Expert Foundation Repair Services In Georgetown, TX

Unfortunately, ground movement is a widespread occurrence in Central Texas, as are the structural and cosmetic damages that occur as a result. Homeowners in Georgetown, Austin, Temple, San Antonio, New Braunfels, San Marcos, and many other nearby cities face foundation problems and costly repairs at an alarming rate.

Georgetown’s geology and climate are primarily to blame for the prevalence of foundation damage in the area. We’ll discuss the specific causes of under-home problems below and provide some insight into the effects each has on the concrete under your structure.

Problematic Soil

The Georgetown area is notorious for its many types of problematic soil. Interstate 35 offers a convenient piding line between the expansive clay soil to the east and the rapidly-draining soil to the west. Both soil types create several problems for concrete foundations.

The dirt to the east of I-35 falls in the Blackland prairie and is predominantly Houston Black. Houston Black is well-known around the world for its abundance of clay. Clay soil is problematic for three primary reasons.

The first issue is that it swells when it gets wet. When rain falls in Georgetown, the ground around your home expands and places undue stress on your foundation.

Unable to flex, the concrete can crack if the hydrostatic pressure from the soil becomes too intense. This movement often results in structural damage that is costly to repair.

The second problem is that the soil loses volume when it loses its moisture content. The ground under and around your home’s foundation can shrink at varying speeds, sometimes leaving portions of your foundation without adequate support.

The unsupported sections can crack off of your foundation and sink into the earth. Structural damage is a typical result of this differential settling.

Lastly, clay-rich soil in Eastern Georgetown can retain moisture more readily than typical dirt, leaving your concrete exposed to moisture for a prolonged time.

Water intrusion and the many associated issues are possible during periods of heavy or frequent rainfall in the area.

The soil west of I-35 has the opposite problem: it’s very sandy and drains rapidly. The loose soil can easily be eroded, sometimes creating voids under or around your concrete foundation.

These voids can contribute to differential settling, and they can also fill with rainwater and increase the risk of water intrusion.

Wet Season & Frequent Drought

Georgetown residents enjoy bright, sunny days for most of the year and experience just over 36 inches of rainfall annually. However, much of the precipitation occurs between March and May, as well as in October. These months bring approximately double the monthly average throughout the rest of the year.

The wet season in Central Texas leaves home foundations more prone to the issues with the already problematic soil. It saturates the clay soil in Eastern Georgetown, increasing the likelihood of excessive hydrostatic pressure, flooding, and water intrusion.

The concentrated precipitation also poses problems for the sandy soil west of I-35, as it promotes underground erosion, differential settling, and water and moisture problems.

These wet months are punctuated by arid weather, sometimes leaving the area without any rain at all for weeks or months at a time.

Drought conditions are common during these dry spells, and they frequently leave the soil without any moisture at all. When clay soils around your foundation dry and shrink away from the concrete, the risk of differential settling beneath your home is significantly higher.

Housing Boom

Finally, there has been a substantially heightened construction rate in response to an influx of new residents into the Austin and Georgetown areas over the past decade or so. Unfortunately, some builders in the region take shortcuts to keep up with the increasing demand.

Improper soil preparation, backfilling, and compaction during the construction process can leave your home’s foundation at an even higher risk of problems related to the soil and weather patterns.

Specifically, damages from differential settling and excess hydrostatic pressure are more common when the ground has been inadequately prepared prior to foundation pouring.

Georgetown residents may notice various signs of foundation damage, depending on the underlying cause and the extent of the problem. Below, we’ll review the most widespread symptoms of an under-home issue and the type of ground movement that most readily causes them.

Cracks in Your Foundation

Foundation cracks develop in most homes during the natural settling period of the concrete following new construction, so it can be challenging to recognize when they signify structural damage.

Their location and size are usually tell-tale signs of how severe they are.

Slab or Basement Floor Cracks

Small fissures typical form in most concrete slab foundations and on crawlspace or basement floors if you have an under-home area. Hairline fractures that are level across the gap are typically a sign of natural settlement and shouldn’t be cause for concern.

Slab and floor cracks that widen beyond ⅛” or show one side of the gap pushing above the other are more dangerous and indicate differential settling. These cracks require stabilization to prevent further foundation movement and structural damage.

Vertical Wall Cracks

Cracks positioned vertically on any portion of your foundation are also usually from normal settling. Most homeowners in Georgetown have slab foundations, so they’re only able to locate these gaps outside on the edges of their slab.

If you have a crawlspace, basement, or pier and beam foundation, you might identify these gaps on the inside of the concrete block wall. The best solution is simply to have them sealed by a foundation repair contractor to keep water and moisture out.

Horizontal Wall Cracks

Horizontal wall cracks develop when the hydrostatic pressure outside forces your wall inward to the point where it cracks under the stress. This type of damage is more common in Eastern Georgetown, where clay-rich soil is prevalent.

However, water accumulation in the voids created by underground erosion in Western Georgetown can also cause these cracks to develop. They require stabilization to prevent further movement.

Stair-Step Cracks

The last type of crack you may see on the inside of your crawlspace or basement walls appears in a stair-step pattern. These fissures typically indicate differential settling and structural damage. A foundation repair company should use concrete lifting and stabilization to address this instability and prevent foundation failure.

Moisture or Water Problems

Finally, you may notice symptoms of moisture accumulation or water intrusion. These issues present varying symptoms, depending on your foundation type.

If you have a slab foundation, the warning signs of water intrusion will only be visible in your living space. You may notice water damage to areas along the exterior walls, mold growth or musty odors in your home, and elevated humidity, which often makes the air in your living space feel hotter than it actually is.

If you have a crawlspace or basement, you may notice the same symptoms, but the more obvious signs will be evident in the space under your home.

You may find standing water, puddles forming on the floor, wet concrete after rainfall and especially during the wet season, damp air, dank odors, mold growth, efflorescence on the walls, water damage to building materials like sheetrock and insulation, and signs of pest infestations.

Severe foundation damage is seldom an isolated event, and it more often develops slowly over time. This makes it challenging to notice in many cases, but identifying and addressing under-home problems early can help limit the damage they cause and the cost to repair them.

Below, we’ll provide a DIY home and foundation inspection you can carry out three or four times a year to monitor your home for potential problems.

Begin with Your Foundation

Start your inspection outside and examine the visible concrete beneath your home. Cracks and signs of sinking can indicate problems, mainly if they occur around the corners of your home.

If you have a slab foundation, this will be the only area of concrete you can inspect.

If you have a crawlspace or basement, you can check that space for developing problems as well.

Take note of any new or growing foundation cracks, efflorescence on the walls, mold growth, musty smells, pest infestations, and standing or puddling water, specifically after heavy rainfall and throughout the wet season in Georgetown.

Report any potential issues to a foundation repair specialist for a professional assessment and treatment plan.

Inspect Your Living Space

Once you’ve examined your foundation, you can move to your upper floors to look for symptoms of foundation damage.

Cracks in the sheetrock around wall opening and room corners can suggest differential settling, as can sloping flooring, doors or windows that get stuck, and nails popping out of the drywall.

Cabinets and countertops pulling away from the wall can indicate shifting of the framing behind your walls, a common symptom of uneven settlement.

Increases in utility bills from humid air or allergic reactions to mold spores are good signs of a water or moisture problem under your home. These symptoms may go unnoticed in your daily routine, so take some time during your inspection to assess cooling costs and unseasonal allergies.

Inspect the Outside of Your Home

Finally, head to the exterior of your house. Check the siding and chimney for cracks that commonly develop from foundation movement, as well as the roofing for signs of sagging.

You might find signs of poor drainage or soil-related issues throughout your landscaping, which could eventually be problematic for your home’s foundation.

Puddles forming on the surface of your property during rainfall, leaning retaining walls, and gaps between the ground and your foundation during the dry season are reasonable indications of clay-rich, expansive soil.

Divots or unevenness in the lawn, particularly immediately against your concrete, can suggest that rapidly draining soil is an issue on your plot.

Georgetown homeowners pay an average of around $5,000 for foundation repair services, with cheaper wall repairs costing as little as $250 and more extensive stabilization peaking over $20,000. In an effort to provide the most accurate repair estimate possible, we’ll include some more specific pricing below.

Cost to Seal Small Cracks

Foundation cracks that aren’t structural generally only pose an issue because they leave your home prone to moisture build-up and water intrusion. Luckily, most general contractors in the Georgetown area will seal these for between $250 and $750.

Cost to Fix Sinking Foundations or Stair-Step Cracks

Issues with differential settling under your home are best resolved with underpinning, a concrete leveling process that involves installing push piers beneath your foundation to add support.

These remove the burden of your home’s weight from the topsoil and limit the problems caused by excessive swelling and shrinking of the ground.

Underpinning costs between $5,000 and $20,000 on average, depending on the number of pilings used and whether steel piers or helical piers are more appropriate for your home.

Cost to Fix Horizontal Cracks

Hydrostatic pressure that is damaging your foundation can be counteracted with wall anchors, which pull your foundation walls outward to resist the inward stress from the soil. Wall anchors cost around $1,000 each in Georgetown, and the total for this basement or crawlspace repair is typically between $3,000 and $5,000.

Cost to Waterproof Your Basement or Crawl Space

Water and moisture problems in and under your home are typically resolved using a basement waterproofing system.

The basement system should be customized for your particular situation, but the setup typically includes a French drain, sumps pumps, vapor barriers, crawlspace encapsulation, wall crack repair, and dehumidifiers.

Depending on the methods used in your system and the warranty included, your cost can fall anywhere between $2,000 and $10,000. The project averages approximately $5,000 for most property owners.