Foundation Repair FAQs
How much does Structured Foundation Repairs charge for an initial evaluation and what is involved?
Initial evaluations are always free. After you call the office to schedule an inspection, a structural analyst will come to your home to perform a comprehensive evaluation of the foundation. He will first ask you questions about the signs of stress that you are seeing, when you first noticed them, previous repair history, etc. He will then prepare a scaled footprint drawing of your home. He will note any physical signs of the post-construction movement for both the exterior and interior finished surfaces. He will look at the drainage conditions around your home. He will then perform an elevation survey using a Technidea Ziplevel™. Finally, he will analyze all the information and determine if repairs are recommended. Depending on multiple factors, the entire evaluation process can usually be completed in about an hour.
How do I know that my repair plan is the correct one?
Structured Foundation Repairs recommends and includes third party, independent Professional Engineering reports before repairs are started. The engineer’s job is to make sure that the repair plan makes engineering sense. The initial engineering report is also needed to obtain city permits. After the repairs are completed, the engineer performs a final inspection to ensure that the work was completed per his original report.
How long will my foundation repairs or drainage correction take?
The vast majority of repairs can be completed in just one day. Ultimately, the time to complete repairs will vary depending on the scope of work and the weather.
What type of warranty does Structured Foundation Repairs offer:
LIFETIME WARRANTY-Concrete Pressed Pilings or Steel Pilings only unless specified otherwise.
It is the intention of the COMPANY to permanently stabilize that portion of the foundation covered by this contract (the area where the pilings are installed), within
one (1) part in two hundred and forty (240) parts of the life of the structure that it supports (1/4” in a 5-foot span). If any piling(s) installed under this agreement settle more than a 1/4” over a 5-foot span, COMPANY will adjust all affected pilings at no charge to the OWNER (does not include any costs for cosmetic repairs or tunneling to access pilings). This warranty applies to only the work performed by COMPANY described as LIFETIME WARRANTY WORK under the terms, provisions, and conditions of this contract. This warranty does not cover upheavals. Pier and Beam understructure shimming, pads and blocks, and wood replacement has a 1 year warranty unless specified otherwise. In order to reduce frivolous warranty inspections, all agreements signed February 1, 2015 or thereafter will be charged a $75 service charge for warranty inspections. Company reserves the right to waive the charge.
How does the repair process affect my landscaping?
The installation of an exterior piling starts with the digging of a two-foot square hole next to the foundation. If any bushes are in the way and cannot be avoided, they will be removed long enough to install the pilings. They will be then be re-planted, but Structured does NOT guarantee their survival.
How much does the average job cost?
The cost of repairs is typically less than what people expect. Historically, the average cost of repairs is between $6,000 and $7,000. This cost will vary based on the scope of work.
Does Structured Foundation Repairs carry insurance?
Yes, Structured Foundation Repairs carries both Liability and Worker’s Compensation insurance. A simple call to our office and our helpful staff will be able to answer your insurance questions and provide insurance documents when requested.
How do foundation repairs affect my plumbing?
Concrete slab foundations have pipes underneath them. Those pipes can leak at any time. When a slab foundation settles, the pipes underneath and attached to it move and can be compromised as a result of that movement. Foundation repairs typically involve lifting the foundation. The act of lifting the foundation back towards its original position moves the pipes and that movement can compromise the pipes underneath and attached to it. The chance of the plumbing being compromised during the repairs is a function of how much the foundation is being lifted, what type of material the pipes are made from, and the condition of the pipes beforehand. Structured Foundation Repairs recommends, and can include, pre and/or post plumbing tests. All plumbing tests are performed by third-party, licensed plumbers.
Will fixing my foundation close the existing cracks or open new ones?
It is possible to do both. The goal of most foundation repairs is to attempt to lift the foundation back to as near its original horizontal position prior to stabilizing it from future movement. When a foundation settles, the walls get “stretched” somewhat. That “stretching” of the walls can create cracks in the finished surfaces (exterior brick and/or interior sheetrock). When the foundation is lifted, the cracks oftentimes close to some degree. However, we have no control over how the finished surfaces react to the lifting. If new cracks start to appear during the lifting process, the lifting will be stopped at that point.
How long after the repairs should I wait to fix my brick mortar and drywall cracks?
There is a misconception that the foundation needs to “settle” after repairs have been done. After the repairs are completed, the foundation should not move. However, the framework behind the sheetrock may, or may not, need a short period of time to “adjust” to its new position. Therefore, if you have the luxury of time, you may want to wait a few weeks prior to commencing cosmetic repairs. If you are selling your home and would like to do cosmetic repairs immediately and the framing has not yet fully adjusted to its new position, it may become necessary to do some minor cosmetic touch-ups.
Will I be able to sell my home after the repairs are completed?
Yes, after the engineer certifies the repairs as being complete per his original report, the house can be sold. When you are ready to sell, you will need to disclose the foundation repairs and show the third-party Professional Engineering reports to your buyers. Your real estate professional can assist with this process.