It’s the type of thing that gives homeowners nightmares: finding out your home has foundation problems and needs repair. If you’re in a situation like that, it’s ok to feel a little scared – but don’t worry, it’s not as bad as you might think.
While it’s true that how much foundation repair costs depends on a variety of factors, here is a brief primer of what you can usually expect when you start shopping for your repair.
It Depends on Your Foundation Type
Most newer Texas homes have a concrete slab foundation, often with grade beams criss-crossing the slab to add strength. If you have a concrete slab foundation, then signs that you may need foundation repair include cracks in the brick, drywall, or tile, uneven flooring, and sticking doors and windows.
Typically, concrete slabs are repaired by adding concrete, steel, or drilled piers. Mudjacking, a process in which a sunken slab is pushed up by pumping grout underneath it, may also be used as well.
The other common foundation type is a pier and beam foundation. This involves lumber mounted over piers and blocks; if your house has a crawlspace, then you likely have a pier and beam foundation. Repairing a pier and beam foundation is a little more complex than a slab foundation, so make sure that you find a contractor experienced with this type of work.
What Caused Your Foundation Problems?
For most homeowners in Texas, the cause of foundation problems is usually shifting soil. Many times, the soil underneath your house will shift due to poor drainage, which causes the dirt to expand and contract. This is also dependent on the type of soil your house is built on. Some soils, like those with a lot of clay, are more prone to shift and expand than others.
Your foundation could also suffer due to a catastrophic event like a flood. If you had a busted pipe or similar plumbing disaster, the leaked water could cause the soil to shift and your foundation to tilt, which is a recipe for disaster if not corrected.
How Bad Is It?
One of the biggest factors that goes into the cost of a foundation repair is the extent of the damage. This is why experts recommend that you be proactive at the first sight of foundation damage. If left unchecked, the problem will only worsen over time – which means repairing it will get more expensive.
This is important to keep in mind, as many homeowners prefer an “out of sight, out of mind” approach because they’re afraid of high repair costs. While it may be easy to ignore foundation problems for awhile, there will come a time when you can’t ignore them any longer – and that’s going to cost you.
How Much to Expect to Pay
These are just a few of the factors that go into determining what your foundation repair will likely cost. However, a recent study showed that most Dallas homeowners paid around $5300 for foundation repair. This is only an average, of course, and some owners paid twice that or more – but there were also those who paid much less.
Find the Right Foundation Repair Contractor
When hiring a contractor, be sure that they’re well-versed in both the type of foundation your home is built on, as well as the soil. An understanding of the geology of Texas prairie land soils is essential, and sadly, it’s something that many contractors lack.
It’s also important to get a few estimates, both to establish a price range and to evaluate your options.
If you’re in need of foundation repair, contact us today for your free estimate. We’ll thoroughly inspect your home and go over your options with you, so that you can prevent further damage – all without breaking the bank