly leads to structural damage and complete foundation failure.
Lastly, clay soil retains water for longer than dirt with higher ratios of sand or silt. Following rainfall, the ground holds moisture against your foundation for extended periods, allowing it to wick in through pores in the concrete or leak through foundation cracks. As such, Knoxville crawlspaces and basements are at high risk of water intrusion and humidity accumulation.
The adverse effects of Knoxville’s expansive soil are compounded by the above-average rainfall that the city receives. The area experiences approximately 50 inches of precipitation annually, which is nearly 50% higher than the national average.
The excessive runoff created by the rainfall means a higher chance of your soil swelling and causing damage to your concrete. It also means an increased likelihood of water problems under your home, as your concrete is exposed to moisture more frequently.
The frost line is the depth to which the ground freezes during colder months. Knoxville has a shallow frost depth, just 12” under the surface in some parts of the city. Shallow frost lines mean that only a small portion of the ground will freeze, leaving the area above that depth prone to swelling as the water in the ground turns to ice and expands.
The frost line in Eastern Tennessee means a higher chance of the inward pressure from the soil causing your crawlspace or basement walls to bulge inward and eventually crack. This can create structural damage at a faster rate under your house.
Lastly, the bedrock situated under Knoxville is largely limestone and dolomite, minerals that generally offer good structure but are prone to erosion. When runoff or groundwater meets the bedrock, they can wash away portions of the minerals as they drain, leaving underground caves and channels. As a result, Knoxville has a karst landscape characterized by the presence of sinkholes and the potential for ground instability.
The soil under and around your home ultimately relies on the bedrock for stability, so if the erosion channels collapse, your foundation may lose support from underneath. This phenomenon can contribute to differential settling and the structural damage it causes.
What Are The Signs of Basement Foundation Damage In Knoxville, Tennessee?
Foundation damage in Knoxville can occur in a variety of ways, so the symptoms associated with each underlying cause can vary. Below, we’ll discuss the typical signs of damage in the city and the likely culprit of each.
Foundation cracks are among the most common signs of damage, but identifying what causes them can be challenging. The most accurate way to assess the damage is based on the size and location of the fissure.
All concrete foundations settle in the first few years following new construction. The resulting cracks typically form in a vertical orientation on your concrete block walls or on your slab, and they remain under ⅛” in width. Settling cracks very rarely indicate structural damage, and the best solution is often to seal them with polyurethane sealant to stop water or moisture from entering through them.
Wall cracks that run horizontally on your crawlspace or basement walls are significantly more dangerous. They result from mounting hydrostatic pressure, a common problem in Knoxville because of the expansive clay soil. This type of damage should be inspected and addressed by a foundation repair company immediately, as it signifies structural issues.
Wall cracks that form in a step pattern are the biggest cause for concern. They develop when differential settling from karst or the shrinking Knoxville soil leaves your foundation without the base it requires. The unsupported section of the compromised concrete cracks away from your house and sinks more quickly into the earth.
Stair-step cracks generally mean your foundation is compromised structurally, so they require immediate stabilization from a concrete repair specialist.
Differential settling and frost heave can both cause wide or unlevel cracks in your slab foundation or in your crawlspace or basement floor. The symptoms of both can be challenging to differentiate, as both cause broad floor gaps, usually with one raised edge.
A structural engineer should inspect any signs of a sinking or heaving foundation to determine the cause and the most appropriate repair.
Two of the most prevalent symptoms of foundation problems in Knoxville include a wet basement and moisture build-up under your home. The expansive, absorbent soil and above-average rainfall both contribute to these problems.
Most homeowners experiencing leaking foundations find standing water under their homes, musty odors, water damage to building materials, and wet areas of concrete, particularly after heavy rainfall.
Water vapor seeps in through pores in the concrete and generally creates far less apparent signs of damage. Common symptoms include efflorescence on the walls from evaporating moisture, mold growth, musty smells, damp air, and pest infestations.
Some homeowners also notice uncomfortable temperatures and allergy symptoms in their living spaces as mold spores and humid air can seep into your upper floors and decrease the air quality.
How to Find Signs of Foundation Damage In Knoxville, Tennessee?
Foundation damage tends to develop over time, often beginning as a minor issue and gradually creating structural instability in your home. As such, identifying the warning signs of a problem under your house can help you repair it before it becomes severe.
The best way to monitor your foundation for changes is to carry out a home inspection once every few months. We’ll detail best practices for inspecting your foundation below.
The symptoms of foundation problems can often be seen throughout your entire house, but they always begin under your home. As such, we recommend spending the most time inspecting your concrete.
Start outside and look carefully for cracks above where the concrete meets the earth. Take note of any that you find along with the length and width so you can compare measurements over time and identify growth. If you have a crawlspace or basement, do the same under your house. Look for and record crack locations and sizes, and report step-shaped or horizontal cracks to a concrete repair specialist immediately.
While you’re under your house, take note of dampness in the air, mold or mildew growth, musty odors, standing water, visible leaking, efflorescence, water damage to the insulation or other construction materials, and signs of insect or rodent infestation.
Head up into your living space, where foundation damage often leads to damages caused by shifting framing and floor joists. Drywall cracks, bowing walls, nails popping out of the sheetrock, and cabinets pushing away from the walls can all indicate hazardous foundation movement that has warped or flexed your home’s framing.
We recommend using a long level or straight edge to confirm that your flooring is sloping or buckling, both of which can indicate that your foundation is suffering from intense hydrostatic pressure or differential settling.
It’s a good idea to take some time during your inspection to review past utility bills. Increases can help you identify moisture issues under your home. You can also ask your family members if they’ve noticed unusual allergy symptoms, a common sign of mold spores seeping up from your crawlspace or basement.
Finally, head back outside to complete your home inspection. Leaning chimneys, cracks in your stucco, brick, or stone siding, and unlevel rooflines can all indicate foundation movement from frost heave, hydrostatic pressure, or differential settling.
The expansive soil and slow drainage in Knoxville that are so damaging to foundations can present several symptoms in your landscaping. These signs including dips in your lawn, puddles developing in your grass after rainfall, and leaning retaining walls or raised garden bed walls.
Cost of Basement Foundation Repair In Knoxville, Tennessee?
Foundation repair services in the Knoxville area can cost between $300 and $20,000, sometimes even more if the damage or underlying problem is severe. Our per-project price guide below should help you get an idea of what repairing your foundation damage will cost.
Thin vertical wall cracks and hairline floor cracks don’t indicate structural damage, so they’re the most affordable damage to fix. Most concrete repair experts in Eastern Tennessee charge between $250 and $750 to seal settling cracks. The price can increase to over $1,000 for long crevices or wall cracks over ⅛” wide.
The effects of extreme hydrostatic pressure from the expansive soil in Knoxville are typically repaired with earth anchors or carbon fiber supports.
Earth anchors cost an average of $1,000, and most walls need between three and five anchors to help hold back the inward pressure of the swelling soil. As such, the total cost is typically between $3,000 and $5,000. This is a permanent solution if done correctly by a company with years of experience, and it often includes a warranty.
Carbon fiber supports cost an average of $2,000 for four strips at $500 each. This type of stabilization doesn’t provide the same peace of mind as anchors, as it tends to be a semi-permanent fix and may necessitate additional repairs in the future.
Stair-step cracks, wide floor cracks, or slab fissures that are raised on one side are generally the most costly repair for a foundation. The solution can range from around $2,000 to well above $20,000.
Some minor settling can be fixed with mud jacking, a concrete leveling technique that involves pumping a cementitious material under your slab to raise it back to its original position. This usually costs around $2,500, but it’s not a permanent solution.
Underpinning is a far more reliable fix that involves placing supportive push piers under your concrete to relocate the weight of your home deeper into the ground. Steel piers cost around $1,000 each but aren’t always plausible in Knoxville, given the chance of eroding bedrock. The total cost for steel supports is generally between $5,000 and $7,500. Helical piers use helices to distribute weight to deep soil. They cost around $3,000 each for a total of between $10,000 and $25,000.
If your leveling project requires repairing sinkholes, your cost can climb even further. The process of reliably filling sinkholes, which is detailed in the video below, is complicated and costly.
Basement waterproofing systems are the most common repair solution for correcting frequent foundation leaks or moisture accumulation under your home. The system can include French drains, dehumidifiers, vapor barriers, crawlspace encapsulation, sump pumps, and a variety of other methods for moving water to a safe disposal area on your property.
Most foundation repair companies in Knoxville charge an average of $5,500 for these basement systems. However, your cost could fall anywhere between $2,000 and $10,000, depending on how much and how often water and water vapor are entering your under-home area.
