In need of foundation repair? Our foundation repair specialists are ready to help.
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 30, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 27, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 24, 2023
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 30, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 27, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 24, 2023
Best Pricing On Labor and Materials
Professional, Efficient, and Friendly Service
Licensed Structural Engineers On Call 24/7
Flexible Payment Plans & Financing Options
Laser Level Measuring Practices
Worry Free Warranties On All Services
Midlothian, Virginia offers residents plenty of benefits, including proximity to Richmond, a tight-knit community, and affordable housing compared to neighboring cities. However, living in this suburban area means a higher risk of foundation damage, a widespread problem caused by the area’s geology and climate.
Regional Foundation Repair is one of the nation’s largest provider of foundation repair service. We have 1,000s of expert technicians ready right now in Midlothian. Our pros have years of experience and are familiar with the nuances of Midlothian soil conditions so you can be sure your foundation gets fixed the right way the first time. Gone are the days of worrying about shoddy craftsmanship, overpriced service, and unqualified pros.
During the job, our technicians are trained to explain their progress throughout the day and clean up properly before leaving the jobsite.
Depending on the availability of our technicians, we can generally get your job scheduled within 2 days. To start the process just submit your information in our form and we’ll be in touch within 24 hours with a pricing quote! In some cases we may need more detail to properly quote your project, so we will reach out via phone to schedule a free onsite inspection. Depending on your location we also offer virtual quotes!
For your benefit, we’re going to discuss the underlying problems that make foundation damage so prevalent in Midlothian. We’ll also get into the common symptoms that homeowners in the area experience as a result, the best way to find damage before it becomes severe, and the average pricing for typical Midlothian foundation repair services.
Pier Foundations
Concrete Slab
Basement Foundations
Crawl Space Foundation
Wood Foundation
- Erica J.
- Suja K.
- Dan T.
What Causes Bowing Foundation Walls & How It Can Be Corrected?
Foundation Crack Repair: Costs & Repair Options
Foundation Cracks
Foundation Installation Costs
Foundation Leak Repair
What Are The Common Signs Of Foundation Problems And When Should You Be Concerned?
Foundation Repair Methods
What Is Foundation Spalling & When Should You Be Concerned?
How Does Foundation Waterproofing Protect Your Home?
Date of Request: 06/01/2023
Location: Midlothian, VA
Description: During a cedar siding repair we discovered damage in the form of rotten wood. The rot involves the sill plate, band and 2x4's for the framing. I have photos if you would like to see them, but I would prefer you to see it in person and give an estimate for the repairs.
Date of Request: 05/31/2023
Location: Midlothian, VA
Description: Gaps between cinder blocks in foundation found on inspection. Looking to determine if repair is needed
Date of Request: 05/31/2023
Location: Midlothian, VA
Description: Inspection as soon as possible of sudden ceiling cracking and wall cracking in our bedroom. Drywall pieces have started falling out.
Date of Request: 05/28/2023
Location: Midlothian, VA
Description: There are cracks forming on the first floor - I'd like to know if there is something that we can do if the foundation is not sound on that side of the house.
Date of Request: 05/25/2023
Location: Midlothian, VA
Description: We need an assessment of the multiple cracks in our walls, and doors that don't close correctly.
Date of Request: 05/23/2023
Location: Midlothian, VA
Description: I have a 1 room addition that was added to our house about 30 years ago, the inside opening leading outside through a sliding glass door is sagging. It appears the beam that the door is over has cracked. I am getting 2 estimates as soon as I can and hope to have it repaired quickly. I live out in Brandermill. I can be reached anytime this weekend or all of next week. Thanks for considering.
Does Foundation Movement Affect Midlothian, Virginia?
Unfortunately, foundation movement is a common occurrence in Eastern Virginia. The resulting repairs are a significant issue for homeowners in Midlothian, Ashland, Chester, Appomattox, and several other nearby cities.
What Causes Foundation Problems In Midlothian, Virginia?
Foundation damage can occur for a variety of reasons, some that are common in all areas of the United States. Below, we’ll discuss the factors unique to the Midlothian area and how each affects the concrete under your home.
All soil is composed of three primary constituents in varying ratios: clay, silt, and sand. The ground in Midlothian has a higher accumulation of clay particles than most other areas, making it an expansive soil. Clay-rich soil is problematic for construction because of its absorbent, swelling, and shrinking characteristics.
Clay particles are tiny, so water wicks through them more readily than it does through sand or silt. As such, clay soil absorbs more water than typical soil and holds it for longer. When Midlothian experiences rainfall, the runoff gets captured in the clay-rich earth for extended periods, sometimes up to two weeks.
Moisture is held against your concrete, allowing it to seep through cracks or pores in the concrete. This leads to a high risk of water intrusion and moisture build-up under your home.
As the name implies, expansive soil expands when it gets wet. This creates another issue for Midlothian homes when it rains, as the ground swells and places additional stress on the concrete. If the hydrostatic pressure builds too much, the concrete can collapse inward and compromise your home’s structural integrity.
Lastly, clay-rich soil becomes less voluminous when it dries. Dry periods in Midlothian allow the moisture in the earth to drain or evaporate, sometimes causing the ground to sink away from your concrete, leaving it without the support it requires. If the void under an area of your home is large enough, the concrete can break away and sink until it reaches the soil again.
This partial movement of your foundation is called differential settling, and it’s exceptionally hazardous to your home’s stability.
Although caused by opposite problems with rainfall, flooding and drought are both common in Midlothian and many other parts of Virginia. They make problems with expansive soils significantly worse.
Flooding can occur during and following heavy precipitation, which is most common between July and September in the Richmond area. Excess runoff drains very slowly into the expansive, absorbent soil in Midlothian, contributing to the risk of flooding. Flooding saturates the ground, causing it to expand more rapidly and place pressure on your foundation, and it also means a higher risk of water intrusion.
During periods of little or no precipitation, the soil has ample time to dry, losing volume and potentially shrinking away from your foundation. Differential settling is a typical result of drought, especially when it occurs cyclically with heavy rainfall.
Virginia is prone to tropical storms and hurricanes during hurricane season, which typically spans from around August through November. Although Midlothian is situated inland and sees less severe rainfall than coastal Virginia, rainfall is higher than usual during these months.
Concentrated rainfall from these storms compounds the issues with expansive soil, creating a higher risk of swelling soil, hydrostatic pressure, and water intrusion.
What Are The Signs of Basement Foundation Damage In Midlothian, Virginia?
Foundation damage in Midlothian can occur in a variety of ways, so the symptoms you’ll notice on your property can vary quite a bit. We’ll discuss the most common signs of a foundation problem below and offer an explanation as to what the likely underlying cause of each is.
Foundation cracks can indicate normal concrete settling or significant structural damage. The position and size of the gap is usually the best indicator of the severity.
Cracks in your crawlspace or basement floor are challenging to diagnose because they can be harmless or very dangerous. Thin cracks that are level across the gap typically form during the natural settling period of the concrete after construction. Most homeowners simply have them sealed to keep their under-home area dry.
Wide or uneven floor cracks can develop if your home suffers from differential settling. You may also notice that your floor slopes or becomes unlevel.
Homeowners who have a slab foundation might find either of these types of floor cracks if they remove the flooring in their living space or check to see if the floors are bowing, sagging, or sloping.
Vertical wall cracks are almost always a sign of harmless concrete settling. They generally don’t indicate an issue with structural damage, and they can simply be sealed to keep water from leaking through them.
Horizontal cracks on your foundation wall develop when the hydrostatic pressure from the expansive soil outside puts too much stress on the concrete. The upper portion of the wall usually pushes inward after the fissure forms.
These wall gaps should be a major cause for concern, as they generally indicate that your home’s structural integrity is compromised.
Cracks can form in a step pattern on your crawlspace or basement walls if a portion of your foundation loses support from the soil below. Differential settling is the most common cause of this movement, and it can be catastrophic for your structure. These cracks require professional attention immediately, and they usually involve the most costly and invasive repair.
Hydrostatic pressure is a widespread issue in Midlothian brought on by expansive clay soil, concentrated rain during hurricane season, and the risk of flooding. While the mounting pressure eventually leads to horizontal cracking, an early warning sign of inward stress is a bowing crawlspace or basement wall. The best way to spot the issue is using a long level or straight edge to see if the surface is plumb.
Water intrusion and moisture build-up are both common issues in Midlothian. Liquid water leaking into your under-home area typically leads to standing water, puddles or wet spots on the floor after rainfall, and water damage to insulation, sheetrock, or other construction materials.
Runoff that is held against your concrete by the expansive soil outside can also wick through pores in undamaged concrete. It seeps inside slowly and evaporates into the air. As such, issues with water vapor can be more challenging to diagnose.
Efflorescence, a white powdery substance accumulating on your concrete walls, is a good indication that water has soaked in and evaporated into the air. You may also notice air that is heavy or difficult to inhale, musty smells, mold growth, and insects or rodents, as they are attracted to moist areas.
Finally, one of the most noticeable signs of a foundation issue is decreased air quality in your living space. The air from your crawlspace or basement naturally seeps into your upper floors via a process called the stack effect.
It can bring moisture and mold spores into your home, leading to higher utility bills, unusually extreme temperatures in the winter and summer, and allergy symptoms, including itchy eyes and respiratory distress.
How to Find Signs of Foundation Damage In Midlothian, Virginia?
Your home’s foundation is likely out of sight and out of mind most of the time. Foundation neglect is one of the biggest reasons why minor foundation damages worsen and develop into structural problems. Below, we’ll detail a routine inspection you can carry out to monitor changes to your foundation and carry out repairs before the issues become severe.
We recommend you schedule a routine inspection once every three months or so, as damages rarely occur and develop in that short amount of time.
Begin by inspecting for cracks in the concrete, both visible from the outside and inside, if you have access to a crawlspace or basement. Keep a detailed report of any crack that you discover, including measurements of the length and width. Compare these during each inspection, and report any growing or changing gaps to a foundation repair contractor. Horizontal wall cracks, stair-step cracks, and floor gaps that aren’t level should be addressed immediately.
While you’re under your home, pay attention to signs of water intrusion and moisture build-up. Look for efflorescence or mold spores on the walls, water damages to sheetrock, insulation, or framing, signs of insects or rodents living down there, and bulging walls.
You can also look for wet spots on the floor or walls to diagnose water intrusion. However, keep in mind that water can leak from your boiler or hot water heater if they’re located under your home. As such, wet areas near utilities may require attention from a plumber rather than a foundation repair expert.
Once you’ve examined your concrete for damages, head inside and look for symptoms of foundation movement that develop from shifting framing or floor joists. Look for drywall cracks near windows and doors, nail heads pushing through the sheetrock, cabinets or countertops separating from the wall, and doors and windows that get stuck when you open or close them.
You can also test for your floors with a long level to ensure they aren’t sloping or buckling, which is common in homes suffering from differential settling.
The last part of your inspection should be looking at your home’s exterior for signs of foundation movement. Differential settling can cause your roofing to sag or your siding to develop cracks. Settling or hydrostatic pressure can cause your chimney to lean away from your house.
There are some warning signs that can be visible in your lawn, including wet areas or puddles after rainfall, leaning or crumbling retaining walls, and unevenness across your yard.
Cost of Basement Foundation Repair In Midlothian, Virginia?
Foundation solutions in Midlothian can cost anywhere from $250 to over $20,000 depending on your repair needs, but the average price is around $5,500. We’ll offer some project-specific pricing below to help you estimate what your repair will cost.
Any foundation crack that doesn’t compromise your foundation’s structural integrity can typically just be sealed with a polyurethane. The process is somewhat involved depending on the location, but the cost for sealing is the least expensive of all the foundation repairs. You can expect a general contractor to charge between $250 and $750 for this home improvement service.
Horizontal wall cracks and inward bowing of foundation walls are both caused by excessive hydrostatic pressure, so they’re both typically cured with earth anchors. Earth anchors use tension rods to pull your wall outward toward an anchor set into your yard. They cost around $1,000, and most homeowners pay around $4,000 for the equipment and installation.
Some foundation repair specialists use carbon fiber strips to stabilize inward wall movement. The strips cost around $2,500 on average, so they are appealing from a cost standpoint. However, this basement or crawlspace repair isn’t a permanent solution, so it rarely comes with an extensive warranty.
Stair-step cracks and uneven floor cracks result from differential settling. The best solution to fix a sinking foundation is a technique called underpinning. A foundation repair company will install push piers under your house and connect them to your foundation. The concrete then relies on the pilings for support rather than the shrinking soil.
Steel piers cost around $1,000 on average and extend down to the bedrock, and helical piers are about $3,000 each and displace the weight to a shallower section of dirt that won’t be affected by uneven settling. Your cost will depend on the type and quantity of piers your home needs, costing as low as $3,000 and sometimes over $20,000.
Frequent water intrusion or moisture accumulation problems under your home are best resolved with a basement waterproofing system. A simple system consisting of crawlspace encapsulation and dehumidifiers can cost as little as $2,500. More comprehensive systems can include a French drain, sump pumps, floor drains, and a vapor barrier. These are more effective, but they cost up to around $10,000.
More costly solutions may seem less appealing, but the efficacy of your waterproofing system relies heavily on the customization and installation. It’s best to choose a repair company accredited with the Better Business Bureau (BBB) that has positive testimonials.
