Foundation Repair Cost
Earlier this year one of my neighbors (Roy) had foundation repair done on his concrete slab. The hot dry summer drought had done its damage and resulted in some of the classic signs of foundation movement.
You could see separation of the brick veneer away from the window frames in the front of the house and by the garage door. There was a big diagonal crack (half inch or so) in one of the sheet rock walls in a small office inside the garage area. Similar cracks had developed inside the house proper.
With the cost of foundation repair in mind, Roy called three foundation repair companies for bids.
The foundation companies all suggested piers for the front and both sides of the house.The company Roy picked uses pushed concrete piers, a very common foundation repair method in Texas.
That’s what foundation consultant Richard Rash told me in November. I had run across Mr. Rash’s website while researching foundation repair companies in the Dallas-Ft. Worth area.
After being in the foundation repair business for 30 years in the Dallas area Richard retired and formed a new business, that of a consultant who goes to bat for the homeowner. In the course of all those years of putting piers under house foundations then having to go back now and then to a job where the slab kept moving despite the underpinning, he figures he knows a lot about what actually goes on with the typical residential foundation in North Texas.
The cost of foundation repair DFW and most other places is based on the price of each pier times the number of piers needed. The average cost of a pier in the Dallas area (more…)
The three most common ways of underpinning a home foundation in need of repair are steel piers, pre-cast concrete cylinders (or push piers) and the drilled bell bottom piers. Each method has it’s pros and cons and affects the cost of foundation repair.
Steel piers can be shoved into the ground deeper than concrete cylinders because they have a smaller diameter. Using concrete cylinders provides more surface area for the “skin friction” concept of engineering. The drilled bell bottom piers is the oldest method of foundation repair and still widely used although this method takes the most time.
I’m watching TV the other day and here comes a commercial for the Olshan foundation company pitching a combination of steel and concrete cylinders for a foundation fix.
Here’s the claim: (more…)
If you have your concrete slab foundation inspected by either a repair contractor, or better yet, an independent professional structural engineer, you are likely to get an elevation report produced by one of two tools:
A Compu Level or a manometer. When I had my inspection done, the engineer used a Compu Level. I received a report that detailed variances in elevation from one end of my slab to the other. For example, there was a 3-4 inch drop in one corner of the house when compared to the center of the slab.
Nice to know. I suppose. But in practical terms, what does that really tell you? Unless you have a benchmark of some kind to compare the readings against, not a whole lot. Do I have elevation readings from when the slab was newly poured? No. (more…)
So how much is it going to be, what is the cost of foundation repair? The straight answer: it depends.
Foundation repair costs vary because each situation is different. It depends on how many piers are needed to underpin the foundation. You may need piers all around the house or maybe just in front. One of the worst cases is when you have a foundation that slumps in the middle. The repair company has two choices. Either tear up floors or go in underneath with tunnels.
The foundation repair cost can also vary by types of piers needed. Steel, bell-bottom (or drilled) and concrete pilings are the most common types. Helical steel piers are sometimes needed on hillsides. There are just too many variables to be able to just throw out a figure for the foundation repair cost.
Here’s what I do know. I live in North Central Texas and two of my neighbors have had foundation repair. Their foundation repair costs were both about $7,000. I was nosy enough to ask. (more…)