Expert Foundation Repair Services In Charlottesville, VA

Charlottesville is roughly 70 miles from the capital of Virginia, Richmond, and 115 miles from the nation’s capital. Known for its scenic views of the Blue Ridge Mountains and historical Neoclassical architecture. Founded in 1762, Charlottesville is home to a mixture of modern and historical structures, with some of the oldest foundations dating back to the 18th century.

Foundation movement can affect homes of all ages, and with the large amounts of precipitation in Charlottesville each year, foundations can move quite a bit. As a result, we receive many calls for foundation repair in Charlottesville.

The climate and soil of Charlottesville produce a wide range of foundation problems for old and new foundations. Here are some of the most common foundation problems residents call us to resolve in Charlottesville.

Moisture and Flooding

While snowfall is below the national average in Virginia, precipitation is abundant from spring to fall. Flooding and an accumulation of moisture in the ground are common and can cause foundation problems in Charlottesville.

Moisture can be a major problem for foundations. Saturated soils increase the pressure on the foundation and penetrate the pores of concrete or cinder blocks, forming cracks and expanding existing cracks. Water also causes soils to shift and can lead to damage over the years.

Homes located on the floodplains and near the Rivanna River or Moore Creek, are at the highest risk of moisture and flood-related foundation damage in Charlottesville. In these areas, it pays to be vigilant when looking out for signs of foundation damage.

Cracked or Bowing Basement Walls

Cracked basement walls or foundations are a major foundation issue in Charlottesville. Cracking walls and bowing walls are typically caused by a combination of water and soil pressures. The pressure is similar to the buoyancy that makes it difficult to pe to the bottom of a deep swimming pool. This slightly different pressure is called hydrostatic pressure.

Saturated soils push on concrete foundations with enough force to make them bow inward. The clay soils of Charlottesville expand as they become saturated and contract as they dry, causing the soils around the foundation to shift. The saturated soils can also exploit pores and cracks in the foundation, expanding, and creating cracks and fissures in the porous walls.

Unlevel or Settling Foundation

While bowing concrete can be a jarring and damaging result of soil movement, one of the most damaging foundation issues in Charlottesville is a differential settlement. The foundation settlement is typically uniform, but the movement of expansive soils can cause the foundation to settle, resulting in a foundation that sinks on one side or is visibly tilted. Differential settlement can cause major damage and even result in the home being unsafe for occupancy.

Frost heave is less common in the typically mild winters of Virginia but is a possible cause of foundation damage. The frozen soil expands moving the foundation as it grows. Homes without heating or unoccupied homes are most susceptible because the soil below the foundation can freeze without heat loss from the structure’s heating system. Frost heave can also occur more readily in soils with decayed organic material, foundations built above culverts, and homes with inadequate drainage ditches.

Foundation damage can come in many forms and with many signs. Identifying the right signs will help you get our help to solve your foundation issues before they become serious. Here are some of the common signs to look out for to identify foundation damage in Charlottesville.

Foundation Cracks

When cracks start to appear on your foundation, it may not always mean there is serious damage to your foundation. A crack that is less than 1/8 inch in width is typically cosmetic in nature, but it can be helpful to note when you first saw the crack. If you notice larger cracks or small cracks that are growing, it is time to call us for foundation repair.

Cracks may appear in the basement or on your slab, cement stairs, masonry, chimneys, and plaster. Tiles may also crack due to foundation movement. It is important to identify these cracks and present them to our foundation repair experts right away. Cracks are more common in older homes and generally are not an issue unless they are growing.

Visual Bowing or Tilting

Bowing basement walls or walls inside your home if you have a slab are a sure sign of foundation damage. Typically, bowing indicates pressures of the soil surrounding the concrete are too great for the foundation to support. It may also mean that the foundation was constructed with substandard building practices.

If the home or foundation is tilting, floors will likely be unlevel. You may notice furniture on wheels like office chairs start to move toward one side of your home. When the home is visibly tilted, the settlement is likely uneven by a significant margin. When the foundation tilts to this degree, cracks will likely appear along with the tilting.

When you see a tilting or bowing foundation, call our foundation repair experts in Charlottesville to assess any damage right away.

Moisture Accumulation

Foundation damage can cause pipes below the foundation to leak, and a leak can also contribute to or exacerbate foundation damage. The excessive rain during hurricane season can also lead to moisture build-up in your home.

Areas that typically experience floods, such as those along the Rivanna River and Moore Creek can also suffer from foundation damage commonly accompanied by flooding, pooling, and dampness in the soil. Water can enter the foundation through cracks or the pores of the concrete when the soil is highly saturated.

Even if you don’t notice high moisture in your home, the presence of moisture-loving insects like millipedes, cockroaches, and silverfish indicates the foundation is experiencing unseen moisture. Mold growth and a mildew smell are also typical signs that the foundation is letting in excess moisture.

Fixture Movement and Jammed Doors

While jammed doors or windows aren’t always caused by foundation damage, they are a sign to look out for. The first thing to look for when your door sticks or doesn’t close properly is that the door is properly secured to the hinge and frame.

If you have been experiencing particularly humid weather, wood can expand, resulting in sticky, jamming, or hard to close doors. When that is out of the way, there is a possibility that foundation movements have shifted the door frame.

Foundation movement can also cause windows to not open or shut properly, and may cause plumbing fixtures like faucets to shift and become no longer flush with the wall. When you see any of these signs, our foundation repair experts in Charlottesville can assist you.

Determining whether you need to hire our structural engineers for your foundation repairs in Charlottesville depends on the type of movement or damage your foundation has sustained. The following steps will help you decide if it’s time to pick up the phone.

If you see any of the foundation damage signs, keep calm and make some observations. Note any cracks, their size, and the date when you find them. Also, note the growth of cracks if you monitor them before calling our experts. Other signs like dampness, flooding, and stuck doors are also important information. If a crack is less than 1/8 inch in width, it is no cause for alarm, and typically should only be noted unless it starts to grow.

After gathering these valuable notes, call our friendly structural engineers in Charlottesville to assess your foundation damage. We can propose an affordable solution that will deliver peace of mind to you and your family.

The cost of a foundation repair in Charlottesville depends on the extent of the damage. Residents in Albemarle County pay between $250 and $20,500 for complete foundation repairs in most cases, including assessment, materials, and clean-up. The average cost is $4,240.

Foundation repair can be costly, but it is worth the investment. Neglecting repairs can result in greater damage to your foundation and structure. If the home becomes unsafe, it can be condemned by the city until the structural problems have been remediated.

Fortunately, minor repairs such as the elimination of cosmetic cracks can be significantly less than the average foundation repair. Settlement issues, bowing basement walls, or major cracks can typically cost the most. We try to make every foundation repair in Charlottesville affordable and complete.

Foundations in Charlottesville are affected by the soils in the area. Eastern Charlottesville has a combination of Elioak-Hazel-Glenelg association soil and the western portion of Charlottesville has Hayesville-Ashe-Chester association.

Foundations in the western parts of Charlottesville have excessively drained or well-drained soil, which can help reduce soil saturation that can damage foundations. On gentle slopes soil runoff is unlikely, but moderate and steep slopes may experience runoff. In the eastern parts of Charlottesville, soils also drain well or excessively but have a much higher chance of runoff. This means that the soil can be washed away during heavy rain, causing foundation movements and settling of the foundation under the right conditions.

Soils that drain well or excessively can help stave off puddles and pooling of water in the soil. This means you’re less likely to see water around your foundation. The clayey properties of the soil can be a challenge for foundations, clays can expand in the presence of moisture. When clays absorb moisture they expand then dry out leaving fissures and voids that can shift the soil and foundation.

Foundation settlements at certain soil depths are prone to water fluctuations and thus experience more movement than those at depths with less fluctuation. The fluctuation can also lift the corners of the foundation. Water fluctuation will more likely impact the Elioak-Hazel-Glenelg soils in eastern Charlottesville that are prone to runoff. Our foundation repair experts can help you avoid damage by digging deeper posts to keep the slab from moving.