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Most folks don’t give much thought to the foundations underneath their houses let alone foundation issues. But these buried features are arguably the most important aspects of the home as they carry the entire weight of the building. And, just as there are different types of homes, there are many types of foundations to build upon. A basement foundation is a type of foundation with a high foundation wall and then a slab at the base. Basement foundations can either be at room height where people are able to walk and stand upright just like regular rooms or it can be a partial basement.
Foundation Repair Cost by Type of Issue
An easy way to tell if that crack in your foundation is serious is by using the quarter method. If you can fit a quarter into the crack, this means that the crack is more than a quarter of an inch wide and requires inspection from a foundation repair contractor. If you notice that cracks in your foundation or wall appear to be getting larger, or one end of the crack is wider than the other, you might also have a serious issue at hand.
Wood
Residents can crawl into this area to access pipes, electrical connections, gas connections, and other home systems, though it's rarely a pleasant area to enter. Crawl spaces are less costly than basement foundations, although they still require excavation to build. Every house is built on a foundation, but not every house is built on the same foundation—some are stronger, while others are more affordable. Some materials are common, like concrete, while stone and wood were historically used in older homes. The home foundation type used is based on house design, geographical location and climate, soil and moisture conditions, and the project budget. The phrase “solid ground” may be slightly misleading—soil expands, contracts, and shifts depending on weather and drainage conditions.
Bowing Wall
When it comes to foundation materials, poured concrete is the most common, but home builders may also choose to use insulated concrete forms (ICF) to create the foundation. An ICF foundation is made up of insulated forms that contain poured concrete. Unlike with a poured concrete foundation, the forms remain in place after the concrete cures. Over time, the types of home foundations have changed to meet the needs of the time, evolving from stone and wood on historic homes to more popular types involving concrete and ICF. Pier foundations are still standard in coastal regions and are specialty foundations used to protect the home in storms or on land with weak soil conditions.
Foundation Types FAQ
A sinking foundation can cost anywhere from $5,300 to $17,000 to repair. If your house has settled and is now a sinking ship, your soil could be compromising the structure of your foundation. Many warning signs can indicate your foundation is shifting, settling, or failing. Read on to learn how to spot foundation issues and how much repairs cost. The Golden State issues many different kinds of contracting licenses, and foundation companies often have more than one. You can verify a company's licensing information through the Contractors State License Board, a division of the California Department of Consumer Affairs.
Filling in a crawl space, also known as crawl space encapsulation, is the process of sealing and insulating the crawl space of a house to create a dry, controlled environment. Across the U.S., the average cost to professionally encapsulate your home’s crawl space is $5,500. Materials to build a house foundation are fairly basic, so much of the total cost to build the foundation is with labor.
Average Cost to Repair a House Foundation
Make sure to fix any drainage or landscaping issues causing the foundation problems. Ensure your drainage system, including gutters and downspouts, properly directs water away from your foundation. Focus on the root cause of the problem with a foundation repair technician in addition to repairing the damage.
But in many climates, you will need to have a deep foundation — below the frost line — to protect your home and its structural integrity. The lower the square footage of your home, the cheaper your foundation may be. You can expect to spend anywhere from $4 to $7 per square foot on a concrete foundation.
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However, the lack of basement or crawl space provides minimal protection from fierce storms. Plumbing and heating and cooling systems are all buried beneath the slab, so should issues arise, repairs are often costly and time consuming. Insulation precautions must be carefully taken with the knowledge that thermal conduction issues almost always arise. Similarly, protection from moisture and runoff damage must be taken seriously as the home sits closer to the ground than with other foundation types. A slab foundation is a foundation built directly on the soil with no basement or crawl space.
Some concrete mixes contain additional cement and are specifically designed for colder temperatures. Masonry patches and sealants can be used to patch cracks in the foundation, which can keep them from expanding. This process involves drilling holes in the foundation and pumping it with grout or polyurethane foam.
These flexible fabric systems conform easily to sloping and uneven sites, which simplifies excavation, and the fabric stays in place as a built-in damp-proofing membrane. The bulging sides of the finished footings also help to divert water away from the foundation. Unfortunately, foundation repair is generally considered a part of regular home maintenance as it occurs over time and isn’t covered by insurance. However, in some situations where the foundation is damaged as a result of an event that is covered by insurance, like a burst pipe or a fire, foundation repair may be covered.
However, this type of foundation is not the best choice for colder areas because frost heaves can shift or crack the slab. This type of foundation is the easiest and fastest to construct, consisting of a single concrete slab that typically measures about 4 to 8 feet in thickness. The installers put in temporary forms to hold the concrete as the slab sets. Once the slab is dry, cured, and set, the forms are removed, and the main structure can be built on the foundation. Repairing cracks is the most affordable type of foundation repair, ranging from $35 to $1,000.
If it’s likely to be a “forever home,” the expense of a full basement may be worth it. However, if it’s an inexpensive home that the homeowner plans to live in and then rent or sell in a few years, a slab variation or crawl space may be best. The excavation and formwork required are extensive, meaning increased labor costs. Additionally, these basements required the most concrete, driving up materials costs.
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