Foundation Repair - Dallas/Ft. Worth, TX

Foundation Repair - Dallas/Ft. Worth

Foundation Problems & Causes

Foundation problems are a common occurrence in areas where buildings and houses are constructed on expansive clay soils. Expansion and contraction of clay soils through repeated wet and dry seasons, plumbing leaks, or drainage problems, can lead to damage to your foundation. Foundation problems are often first noticed when windows don't open, doors won't close and cracks form in tile floors, brick or sheetrock. When you notice these types of problems in your concrete slab or Pier and Beam foundation, your first step should be to call a professional to inspect the foundation.

The Inspector should be a trained Certified Foundation Repair Specialist (CFRS), which signifies a level of training and competency bestowed by the national Foundation Repair Association, or an Engineer trained in foundation repair.

Many times, foundation repair is unnecessary. If so, there may be preventative actions that can be suggested and taken to guard against future foundation damage. If foundation repair is necessary, the Inspector can provide you a detailed repair plan and estimate.

Choosing a Repair Method

In the Dallas Fort Worth area, most foundation repairs require some method of underpinning or support of the structure. The underpinning is accomplished with piers or pilings.    

Most types of pilings or piers available in the marketplace develop their load-carrying ability from two factors: skin friction and end bearing support. Friction piers depend on the soil around them to hold them in place. Only the soil below the "active zone" (the depth to which changes in the soil moisture cause changes in soil volume, typically 8 to 12 feet) should be considered in the implementation of friction piers. End bearing piers, typically steel piers, utilize load bearing strata such as shale or rock beneath your foundation to support them.  When the rock or shale is at a practical depth, end bearing steel piers on rock or shale provide superior support to friction piers.

The Dallas Fort Worth area is ideally suited for end bearing steel piers. The area is characterized by a layer of expansive clay up to 70 feet deep over rock or shale.

There are a number of types of foundation repair pilings or piers, with the following four being the most widely used:

Concrete Pressed Pilings are friction piers and are installed by using the weight of the home to push the pier through the soil until resistance is achieved (typically 10-15 feet). Concrete pressed pilings are made of short cylindrical sections of concrete.  Water injection should be used to achieve maximum depth.

Straight Steel Pilings are also installed by using the weight of the home.  Steel pilings are 1/4th the surface area of concrete pilings.  In the Dallas Fort Worth area steel pilings are always pressed to hard shale or rock.  This assures the very best foundation support: steel on rock as compared with pressed concrete on compressed clay.  Steel pilings require the least amount of soil disturbance and damage to vegetation.

Helical Steel Pilings are screwed into the ground with a rotating hydraulic system.  The system does not reply upon the weight of the structure or house.  Helical pilings/piers are typically driven to a depth of 15 to 20 feet, extending well below the “active zone’ of soil moisture changes. Like straight steel, helical steel pilings require minimal soil disturbance. 

Reinforced Concrete Drilled Piers are primarily friction piers, put into the ground using a very small drill rig. Concrete drilled piers require extensive soil removal and a mandatory week of concrete curing before the house can be leveled.  

Selecting a Foundation Contractor

It is a given that you should only work with a qualified professional repair contractor. The national Foundation Repair Association screens its members for experience and integrity. Also check with the Better Business Bureau of Greater Dallas. Don’t rely upon references.  Who would give a bad reference?  Find out if the contractor uses their own employees or if they hire subcontractors.  Also, ask for insurance certificates.  A reputable foundation repair contractor will carry job site Liability Insurance and safeguard its employees and you with Workers Compensation Insurance. 

If all factors are the same, how do you decide? You should focus on the type of repair they want to put under your foundation. Be cautious of foundation repair companies that offer only one foundation repair method.  A reputable foundation repair company will offer a repair method suitable to your structure, taking into account repair cost, foundation type and age.

Understanding the Paperwork

Many customers get into disappointing situations because they fail to read, read, read, the contract and ask, ask, ask questions! Make yourself read the terms and conditions of the contract and the warranty. Then make sure you let no question go unanswered before you sign on the dotted line. Never allow the salesperson to pressure you into signing on the spot before you fully understand the paperwork and have had a chance to fully think it through. The best contracts go into a fair amount of detail, not only about what will be done, but about what won't be done and what won't be covered by the warranty. Be very wary of simple contracts that don't outline the work and warranty provisions in detail. Make sure you also understand any potential extra expense to you as a result of repairing the foundation. Lastly, make sure the contractor understands what you want to accomplish, so that there isn't any disagreement when the job is complete.

Don’t Postpone Foundation Repair

Postponing foundation repair is not like putting off painting. It is more like failing to change your car’s oil. The longer you wait, the more the foundation moves, the greater the problem area, and the more it will cost to repair.  Also, as a foundation moves, it stresses plumbing to the breaking point, and can even cause roofing to separate. So don’t postpone foundation repair.     

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This educational content is for educational purposes only and does not constitute legal, financial, home improvement or health advice. Content on this page is provided by Ask The Experts and not the featured advertiser.