Your foundation is a vital part of your home, and cracks may indicate an underlying issue. The professionals at Pier Pressure Foundation Repair provide foundation crack repair services in the Dallas-Fort Worth area to help address foundation issues and protect your home. In this guide, we’ll discuss common foundation cracks, what they may indicate, and how to repair them.
What Causes Foundation Cracks in North Texas?
Foundation cracks may develop in North Texas for various reasons. Some common causes include:
- Poor drainage: A lack of proper drainage can increase the risk of foundation cracks. Erosion and the expansion and contraction of expansive clay soil may occur when rainwater pools around a foundation instead of draining away from it.
- Expansive clay soil: Expansive clay soil is common in North Texas. When this soil absorbs water, it expands, and when it dries out, it shrinks. These changes may cause foundation movement and cracks.
- Droughts and heavy rain: Droughts and heavy rain can affect the soil around a foundation. Drought conditions can cause soil to dry out and shrink, while heavy rain can cause it to expand. These changes may contribute to foundation movement.
- Plumbing leaks beneath the foundation: When a plumbing leak occurs beneath a foundation, water may wash away surrounding soil, potentially contributing to foundation movement.
- Roots: Roots from trees and shrubs may extract moisture from the soil, leading to dry areas directly adjacent to or beneath a foundation.
Signs Foundation Cracks May Be Serious
Some foundation cracks are harmless, while others may indicate a serious problem. The following signs may indicate that a foundation crack warrants further evaluation:
- Width: Cracks wider than ⅛ inch may indicate an underlying foundation issue.
- Type: Some types of cracks may be more concerning than others. These include diagonal, horizontal, and stair-step cracks. Vertical cracks tend to be less concerning and may result from normal foundation settling.
- Patterns and multiple cracks: Certain patterns, such as stair-step cracks in a brick wall or multiple cracks, may indicate an underlying foundation issue.
If you notice a concerning foundation crack, contact a professional for an inspection as soon as possible. If you are in the Dallas-Fort Worth area, the professionals at Pier Pressure Foundation Repair can evaluate the crack and help determine whether repairs are needed.
Types of Slab Foundation Cracks
Several types of cracks may appear in a home’s slab foundation. Some are generally considered less concerning, while others may indicate an underlying issue. We’ll discuss several common types of cracks and what they may mean. If you are unsure about the nature of a foundation crack, contact a reputable professional for an inspection. Even cracks that do not indicate a structural problem may allow gases such as radon to enter the home.
- Hairline cracks: These are thin, mostly straight lines that are often harmless.
- Corner cracks: Also known as corner pops, these occur when a section of the slab’s corner breaks off or cracks. They often occur in brick-veneer homes and are usually not a sign of a structural issue.
- Stair-step cracks: These cracks can occur along mortar joints and may indicate foundation movement or other issues.
- Vertical cracks: These are generally not considered a significant threat to a foundation and may result from the concrete curing process or natural settling.
- Shrinkage cracks: New homes may develop these cracks within the first year after construction. They can result from poured concrete foundations drying and shrinking. Typically vertical, these cracks are not necessarily a sign of foundation damage.
- Diagonal cracks: These cracks are generally a maximum of 30 degrees from vertical and are not typically a sign of a problem. The concrete foundation’s natural curing or settling is usually the cause.
- Horizontal cracks: Horizontal cracks may indicate issues such as water intrusion, spalling, or rebar positioned too close to the surface.
Foundation Settlement and Structural Movement in DFW
Foundation settlement and structural movement are sometimes confused with one another, but there are important distinctions between the two. Here’s a look at both and what they may mean for your Dallas-Fort Worth home.
- Foundation settlement: Foundation settlement occurs when the soil beneath a home compacts, causing the foundation to settle.
- Structural movement: Structural movement refers to movement of a foundation or structure in different directions. Depending on the cause and severity, it may require professional evaluation.
Slab Foundation Crack Repair
At Pier Pressure Foundation Repair, our team doesn’t take shortcuts. We follow a set process to ensure foundation problems are properly addressed. Depending on the condition of the foundation, we’ll use the appropriate repair techniques.
Our slab repair process begins with a thorough inspection of the slab foundation and measurements. During the inspection, we’ll look for signs of slab failure and discuss the best course of action with you.
- Epoxy and polyurethane: These methods involve injecting material into the crack using a tool similar to a caulking gun. The material is injected as a liquid and then hardens, filling the crack. Polyurethane is used to fill non-structural cracks, while epoxy is used for structural reinforcement.
- Carbon fiber staples: These are used during the repair process to hold the sides of the crack together and prevent it from reopening.
- Foundation underpinning: This may be necessary if your foundation cracks are caused by foundation movement.
- Plate anchors or tiebacks: These act as a counterforce to prevent below-grade foundation wall cracks caused by hydrostatic pressure from reopening.
Drainage Problems and Soil Expansion in Dallas-Fort Worth
Expansive clay soil, which is common in the Dallas-Fort Worth area, expands when it absorbs moisture and shrinks as it dries. If rainwater can’t drain properly away from a DFW home, it may pool around the foundation and contribute to soil movement. This could result in foundation movement or damage.
At Pier Pressure Foundation Repair, we offer foundation drainage and grading services to help protect your home from water and expansive clay soil. By regrading your landscape and installing French drains, we help direct rainwater away from your home and foundation.
When to Schedule a Foundation Inspection
Knowing when to schedule a foundation inspection is important, as foundation issues may worsen if they aren’t properly addressed. If you notice signs of foundation problems and believe there may be a serious issue, you’ll want to schedule an inspection as soon as possible. The problem may continue to worsen, potentially causing additional damage and requiring more extensive repairs. If you are unsure whether your home warrants a foundation inspection, it’s best to err on the side of caution.
Here are a few situations when you may want to schedule a foundation inspection:
- After a flood or other natural disaster
- Before buying a home
- When your home is undergoing major renovations
- When signs of foundation damage appear
- Annually for multi-unit or commercial properties
Contact us to schedule a foundation inspection in the Dallas-Fort Worth area.
Why Choose Pier Pressure Foundation Repair?
When you need foundation repair for your home, choosing the right company is essential. Here are some reasons why Pier Pressure Foundation Repair may be a good fit for your Dallas-Fort Worth home:
- Free foundation repair quotes
- Family-owned and operated
- Lifetime transferable warranty for the property
- Five-star reviews and testimonials from satisfied customers
- Over 80 years of combined experience in residential and commercial foundation construction and repair
- A proven five-step foundation repair method
- Inspection reports evaluated by an independent engineer
When you choose us for your foundation repair needs, we’ll work to provide the quality service you need.
Contact Us for a Foundation Inspection
At Pier Pressure Foundation Repair, we’re your go-to choice for professional foundation repair in the Dallas-Fort Worth area. If you believe you have an issue with your home’s foundation, contact the experts at Pier Pressure Foundation Repair for an inspection.
Contact us to schedule an appointment.
FAQs:
While some foundation cracks are normal, others may signify an issue that requires a professional inspection.
North Texas homes may develop foundation cracks for several reasons.
Some of these include:
– Poor drainage
– Droughts
– Heavy rain
– Plumbing leaks beneath the foundation
– Expansive clay soil
Foundation cracks should be inspected in the following circumstances:
– They are wider than ⅛ inch and/or are diagonal, horizontal, or stair-step
– They appear in patterns such as stair-step cracks in brick walls
– There are multiple cracks
Yes, drainage problems may cause foundation cracks.
Many foundation crack repairs come with a warranty. Please note that it is essential to fully understand the warranty terms.
Pier Pressure Foundation Repair offers a lifetime transferable warranty for foundation repair.