Expert Foundation Repair Services In Chester, VA

Unfortunately, soil movement around your home and the severe foundation damage it often causes are both widespread problems throughout Virginia. Home foundations in Chester, Richmond, Petersburg, Midlothian, Chesterfield, and other nearby cities are all prone to these problems.

There are several problems in Chester that lend themselves to under-home issues. We’ll discuss these in-depth below, as well as the adverse effects they have on your foundation’s structural integrity.

Expansive Soil

All soil is composed of clay, silt, and sand, and expansive soil is dirt that contains a high ratio of clay to the other two particles. Most soils in Chesterfield County that fall in the Piedmont Plateau have a high accumulation of clay and are characterized by poor drainage. The expansive soil in Chester is problematic for several reasons.

The first problem is a result of the soil’s ability to swell when it absorbs water. Runoff soaks into the ground during rainfall and soaks in between the tiny clay particles in the ground. As the term “expansive soil” suggests, the earth expands and places excess pressure on your foundation walls and slab. The added stress can be intense enough to crack the concrete and cause structural damage.

Chester’s soil is also an issue when it dries because the added volume from the water is lost, and the ground shrinks. During periods of little or no rain, the earth loses volume and can retreat from the concrete, leaving it without support.

Differential settling can occur if the soil dries at varying speeds under or around your home and cause sections to sink deeper into the ground. When your foundation settles unevenly, it’s likely to crack under the stress, thereby losing its structural integrity.

The third problem with Chester’s soil is that the red clay that is so prominent in the earth absorbs water more quickly and in greater abundance than soils with a lower clay concentration.

Runoff gets suspended in the ground for extended periods after rainfall, exposing your foundation to moisture for a long time. The longer water is in contact with the concrete, the more likely it is to soak inside and damage your home’s interior.

Above-Average Rainfall

Chester receives around 44 inches of rain every year, which is nearly 50% higher than the national average rainfall. The above-average precipitation regularly keeps the ground saturated for weeks at a time, increasing the likelihood of the hydrostatic pressure becoming too much for your foundation to hold back.

Additionally, the saturated dirt means your concrete will remain in contact with moisture suspended in the soil for long periods, making the risk of water intrusion and under-home moisture accumulation significantly worse.

Tropical Storms and Hurricanes

Chester is located about 50 miles inland. While coastal cities like Norfolk and Virginia Beach get hit harder with heavy rain and winds during hurricane season, Chester still experiences the effects of tropical storms and hurricanes. July through September brings heavy, concentrated rainfall to the city and the surrounding area.

The elevated levels of precipitation during these months make the issues with expansive soil significantly worse, but they also contribute to the risk of flooding. Flash floods in Chester leave homes prone to interior water damage, foundation damage from excessive hydrostatic pressure, and complications related to moisture even if liquid water doesn’t enter your home.

High Humidity

Lastly, the warm weather year-round may be a welcome part of living in Chester, but the humidity that comes along with the subtropical climate is an issue for home foundations. The year-round average humidity is around 70%, and the moist air outside naturally gets trapped in crawlspaces and basements.

When moisture accumulates under your house, the building material inside can fall victim to water damage, mold growth, and many other related issues. Moisture can also attract insects and rodents to the space beneath your house, which can lead to damages or structural problems in the case of termites or carpenter ants.

Foundation damage can be challenging to identify and even more difficult to diagnose. Although you should always consult a professional when it comes to determining the cause, the most common warning signs below can help direct you to the proper foundation repair contractor.

Foundation Cracks

Cracks appear on most home foundations, but they can signify anything from normal settling of the concrete to potential foundation failure. We’ll break down the different types of cracks below.

Concrete Slab or Basement Floor Cracks

Fissures on the surface of your concrete slab or your crawlspace or basement floor typically form during the first few years after the foundation is poured.

Provided they remain thin and you don’t notice one side of the concrete lifting above the other, they’re generally not a major issue and can just be sealed to keep water and moisture out.

If the gaps widen or one side rises or sinks below the other, your foundation is likely suffering from differential settling.

These cracks are far more severe and can indicate structural damage and potential failure of the slab. Stabilization is required to keep the issue from worsening.

Vertical Wall or Slab Cracks

You may find thin cracks moving up and down your crawlspace or basement wall or on the exterior side of your slab. You can be reasonably confident that these fissures have resulted from regular foundation settlement.

Sealing them with an epoxy or polyurethane sealant is typically the best repair solution.

Horizontal Cracks

A crack on your concrete block wall that runs parallel to the floor is usually a sign of dangerous hydrostatic pressure from the soil outside. When the stress becomes too intense, the upper section of the wall cracks and shifts inward.

This type of damage is usually structural and needs immediate stabilization. Unfortunately, these fissures are widespread in Chester because of the highly expansive soil and above-average rainfall.

Stair-Step Cracks

Cracks that form in the shape of stair steps are a clear indication of differential settling. They suggest that a portion of your concrete slab has lost support from retracting, drying soil and is sinking more deeply into the earth than the rest of your home.

Professional stabilization is required to correct and prevent uneven movement.

Bowing Foundation Walls

Hydrostatic pressure from the clay-rich soil in Chester eventually leads to horizontal crack formation, but you may notice warning signs even before the fissure forms.

The inward pressure from outside can cause your concrete walls to bow inward slightly. The walls can only flex so much, so stabilization is imperative to prevent the crack from developing and compromising your structure’s stability.

Damp or Wet Basement

The prevalent water intrusion and water vapor accumulation leave many Chester homeowners with under-home moisture problems.

Common symptoms of liquid water entering your crawlspace or basement include puddles or wet areas forming on the floor or walls, standing water, and water damage to building materials or utilities under your home.

Moisture accumulation often results in efflorescence forming on the walls, mold growth on the concrete, musty odors, sweating water lines, pest infestation, and sagging insulation under your house.

Poor Indoor Air Quality

Moist air and airborne mold spores in your crawlspace or basement naturally make their way onto your upper floors through a process called the stack effect.

Humidity often makes the air temperature feel more extreme, which you may notice if you have an under-home water or water vapor problem. You may also find that your utility bills unexpectedly increase if you or your family members react to the discomfort by turning up your heat or air conditioning.

Lastly, mold in your home can cause allergy symptoms, including a runny nose, itchy eyes, and sneezing. Unusual allergic reactions in your house could indicate a moisture and mold problem in your crawlspace or basement.

The symptoms of foundation damage can be challenging to identify, mainly because they tend to begin as minor problems and develop very slowly.

The best way to identify issues early and have them repaired before they create structural instability is to monitor your property regularly and keep track of changes. Below, we’ll detail a home inspection you can complete three to four times per year to monitor for signs of foundation issues.

Inspect Your Foundation

Begin your inspection by walking the perimeter of your house. Look for cracks or uneven concrete on the visible part of the foundation. You’ll also want to look for new or developing fissures on the inside foundation walls in your crawlspace or basement if you have one. Keep a detailed log of any cracks, their length, and their width, and compare during each inspection to identify growth.

While you’re under your home, check for the signs of water or water vapor problems as well, including efflorescence, mold growth, standing water, puddles or wet spots on the concrete, pest infestation, and musty smells.

Look for Signs Inside Your Home

Next, walk through your home’s interior and look for signs of foundation movement that has affected the wall studs or floor joists. Sheetrock cracks, stuck doors and windows, nails visible through the drywall, bowing or sloping floors, and cabinets or countertops separating from the walls in your kitchen or bathroom can all signify foundation damage.

You can also take some time during your inspection to review utility bills from the previous few years to identify unexplainable increases. Lastly, check with your family members to see if they have experienced any abnormal allergic reactions inside.

Check Your Home’s Exterior

Finally, walk the outside of your property and look for additional symptoms of foundation issues. Cracks in the siding, leaning chimneys, and wavy or sagging roofing can all suggest foundation problems.

You may be able to prevent damage to your home’s foundation altogether by identifying problems with inadequate drainage of Chester’s expansive soil as well. Look for leaning or crumbling retaining walls, dips in your lawn, and puddles forming on the surface during rainstorms.

Foundation repair services can vary quite a bit in Chester, depending on the underlying cause and how much the issue has progressed since it formed.

You can find yourself paying anywhere between $300 and $20,000, and sometimes even more. We’ll provide some more specific pricing based on the type of damage below.

Cost for Settling Crack Repair

Thin foundation cracks that aren’t structural can often just be sealed with an epoxy or polyurethane to help maintain a dry basement or crawlspace. General contractors in Chester typically charge between $300 and $800 for this foundation wall repair.

Cost to Repair Horizontal Crack or Bowing Foundation Walls

The best solution for excessive hydrostatic pressure is a series of wall anchors, which pull your foundation wall outward to its original vertical position and help keep it upright in the event of swelling soil in the future. The anchors cost an average of $1,000, and your total for this basement or crawlspace repair will typically be between $3,000 and $5,000 for equipment and labor.

Some contractors opt to use carbon fiber supports inside your foundation walls for added stability. These supports cost around $2,500 total, so they’re often more appealing for homeowners from a price standpoint.

However, they aren’t considered a permanent solution and rarely come with a lifetime warranty like wall anchors do. They may be more affordable, but they provide less peace of mind.

Cost to Repair Differential Settling

Wide or uneven slab cracks and stair-step wall cracks are both typically stabilized with a process called underpinning. Push piers are forced into the ground under your foundation, and the foundation contractor will then use a concrete leveling jack to raise the concrete to a safe, level height on top of the supports.

Depending on the number of pilings needed, the warranty included, and whether steel or helical piers are used, your total for this service will usually fall between $5,000 and $20,000.

Cost to Fix Basement Water Problems

A basement waterproofing system is the best solution for frequent water or moisture issues in your crawlspace or basement. These basement systems use a variety of waterproofing methods, including sump pump systems, dehumidifiers, crawlspace encapsulation, exterior drainage systems, drain tiles, vapor barriers, and more.

Depending on how comprehensive the system is, a foundation repair company in Chester will charge between $2,500 and $10,000.