Shallow soil is generally the most affected by seasonal moisture
changes. If the load bearing soil consists of expansive clays which are
subjected to changes in moisture content, differential foundation
movement can occur if it does not happen uniformly throughout the entire
slab.
This differential movement can result in “dishing” or “doming” of
the foundation, and can become quite pronounced, especially in areas
where the local climatic conditions include extended seasonal periods of
both hot, dry weather and cooler, wetter weather (Just like ours!). In either
case (consolidation or differential shrinking/swelling movement), poor
design and/or construction can result in unacceptable performance.
– Customer responsibility:
Remove paintings or anything hanging on walls near where foundation work is being performed. If you have
any questions as to whether or not to remove something, please remove it to be safe. Remove items from shelving or
mantles near where foundation work is being performed.
MASTER BUILDERS, REMODELERS and GUARANTEED FOUNDATION REPAIRS will not be responsible for
broken personal items that break during a foundation installation.
Plants – We will be glad to remove plants if they are in the way or cut them back, but we do not expect them to
live because of the strain that is put on them in the process of installing piers. If you want, you can hire a landscaper to
remove plants near the installation area, and replace them after we have left. This will help raise the chance of their survival.
Water – Please water around the perimeter of the foundation in the areas that are being worked on the day before
we are to arrive until the ground is fully saturated. It will help the digging process as well as the press of the piers
(and therefore the lift of the slab) and give you a better installation.
It is our goal to close any brick cracks that exist, but there may be limitations during the lift that can prevent the
cracks from closing. Sometimes there is a horizontal shift which will rarely come back, or sometimes the grade beam is
too weak to lift the amount we would like, therefore causing more damage than good to lift the home further. Either
way, brick cracks may close, and they may not close.
We recommend you wait until after a lift to determine whether you will want to hire a mason to tuck and point
your brick work. While we do not do tuck and point work, we will be glad to help you locate a good mason. You can
have mortar work done directly after slab repair, but wait at least 2 to 6 weeks for all settling to occur before you do any
drywall repair or painting. The amount of the lift will determine the proper amount of time to wait for repairs.
Window/door alignment, and closure of interior drywall cracks is the same as above. The goal will be to get all
of those area’s cosmetically or visually appealing, but there may be some limitations. Doors especially can present problems
since many times customers or previous owners may have shaved the doors to be able to open and close. When we
lift a home it can reverse that. We do not reset doors or guarantee that they will be aligned after a lift. You may need to
hire a carpenter to re hang the doors if you would like them to be square.
Sink Holes – When we dig to install piers it will loosen the dirt. We will pack it back down after the lift, but
sink holes will likely develop after a good rain or two. It is the customer’s responsibility to fill those in as needed. We
will leave enough dirt to do that from the nearby piers. We do not haul off dirt without extra charges. If you request us to
haul of dirt and it is agreed upon, we will not bring dirt back after sink holes develop.
Flooring – If there are concrete break outs, we will use a jack hammer to break out the concrete and we will fill
it back after the job is done.
Interior Piers – All furniture must be completely removed from the room where any interior piers are
being installed. There must also be a clear pathway to and from the interior piers to the outside of the house. You may
need to rent a portable storage unit to hold things if you do not have enough room in other areas of the house or garage.
We do NOT remove or relay carpet. If you want your carpet to be professionally removed, cut, or relayed, you are
responsible for hiring a carpet company to perform that work. You will need to wait three days after the foundation work
has been performed to allow the concrete to cur before having your flooring replaced or relayed.
Watering – After your foundation has been worked on, you will still need to maintain a watering program for
your foundation. This includes Slab foundations as well as Pier-&-Beam foundations. Please see watering guideline and
suggestions. https://mbrgfr.com/home-foundation-maintenance/
To make repairs last, the property owner must change the conditions that caused the problem. Soil swelling can usually be stopped by cutting off the moisture supply. Plumbing leaks are major causes of soil swelling. If water leaks do occur, they must be repaired immediately to prevent damage to the foundation.
Poor drainage near the foundation is another cause of soil heaving. The owner may have to regrade his lot to make sure rainwater drains away from the foundation. Downspouts for gutters should carry water well away from the foundation and there should be no places where water ponds near the house during rains.
Brick cracks may close, and they may not close. It is our goal to close any brick cracks that exist, but there may be limitations during the lift that can prevent the cracks from closing. Sometimes there is a horizontal shift, and that will rarely come back. Sometimes the grade beam is too weak to lift the amount we would like, and it would cause more damage than good to lift further, and the cracks cannot close.
If you are planning any post foundation repair cosmetic repairs, please consider waiting 10-14 days for the foundation to settle before beginning any masonry , sheet rock, roofing repairs, or painting.
Post foundation repair tips are similar to the items mentioned in for prevention: http://www.mbrgfr.com/maintenance/
Follow these suggestions to minimize the chance of a re-occurrence of your foundation problem or for new problems developing.
Call MBRGFR Today for a Free No Hassle Evaluation 817-469-1090
Here in Texas with our long, hot, dry summers, most people know that drought conditions can damage foundations. The dry soil and clay shrinks out from under your home removing the foundation’s proper support.
But actually, ground moisture is a double edged sword. While too little water content in the soil around your home can be hazardous, too MUCH water can be harmful too. Especially if surface water pools in only one or two areas around your home. As the dirt and clay begins to adsorb the water it begins to expand causing your foundation to heave, or rise above it’s proper level. If the clay doesn’t expand evenly around the perimeter of your house, the rising during wet periods and the settling during dry spots causes undue stress on the foundation as it goes above and below its normal position.
Furthermore, plumbing leaks beneath your home can also cause the same problem. Even a leak slow enough not to notice on your water bill can be more than enough to damage your foundation. In addition to the normal seasonal damage we see from Texas summers, we frequently see homes with problems due to plumbing leaks both in and out of season.
Therefore we advise you ensure your home has proper drainage, where no water pools around the foundation for at least 6 to 10 feet, and your gutters drain onto splash blocks which moves runoff away from your foundation and helps control unsightly erosion. We also recommend that you have your plumbing checked regularly to catch any leaks as early as possible.
Remember, it’s infinitely easier and less costly to maintain your drainage, plumbing, and foundation now, than to wait until you have problems.
Think you may have a Foundation Problem?, Call us 817-469-1090 For Your Free Evaluation
Crawl Space Ventilation is very important to making sure that your pier and beam foundation stays dry. If all of the soil beneath the foundation swells uniformly or shrinks uniformly, it is unlikely to cause a problem. But when only part of the foundation heaves or settles, differential movement causes cracks, wood rot and other damage to an understructure. The right amount of hydration is very important.
One of the best ways to ensure that the moisture content under your pier and beam foundation stays consistent is by checking the efficiency of your vents. These vents allow outside air to circulate through the understructure to prevent the moisture buildup. Another alternative to promote adequate crawl space ventilation is by installing a humidistat fan. It will monitor the moisture and temperature levels under your house and keep the levels consistent to be in order to prevent foundation movement.
If you think that your foundation is moving or has ventilation issues, locusdemo.com/mbrgfr/ inspects both slab and pier and beam foundations. Don't hesitate to give us a call at our office (817) 469-1090
Master Builders Remodelers & Guaranteed Foundation Repairs is here to help! Our website offers a plethora of valuable information to help homeowners, Realtors, buyers, sellers, tenants, or anybody else who manages a property to keep and maintain a healthy foundation.
We have articles on slab & pier and beam repairs, signs of foundation distress, maintenance, warranties, plumbing, and continuing education courses. We even have an entire FAQ page in addition to a number of short instructional videos, to ensure you’re kept well informed and well equipped to handle any situation that may arise.
Make sure your foundation has the support it needs to support your home! And if it’s already in need of repair we’ll be right there to get your foundation squared away right away!
