Expert Foundation Repair Services In Fort Worth, TX

Foundation movement is just part of the game when you build houses. The trick is to build properly and prepare the soil appropriately beforehand so that natural foundation movement doesn’t cause problems. Soils naturally shift, from compressing with weight placed upon them, or due to the presence, absence, or movement of water in them. A properly built and maintained foundation will move as a single unit together with the soil in what we call “uniform” movement. When that movement is not uniform, for example, if one section sinks more than another or areas are pushed in different directions, that “differential” movement causes many foundation issues.

Water is either the main cause or at least a contributing factor for many of the foundation problems we encounter in the Fort Worth area. The ways that water can cause problems, however, can take many forms. Some of the most common causes of local foundation problems include:

Water in the Soil

When water moves into the soil, it causes that soil to expand as it absorbs more water and to contract as it dries out. The composition of the soil determines how much it expands and contracts, and in many parts of our region, we have expansive soil, which is highly prone to this expansion and shrinking cycle. This means that very wet and very dry conditions can both cause soil problems which trigger foundation movement. When that movement happens unevenly, repairs are likely to be in order. Some of the conditions that cause water to accumulate in the soil around a foundation include:

• Storm runoff. Our hilly, storm-prone area makes for frequent flash floods and the opportunity for lots of water to collect, and as it drains away, it often does so under foundations. Runoff patterns can also change around paved, impermeable areas, and due to construction work on or near your property.
• Landscaping, terrain, and plantings. Landscaping and the terrain around your property can contribute to water draining around your foundation. In drier times, plants and trees can also draw water away from your foundation unequally, causing some parts to dry out more quickly, triggering foundation movement.
• Plumbing leaks. Whether a plumbing leak is from your own household piping or municipal water line issues, even slow leaks can unevenly saturate the soil around your foundation.
• Gutter and downspout problems. The gutter and downspout system installed around your roof is designed to collect rainwater and drain it away from your foundation. When it is overwhelmed, inadequately sized, or poorly installed or maintained, that water ends up flowing around your foundation instead of safely away.

Flood-prone Areas

Due to our hilly terrain, the frequency of spring and fall storms with heavy rain, and the presence of the two forks of the Trinity River and many smaller creeks and streams, the Fort Worth area is often subjected to flooding. This overabundance of water can cause foundation issues in addition to the other problems it creates.

Pier and Beam Problems

Foundations built in the pier and beam style are quite common in our area, and are a great foundation when constructed and maintained correctly. Unfortunately, when piers show uneven movement, or when they crack or deteriorate over time, your foundation can shift. Beams can also be susceptible to mold, mildew, rot, and termite damage, weakening them and causing sagging and more uneven movement.

Construction and Maintenance Issues

A variety of construction and maintenance issues can result in foundation issues, including:

• Soil preparation. One of the most critical steps in building a home is ensuring the soil underneath the foundation is both well-prepared and properly compacted so that it drains well and evenly supports the home above it. When this vital step is inadequately done, your foundation will suffer over time.
• Material choice and installation. If your home’s foundation construction utilized inappropriate materials or shoddy techniques, it may be more susceptible to soil shifting around it.
• Deferred maintenance. Whether you inherited problems when purchasing your home, procrastinated about dealing with them, or simply didn’t notice any issues, catching foundation problems as early as possible is critical to ensuring the simplest, least expensive repairs.
• Older homes. Homes which have been around longer are naturally more likely to have foundation problems, simply because they’ve been subjected to more years of stresses and strains.

Trees and Landscaping

The landscaping, plants, and trees we surround our homes with are part of what gives them their personalities and make them a joy to live in. These same elements can also be the cause of our foundation problems as tree roots can cause foundations to shift and crack as they spread out, pushing and finding small cracks and crevices to grow into.

By now you’re probably wondering how to know if you do have foundation damage. While some of these issues can be caused by something other than foundation damage, they are some of the most common signs of foundation damage we find in the Fort Worth area.

Cracks

One of the most obvious indications of foundation problems is cracks in a concrete foundation. Other cracks can be signs of foundation problems, too, particularly when they are jagged or have a stair step shape; moreso when they extend up from the corners of doorways or windows. Finding cracks in walls, ceilings, or tiles is also an indication of problems, as are any cracks you may spot in the foundation or exterior brickwork.

Doors and Windows

Doors and windows are carefully hung so that they will swing or slide smoothly. If you notice changes in their operation, such as sticking or catching, they may be signaling you that the foundation has shifted and they are no longer in proper alignment.

Walls, Floors, and Ceilings

Cracks or separations in walls, floors, and ceilings are common signs of unevenly shifting foundations. You may also notice sloping or sagging floors and tilting, sagging, or bulging in ceilings and walls.

Fireplaces and Chimneys

If you notice a leaning or bulging chimney, or cracks in it or your fireplace, the foundation under them may be sinking or moving unevenly, causing this damage.

Gaps

Uneven movement can cause gaps to form where parts of your house meet. While these can be spotted anywhere, these gaps most commonly open up in a few spots, including:

• Along wall and floor edges where they meet windows and doors
• Where walls meet ceilings or floors
• In the space between cabinets and the walls

The City of Fort Worth requires building permits and engineered building plans for all new and repaired foundation work, so yes, your foundation work will involve a structural engineer’s input. Rest assured, though, the engineer doesn’t generally need to do more than make a visual evaluation of your property and foundation and perform an elevation survey (used for flood and water movement analysis). Most evaluations do not require soil testing or any complicated analysis unless your home’s particular situation needs it. The engineer’s report will include recommendations about how to best address your foundation problems.

Concerns about how expensive the project will be are almost always a top priority when faced with the prospect of having foundation repair work done. In the Fort Worth area, smaller, simpler jobs average about $2,000, while more complex situations average close to $7,000. Naturally, your costs will vary depending on many issues, but some of the most common factors affecting how expensive foundation repairs are include:

• Whether your foundation is slab or pier and beam, which are both common in our area
• The age, size, and structure of your home
• Terrain, landscaping, and plantings around your property and neighboring spaces
• Whether piers are made of steel or concrete
• If you have pier and beam, whether shimming and padding will be adequate, or if a lot of deteriorated, rotten wood must be replaced
• The specific soil under your home and how well it was prepared before your home was built on top of it
• The cost of the specific materials and equipment that will be needed to repair your foundation
• The time and labor needed to complete the repairs
• Any fees for permits and inspections required by the city of Fort Worth or other agencies
• Your personal choices about the type and extent of foundation repairs to be made

If you stop to think about it, you’ll realize just how important the soil under your home really is. It needs to support the entire weight of your home’s structure and all of its contents. Not only does the makeup of the soil underneath play a major role in the stability of your home and its foundation, but the way that soil is prepared before your foundation is built is equally important. Tarrant County is home to three main types of soil:

• Blackland Prairie. This type of soil is found in the southeastern part of Tarrant County and is made up of dark, blackish, heavy clay soils called Blackland Prairie soil. This kind of soil, sometimes nicknamed “cracking clay”, is problematic for foundations because it is especially likely to expand when wet, and shrink and crack when it dries out.

• Eastern Cross Timbers. Filling the majority of central Tarrant County, the Eastern Cross Timbers soil is a sandy loam, which is generally very good for supporting foundations. This soil mixture of sand, silt, and clay is stable and drains well, making it relatively effective at holding up your home’s foundation.

• Grand Prairie. The western part of Tarrant County is made up of the Grand Prairie combination of loam and clay soils which is generally good at draining water away and reasonably stable.

Luckily for Fort Worth area homeowners, the soils which tend to cause the most problems for foundations in Texas lie primarily under the homes of our neighbors to the south and east, spanning an area from Dallas down to San Antonio, and as far over as Houston.