Expert Foundation Repair Services In Henrico, VA

Unfortunately, foundations in eastern Virginia are at significant risk of movement and associated structural damage. Residents of Henrico, Chester, Chesterfield, Glen Allen, Midlothian, and several other nearby cities experience moderate-to-severe problems under their homes far more often than many other areas in the United States.

There are several factors present in Henrico that contribute to foundation damage. We’ll get into each of them below, and we’ll provide some insight into why each is detrimental to your home.

Expansive Soil

Expansive soil is a prevalent problem in much of the United States, and a concentration of it throughout Virginia is one of the most common causes of foundation issues in Henrico.

There are numerous classifications of soil throughout the immediate area, but much of it is characterized by an abundance of clay particles. Clay-rich soil can be a concrete foundation’s worst enemy for several reasons.

The first is that it expands when it gets wet, sometimes increasing by 10% of its original volume. Swelling soil around your home during and following rainfall puts added pressure on your concrete slab and foundation walls. The stress can become too much for your concrete to resist, causing it to crack and fall inward. This force, called hydrostatic pressure, is a leading cause of foundation failure in Henrico.

The swelling ground is detrimental for foundations, but the shrinking that occurs as the soil dries is just as dangerous. When runoff eventually drains into the earth during periods of little or no rain, the ground can shrink under and around your home, potentially leaving sections without support from the soil.

Since the volume of the clay-rich dirt is heavily dependent on moisture content, the earth can sink away from the concrete at varying rates. This process, called differential settling, can put immense stress on your concrete, causing structural damage.

Additionally, clay retains water for longer periods than silt and sand, which means the ground in Henrico can hold moisture up against your home’s foundation for days after rainfall. The prolonged exposure to water makes intrusion more likely, either through foundation cracks or through pores in the concrete.

Low Elevation & Frost Heave

The greater Richmond area, including Henrico County, is only about 60 miles from the coast, making the average elevation approximately 170 feet above sea level. The low elevation means that runoff from heavy rainfall during tropical storms and hurricanes can make its way down to Henrico from the higher elevations to the west. This can contribute to flooding and the associated issues with expansive soil.

Additionally, the low elevation means that the groundwater is relatively shallow. This presents a few issues for foundations in the area.

First, it means that runoff drains more slowly because it only has so far to soak into the earth before it reaches the aquifer. Slow drainage lends itself to flooding, which adversely affects foundations in expansive soil unilaterally and contributes to water intrusion.

The shallow groundwater and the cold winters combine to create a problem called frost heave, which is when the water in the ground reaches freezing temperature. Water expands when it freezes, meaning that the soil can swell even more than it usually does in cold weather. The additional swelling can add stress to your foundation walls and concrete slab, often leading to cracking and structural issues.

Tropical Storms and Hurricanes

Lastly, Henrico is prone to tropical storms and hurricanes during Virginia’s hurricane season from June to November. These months often bring concentrated and frequent rainfall, often with multiple days of rain each week.

The increased amount and frequency of precipitation throughout the summer means a higher risk of flooding, more runoff threatening to seep into your crawlspace or basement, and a higher risk of soil expanding and putting excessive pressure on your concrete.

Property owners in Henrico experience a wide array of foundation damage symptoms, depending on the underlying cause. We’ll discuss the most common warning signs below and go over what issue was likely the culprit.

Foundation Cracks

Foundation cracks are usually challenging to assess because they can mean anything from routine concrete settling to severe structural damage. Most homeowners can use the location of the gap to determine the extent of the problem.

Basement Floor Cracks

The concrete slabs in most crawlspaces and basements will develop cracks during the natural settling process. Harmless fissures found in the basement floor will be hairline cracks where both sides of the gap are level with the other. Most homeowners in Henrico have these sealed to prevent water intrusion.

Floor cracks that grow beyond ⅛”, continue to grow after the standard settling period, or have one raised side are more serious. They typically result from differential settling or frost heave. Damages from both rising and sinking of the earth underneath your home can lead to these types of cracks, but frost heave often creates them in a circular pattern above the most intense upward pressure.

Vertical Wall Cracks

Like floor cracks, thin fissures on your basement walls are generally harmless and simply form during the settling process. They should be sealed given the risk of water intrusion in Henrico.

Wider vertical cracks require a more durable seal, but they still don’t necessitate structural repairs.

Horizontal Wall Cracks

Cracks forming across your wall parallel with the ground are more severe. They develop when the hydrostatic pressure from the clay soil pushes your wall inward. Homeowners typically see the upper part of the wall moving inward. These cracks suggest your wall is structurally unsound, and they can lead to foundation failure if they aren’t stabilized quickly by a foundation repair company.

Stair-Step Wall Cracks

Stair-step cracks form in the shape of steps on your concrete block wall when a portion of your foundation loses support from the soil beneath it and sinks into the earth. This is a prevalent issue in Henrico, where differential settling is such a high risk. Step-shaped cracks are a clear sign of severe structural damage and need immediate stabilization.

Bowing Foundation Walls

Some homeowners notice inward bowing of their crawlspace or basement walls, which occurs when hydrostatic pressure puts undue stress on your foundation. Bowing walls precedes horizontal cracking and will develop into structural issues if left untreated.

Water Intrusion or Moisture Build-Up

Lastly, water intrusion and moisture problems under the home are widespread problems in Henrico because of the expansive soil, low elevation, and heavy precipitation during hurricane season. Symptoms of both liquid water and water vapor can be similar in many cases.

Liquid water issues are most easily identified by visible leaks through foundation cracks, water pooling in your basement or crawlspace, wet areas of concrete, and water damage to building material, especially in finished basements.

Water vapor, which wicks through pores in the concrete, can be identified by moist air under your home, musty odors, the presence of insects or rodents, and mold or mildew on the walls. Some homeowners also notice efflorescence, which is a build-up of minerals that looks like white water stains on the concrete walls.

The air conditions under your home can affect the air quality in your living space as well, so mold spores or humid air seeping up into your home can trigger allergic reactions and high utility bills.

Foundation issues often go unnoticed because they occur in areas most homeowners don’t frequent. The best way to find warning signs of damage and get them repaired before the problem becomes severe is to carry out an inspection every few months and track your findings. We’ll offer some tips for identifying foundation issues as early as possible below.

Inspect Your Foundation

Begin your inspection by examining the concrete outside your house. Cracks, crumbling, unlevel areas, and visibly sinking portions of the foundation can be clear indications that your home is suffering damage.

The best place to locate problems is usually under your home if you have access. We recommend keeping a detailed report of any cracks you find in your crawlspace or basement, including measurements of each for later comparison. Report any changes to a foundation repair contractor as soon as you notice them.

You should also be on the lookout for musty smells, heavy or moist air, mold growth, efflorescence, pest infestations, standing water, wet spots on the floor or walls, and any signs of water damage.

Look for Symptoms Inside Your Home

Next, head to your living space and look for the common signs of foundation movement there. Cracks in the drywall, nail pops in the sheetrock, and doors or windows that are challenging to close can all suggest your foundation has shifted or sunk. Similarly, buckling flooring or unlevel floors can indicate frost heave or differential settling problems under your home.

We recommend you take a look at your recent utility bills for changes, as gradual increases may go unnoticed over the span of months while foundation problems worsen. Assessing uncomfortable temperatures in your living area and unexplained allergy symptoms like sneezing, itchy eyes, or respiratory distress can also indicate moisture problems under your home that can otherwise go unnoticed.

Don’t Forget to Check Your Home’s Exterior

Finally, step back outside and look for symptoms of foundation problems on your home’s exterior and in your landscaping.

Tilting chimneys, cracks in your siding, and uneven roofing can all be good indicators of dangerous foundation shifting.

Additionally, an unlevel yard, gaps between the soil and your concrete, cracked earth during dry periods, soggy portions of your lawn following rainfall, and leaning retaining walls can all be used to identify inadequate drainage and problems with expansive soil on your property.

Foundation repair services in Henrico cost an average of $5,500. However, the total cost for your home improvement can vary wildly, sometimes costing as little as $300 or in excess of $20,000. Below, we’ll offer average pricing for common repairs in the area to help you better estimate what it will cost to solve your issue.

Cost to Seal Hairline Cracks

Foundation cracks that don’t indicate structural instability typically cost around $500 to seal. A concrete repair specialist generally charges $300 for small fissures and up to $800 for longer or broader gaps.

Cost to Repair Bowing Foundation Walls or Horizontal Wall Crack

Hydrostatic pressure is often solved by installing supports inside the wall to add stability or an anchor outside the wall to help the concrete resist the stress from swelling soil.

Carbon fiber supports inside usually cost around $500 each and total about $2,500 per wall. This solution often doesn’t last as long as earth anchors and comes with a less extensive warranty.

Earth anchors are a more permanent solution, but they’re also more costly. They average around $1,000 for a total cost of approximately $5,000.

Cost to Repair Sinking Foundation or Stair-Step Crack

The damages caused by differential settling can usually be successfully repaired with underpinning. To complete this stabilization, a concrete repair expert will install push piers under the unsteady sections of your foundation. Steel piers are the cheapest option at an average of $6,000, but they aren’t always plausible depending on the bedrock below.

Helical piers average around $15,000 and don’t rely on the bedrock for support.

Mudjacking, another form of concrete leveling, can sometimes be used to treat a sinking foundation. This construction service costs around $2,500, so it’s a very appealing option when compared to underpinning.

However, it isn’t a permanent solution, and it can cause more harm than good if done incorrectly. As such, it’s best to have this performed by a foundation repair expert with years of experience and extensive knowledge about the process.

Cost to Fix Basement Water Problems

Water intrusion is a widespread problem in Henrico, but basement waterproofing systems can solve the issues entirely in some cases. The cost of the basement system can vary quite a bit, as they can include any combination of waterproofing methods, including exterior drainage systems, sump pumps, dehumidifiers, vapor barriers, crawlspace encapsulation, and more.

This type of basement or crawlspace repair service costs an average of $5,000 but can range from $2,500 to over $10,000 in some cases.