Expert Foundation Repair Services In Portsmouth, VA

As attractive as Coastal Virginia is to many people, property owners in the area have to deal with foundation movement more often than many other areas throughout the United States. Houses in Portsmouth, Norfolk, Virginia Beach, Chesapeake, Newport News, Suffolk, and other cities in the area are affected by under-home problems at an alarming rate.

There are several underlying factors that make foundation damages so widespread in Portsmouth. We’ll provide some information on each of the specific causes below and the impact they have on your home’s foundation.

Expansive Soil

Despite its coastal location near sandy beaches, the city is underlain by Portsmouth series soil. The ground in the area is classified as loam and mucky loam, and it’s very poorly drained.

As a result, the earth in Portsmouth soaks up water readily and holds it for long periods as it slowly drains. The expansive, clayey soil presents some of the most significant problems for home foundations.

The absorbent property of the fine soil lends itself to ground expansion in the presence of water. Rainfall in Portsmouth soaks into the dirt, causing the earth to swell and push against your foundation.

The concrete can flex slightly in response to minimal added hydrostatic pressure, but eventually, a stress crack forms and compromises your foundation’s structural integrity.

When the ground becomes saturated with rainfall or floodwater, the poor drainage in the area and the absorbent soil contribute to runoff accumulating on or near the surface.

The moisture is held or forced against your concrete for extended periods, making water intrusion a common issue in the area.

Finally, expansive soil shrinks as the moisture eventually leaves the ground. Following precipitation, the runoff drains and causes the swelled soil to lose volume and pull away from your foundation. This process can happen uniformly, but the clay soil increases the risk of differential settling.

Differential settling occurs when the ground around your home loses moisture unevenly and leaves your foundation with varying levels of support. Those areas that lose support can sink enough to the point where a fissure forms, creating foundation instability.

Above-Average Rainfall

Portsmouth receives an average of around 47 inches of rain annually, which is about 150% of the national average. The precipitation is concentrated from June to September, with those months bringing 4-6 inches of rain each.

The heavy and regular rainfall keeps the moisture content of the ground high, meaning the soil will remain swollen for extended periods. The frequent and persisting hydrostatic pressure from the excessive runoff contributes to the risk of structural damage.

Additionally, runoff is suspended in the ground against your foundation for days following precipitation, increasing the chance of water intrusion and water vapor problems beneath your home.

Coastal Location & Flooding

The location on the coast makes Portsmouth a desirable place to live, but it also means that flooding is a common occurrence in the area. Flooding can happen for several reasons in the city.

Tidal flooding and sea-level rise both contribute to flooding in Portsmouth, especially during heavy rainfall and severe weather.

Large portions of the city are in AE and X-shaded flood zones as a result, and these areas near the coast are particularly prone to floods.

Unfortunately, the above-average rainfall and poor soil drainage also mean that flash flooding is a problem. High amounts of runoff falling on dirt that drains it slowly will quickly back up to the surface, rapidly leading to flooding.

Tropical Storms and Hurricanes

Lastly, Eastern Virginia is regularly hit with tropical storms and hurricanes. Portsmouth is somewhat protected from these storms by Virginia Beach and Norfolk, but the area still experiences intense weather, heavy rainfall in a short amount of time, and storm surge.

The abundance of surface water and risk of flooding from rising tides during hurricane season keeps the ground saturated, increasing the hydrostatic pressure on your concrete foundation and the likelihood of water and water vapor leaking into your home.

Foundation damage in Portsmouth can appear in a variety of ways, mainly depending on the underlying cause and how extensive the problem is. We’ll discuss the most common warning signs you’re likely to find on your home below.

Foundation Cracks

Most foundations crack, and identifying the cause of the fissure can be challenging. We’ll include some information below on the different types of foundation cracks and the issue that is most likely to cause them.

Slab or Basement Floor Cracks

Cracks develop on the majority of slabs, whether yours is constructed on-grade or acts as the floor of your crawlspace or basement. These gaps can indicate normal settling or severe structural damage.

Hairline cracks in your concrete slab that are level across the gap are usually a sign of harmless concrete settling.

They seldom indicate structural damage and should simply be sealed by a foundation repair company to prevent water and moisture problems.

If the cracks on your slab’s surface widen beyond ⅛” or start to become unlevel, they likely indicate differential settling, which could suggest structural damage. These gaps need more extensive repairs, often including concrete lifting and underpinning.

Cracks That Span the Foundation’s Corners

You may notice cracks developing on the concrete on the exterior of your home that start on one edge of your foundation and span to another. These gaps typically suggest differential settling as well as structural problems.

Vertical Wall Cracks

If you have a crawlspace or basement, vertical cracks are often visible on the interior foundation walls.

These wall cracks are often from routine concrete settling in the year or two after new construction. Their repair generally just consists of a polyurethane or epoxy sealant.

Horizontal Wall Cracks

Cracks on your concrete block wall that are parallel to the ground form when the concrete splits in response to undue stress from expanding soil.

These gaps often necessitate wall stabilization and sealing to resist further inward movement and reduce the risk of water intrusion.

Stair-Step Wall Cracks

The last type of foundation crack you’re likely to see develops in the shape of stair steps on your crawlspace or basement walls. These fissures signify differential settling and often mean that your foundation’s structural integrity has been compromised.

These gaps need to be addressed by a foundation repair contractor immediately, as they can lead to total foundation failure.

Water Damage or Moisture Build-Up

Water and moisture problems are both widespread in Portsmouth because of the poorly drained, expansive soil, above-average rainfall, and frequency of flooding. The symptoms you notice in your home will largely depend on the style of foundation you have.

If you have a crawlspace or basement, the warning signs will be most apparent under your home. You might discover standing water, puddles, wet areas of concrete, water stains on the walls, and water damage in the space beneath your home.

If water vapor is a problem, you’re likely to find mold growth, efflorescence, insect or rodent infestation, damp air, and musty odors in your under-home area.

If your home is built slab-on-grade like most in Portsmouth, the symptoms will be more challenging to identify. Common signs include musty smells in your living space, uncomfortable temperatures, above-average heating and cooling bills, or unseasonal allergy symptoms triggered by mold spores.

Finding and treating foundation damage before it develops into a structural or otherwise severe issue is crucial for minimizing the resulting damage and repair costs.

Foundation issues often go unnoticed, so completing a dedicated inspection every three to four months will help you identify problems early. We’ll include details of a comprehensive DIY assessment below.

Check Your Foundation

Begin the inspection with your foundation, which is likely to show symptoms as the source of the problem. Check the concrete strip beneath your house outside for sinking and cracking, paying careful attention to the corners of your home where differential settling will be most evident.

If you have a crawlspace or basement, enter that space next. Examine the walls and floor for cracks, and report any that have recently formed or are expanding or lengthening to a concrete repair specialist.

While you’re beneath your house, you can also look for symptoms of water or moisture issues contributing to a wet basement. Check for efflorescence, mold or mildew, musty smells, damp air, standing or puddling water, pest infestation, and any other signs of water damage or moist construction materials.

Inspect Your Living Space

Once you’re done under your house, move onto your living area.

Foundation movement often affects the framing behind your walls and the floor joists, so look for walls that aren’t plumb, cracks developing near the corners of wall openings or the corners of rooms, windows or doors that get stuck, nail heads visibly popping out of the sheetrock, and sloping or uneven floors.

You may be able to identify visible mold growth that can be attributed to moisture accumulation under your home. However, you’ll more often notice humid or abnormally hot or cold air in your home, as well as musty odors.

While you’re inspecting your house, check with your family members to see if they have suffered any allergy symptoms while indoors that cannot be attributed to a source other than mold.

Finish Your Inspection Outside

Complete your inspection outside your house, where symptoms of a shifting or sinking foundation typically appear. Look at your siding or facade for cracks, and check the chimney for cracking or signs of the bricks pulling away from your house. Inspect the roofline to confirm that there is no sagging or unevenness.

Check your landscaping for symptoms of expansive soil and poor drainage while you’re outside.

Common signs of these problems include gaps forming between your foundation and the ground during dry periods, dips developing on your lawn, leaning or crumbling retaining walls, and puddles forming on the surface of your property during rainfall or following flooding.

Most Portsmouth homeowners pay approximately $5,500 for foundation repairs. However, the price for your home improvement could fall anywhere between $250 and $20,000.

To help you get a better estimate for your repair, we’ll include typical pricing for different repair solutions below.

Cost to Seal Foundation Cracks

Foundation cracks that don’t indicate structural damage require the most straightforward repair. General contractors can often seal these for as little as $250, but longer or wider cracks may reach up to around $750.

Cost to Repair a Horizontal Crack

Wall anchors are the best solution for horizontal foundation wall cracks. The anchors pull your wall outward to an anchor in your lawn and keep it in a vertical position, helping to resist hydrostatic pressure in the future.

This basement or crawlspace repair generally costs between $3,000 and $5,000, but larger walls may need additional anchors and will be more costly.

Cost to Repair a Sinking Foundation

Differential settling is best repaired with a concrete leveling technique called underpinning. This process involves installing push piers beneath your foundation to remove your home’s total dependency on the soil underneath.

Push piers cost between $1,000 and $3,000 each, depending on the style and length. Most homeowners pay an average of around $5,000 for steel piers and between $10,000 and $20,000 for helical piers.

Underpinning is among the most complicated foundation repairs, so it’s crucial that you choose a repair contractor with years of experience and positive testimonials.

Cost to Fix Water or Moisture Issues

Most foundation repair experts will install a basement waterproofing system to help limit water intrusion and moisture accumulation under your home.

If you have a slab foundation, these setups can include exterior drainage systems, vapor barriers, soil gradation, and a gutter system. If you have a crawlspace or basement, it might also include a sump pump system, crawlspace encapsulation, and dehumidifiers.

The average cost for these basement systems in Portsmouth is around $5,500. The price for this home repair typically ranges from $2,000 up to about $10,000, depending on the equipment included, the workmanship, and the warranty that is offered on the system.