Expert Foundation Repair Services In Arlington, TX

Unfortunately, much of northern Texas suffers from foundation problems at an alarming rate. Homeowners in Arlington, Carrollton, Frisco, Irving, Grand Prairie, Mansfield, Plano, and many other cities in the surrounding area deal with foundation damage and the necessary repairs very frequently.

Several factors contribute to the high rate of foundation issues in Arlington, making the city a hotspot for structural damage and repairs. We’ll go over each of the underlying problems below, as well as the type of damage they cause to your foundation.

Expansive Soil

Your house foundation relies on the soil for the support it needs to hold up your house, so the soil quality plays a big part in structural stability. Arlington is situated on ground in the Blackland Prairie known as Houston Black, a soil with a very high concentration of clay and is referred to as “expansive.” Expansive soil is highly detrimental for foundations for three primary reasons. The first issue with clay soil is that it expands when it contacts water. This means that any runoff in Arlington causes the ground to swell, causing the earth to push up against your foundation with excessive force. The stress it creates is called hydrostatic pressure, and it’s often enough to compromise your foundation walls or concrete slab. Your concrete can crack under the pressure and become structurally unsound. Another problem with expansive soil is that it loses volume when it dries. Drying clay in the earth causes the ground to shrink, sometimes separating from your concrete and leaving it without the rigidity it needs to support your house. If the concrete is left without support from the surrounding soil, it can crack, leaving sections of it to sink into the ground more rapidly than the rest. The uneven sinking process is called differential settling, and it typically creates structural instability in your home. The third reason your foundation is compromised by expansive soil is that it absorbs and retains water more than typical dirt. When it rains in Arlington, the clay particles in the soil capture water between them and hold the moisture against your concrete for an extended time. Concrete is a rigid building material, but it’s porous and prone to cracking. The prolonged exposure to moisture can allow for water intrusion and moisture build-up under your home. Expansive soil is dangerous for homes in all parts of the country, but Arlington’s Houston Black is regarded as the quintessential example of clay soil throughout the world. Its high swelling and shrinking rate cause dangerous ground movement that can compromise foundations in a matter of years.

Wet Season & Dry Season

To make the problems with expansive soil worse, Arlington experiences a distinct wet season and dry season each year. October to March is characterized by below-average rainfall, while April to September has an above-average rate of precipitation compared to the rest of the United States. April, May, and June commonly bring more than double the rain experienced in some of the drier months. The concentrated rain in the wet season saturates the soil, causing it to expand and place additional pressure on your foundation. The excessive runoff during these months is also suspended in the ground by the fine clay particles and held against your concrete. The increased stress from expansion can lead to cracking, and the exposure to moisture can promote water intrusion and moisture issues in your home. The driest months average significantly less rainfall, allowing the soil to dry out significantly. The clay soil loses volume when it dries, so the minimal precipitation causes the ground to shrink away from your foundation, often leaving portions of it unsupported. This promotes hazardous differential settling.

Frequent Drought

Texas is prone to drought, and about 30% of the state experiences severe drought throughout the year. Arlington falls in an area of moderate-to-severe drought, and weeks without any rain aren’t uncommon in the city. Drought lends itself to issues with differential settling. Extended periods of little or no precipitation allow the ground to dry out completely, meaning the clay in the earth shrinks to its smallest possible volume. This can leave your foundation with varying amounts of support under and around the concrete as the dirt dries, and the dry spells punctuated by rainfall create additional ground movement that can cause structural damage.

Housing Boom

Lastly, the DFW area has experienced a surge in the housing market over the last decade or so, as the metro areas become more and more appealing. The rise in demand has led to increased development. Unfortunately, some builders take shortcuts during construction to keep up with the demand for new housing. Some companies may fail to backfill the excavated ground properly or compact the earth that was disturbed, both leading to an increased chance of ground movement, hydrostatic pressure, and differential settling.

The symptoms of foundation damage can often be seen in and around your foundation. Others are evident in your living space, as your entire structure is dependent on the stability of the foundation underneath. We’ll discuss the most common signs of foundation issues below and offer some explanation of the most likely cause.

Cracks in Your Foundation

Foundation cracks appear in all homes. Some are harmless, while others indicate crippling damage. You can usually identify the severity based on the crack’s location.

Vertical Wall Cracks or Floor Cracks

Hairline fissures form in a vertical position on foundation walls or in a crawlspace or basement floors as the concrete settles following construction. These gaps are totally normal and don’t suggest that you have a structural issue. The best option is to seal them to keep water and moisture out. Vertical wall cracks that grow beyond ⅛” wide may need stabilization to prevent further widening, but they still aren’t structural in nature.

Wide or Uneven Floor Cracks

Wider floor cracks or gaps that aren’t level from side to side typically form because of differential settling below. They require immediate attention from a foundation repair company, as they indicate structural problems.

Horizontal Wall Cracks

Wall cracks that spread across your wall parallel to the ground develop when the hydrostatic pressure from the soil outside becomes too much for the concrete to resist. This type of damage is severe and should be stabilized quickly to limit instability and avoid foundation failure. Some property owners with an under-home area notice inward bowing of their crawlspace or basement walls before the crack actually appears. Bowing walls almost always lead to structural damage and should be considered a clear sign of expansive soil issues.

Stair-Step Cracks

Cracks that form in the shape of stair steps represent a loss of structural integrity because they suggest that a portion of your foundation is sinking faster than the rest of your home. Unfortunately, these fissures are a prevalent issue in Arlington, given that the soil and dry conditions leave homes prone to severe differential settling.

Moisture Problems

The expansive clay soil in Arlington retains water for long periods, which leaves your concrete exposed. Liquid water and water vapor can seep through cracks in your foundation or pores in the concrete and create problems under or inside your home. If you have a basement, crawlspace, or pier and beam foundation, you may notice standing water, mold growth, damp air, musty odors, wet concrete, pest infestations, efflorescence on the walls, or water damage to the concrete or other construction materials. If you have a slab foundation, moisture can wick through the concrete and get trapped between your flooring and foundation. Moisture problems under your home can lead to mold growth, which is often identifiable by musty smells in your house. Moisture can also seep into your living area and make the air feel colder or warmer. You or your family may compensate for the humidity by turning up the heat or air conditioning, sometimes leading to unusually high energy bills.

Many of the symptoms of foundation damage can go unnoticed in your daily routine, so the best way to monitor your home for potential problems is to examine your foundation and living space regularly. Below is a detailed foundation inspection strategy you can carry out every few months to keep tabs on changes or developing damages to your foundation.

Inspect the Concrete Under Your Home

Begin your inspection by examining the concrete under your house. If you have a slab foundation, this portion will be done outside. Look for cracks and signs of settling, particularly around the corners of your home. If you have a basement or crawlspace, enter the area under your house and look for wall and floor cracks, mold growth, efflorescence, pest infestations, standing or puddling water, wet concrete, and other signs of water damage. You should also take note of damp or heavy air and musty smells down there. Report any significant changes or problems you find to a foundation repair contractor. They often offer a free inspection and will be able to offer some insight into the cause if you aren’t able to determine what led to the damage.

Inspect Your Home’s Interior

Once you’ve checked your concrete for signs of damage, head inside your home to continue your inspection. Cracks in the drywall around wall openings, nails bulging out of the sheetrock, and cabinets or countertops pulling away from the walls behind them are good indicators of a shifting foundation. They often signify problems with hydrostatic pressure or differential settling. Buckling or sloping flooring is a common sign of differential settling as well, as the floor joists in your home sit directly on your concrete foundation. It’s a good idea to take a look at your utility bills during your dedicated inspections, as gradual increases may go unnoticed unless you specifically look for changes.

Inspect Your Home’s Exterior

Lastly, take a look at the outside of your house and your landscaping. Cracks in the siding, leaning or crumbling chimneys, and sagging roofing can all indicate dangerous settling or problems with hydrostatic pressure on your foundation. We recommend looking for an uneven lawn, a small crevice forming between the earth and your concrete, and cracked dirt around your property. These symptoms can indicate that the soil on your property has dried, potentially to a dangerous level where differential settling is a severe risk.

The average cost of foundation repair services in Arlington is around $5,500, but the price can range from $300 to well over $20,000, depending on the cause and extent of the damage. We’ll break down the pricing for common repairs below to give you a better idea of what your solution will cost.

Cost to Seal Foundation Cracks

Foundation cracks that aren’t structural are typically the cheapest fixes possible. Most foundation repair experts charge between $300 and $800 to apply an epoxy or polyurethane sealant.

Cost to Fix Sinking Foundations or Stair-Step Cracks

Issues with differential settling, including stair-step cracks and uneven floor cracks, are the most expensive to correct. They typically require underpinning, which is the placement of supportive push piers under your home to hold up the foundation and remove pressure from the clay soil. Foundation contractors in Arlington typically use steel piers for around $1,000 each or helical piers for $3,000 each. The total cost can be as low as $5,000 or above $20,000, depending on the type of piling you need and how many your foundation requires. This solution is permanent if done properly and often comes with a lifetime warranty. Concrete piers are cheaper options that average around $5,000, but they’re generally less reliable. Minor issues with differential settling can sometimes be remediated with mud jacking, a more straightforward concrete leveling solution. This process costs around $2,500. It’s a less permanent solution, so it often comes with a less appealing warranty. Additionally, it can cause more damage to your foundation if done improperly, so it’s best to choose a concrete repair specialist with years of experience and knowledge of structural repair.

Cost to Fix Horizontal Cracks or Bowing Foundation Walls

Excessive hydrostatic pressure is a widespread issue in Arlington because of the highly expansive clay soil. The best solution is often the installation of earth anchors to resist inward movement of the wall. Earth anchors total between $3,000 and $5,000 in most cases. Some concrete repair experts will install carbon fiber supports instead of earth anchors if the issue isn’t too severe. The supports cost around $500 each for an average total price of $2,500.

Cost to Waterproof Your Basement or Crawl Space

If you’re lucky enough to have a basement or crawlspace in Arlington, a basement waterproofing system is the best solution for keeping the area dry. These basement systems usually cost around $5,500 but can total over $10,000, depending on how comprehensive the protection needs to be. The systems often include a combination of exterior drainage systems like French drains, sump pumps, vapor barriers, dehumidifiers, crawlspace encapsulation, and other methods of reducing the water in and around your under-home area.