Posted by Craig Milam on Mon, Jul 26, 2010 @ 08:32 AM
In Texas, there are two main types of foundations used to construct houses. Slab, or slab-on-grade, foundations are the most common and most cost efficient types of foundations. Pier and Beam foundations were preferred up until the late 1950's and early 1960's, when slab foundations became the norm for home construction.
Cost Effective Foundations
Slab foundations are more inexpensive than pier and beam foundations and can lower the price of construction significantly. In fact the difference in price between the two is often more than the average cost of Foundation Repair (usually between $4500 and $6500 in the Austin area). Not only are they cheaper, but they are designed to move uniformly. Likewise, slab foundations are continually being refined and improved upon to increase their strength and resistance to cracking.
Specializing in Slab Foundation Repair
Superior Foundation Repair has chosen to specialize in slab foundation repair in order to offer our clients the best service possible. At Superior we believe "the Jack of All Trades is the Master of None", thus, we focus on repairing faulty or failing slab foundations in the Central Texas Area. Repairing a slab foundation is much different than repairing a pier and beam foundation, however, some companies offer both types of repair, aware that the consumer may not know the difference. If you are looking for references for our Slab Foundation Repair services please see our Foundation Repair Testimonials or our Google Maps page.
Posted by Craig Milam on Wed, May 19, 2010 @ 08:00 AM
With the Onset of Summer, Comes Contracting Soil
After a fall and winter of higher than average rainfall in Central Texas, thanks to El Nino, a dry summer has the potential to wreak havoc on building foundations across the region.
Soil in Central Texas has Expanded Due to Recent Rainfall
The soil composition here in Central Texas is comprised of moderate to highly expansive soils, see our post on expansive soils. What this means is that in wet periods our soils absorb water and expand, and during dry periods they lose moisture and contract.
In the example at right, taken from a Prentice Hall textbook, we can easily see the amount of moisture present in an expansive soil multiplies when moisture is introduced causing a phenomenon known as soil heave. As the name suggests soil heave causes the soil to lift upward and can either put added pressure on your exterior walls, if the soil under your house remains dry, or on the center of your foundation, if the soil under your home is affected by leaks or other sources of moisture.
Large Cracks in a Foundation or Walls are Usually a Sign of Foundation Problems
If your home is experiencing any foundation problems, you will most likely either want to have a structural engineer take a look, or call a foundation repair company out to examine your home.
Superior has years of experience with San Antonio and Austin Foundation Repair. We also offer coupons to our web customers at our Google Maps pages, if you are in the Austin area visit our Superior Foundation Repair Austin - Google Maps page to see our specials. If you are in the San Antonio area visit our Superior Foundation Repair San Antonio - Google Maps page for our specials.
Call 877-302-5111 or follow this link to request a free foundation repair estimate.
Posted by Craig Milam on Tue, Apr 06, 2010 @ 07:00 AM
Simply put, this method of foundation repair is the cheapest (in price AND quality) leveling system available, and that for a reason. Time and again Concrete Pressed Pilings have been shown to be an inadequate solution to foundation problems. This method relies on pre-casted concrete cylinders to be stacked on top of each other and driven to a point of resistance, oftentimes, within the active zone of expansive soils.
Many contractors promote this method as better than steel piers, because Steel Piers rust (a shameful scare tactic, which is negated by their own used of steel piers or cables to straighten their piers once the have been installed). In addition, galvanized steel piers, like the ones used by Superior Foundation Repair, are desinged to last and withstand elements which cause steel to rust, while contractors using concrete pressed pilings often use steel products which are not galvanized and tend to rust.
A few limitations of concrete pilings can be found in this report from foundationperformance.org
Precast concrete segmental piles are not able to resist significant bending moments due to lateral loads.
Depending upon the soil uplift forces, interconnected precast concrete segmental piles that are connected to the existing foundation system may not be able to provide resistance against foundation uplift if the soil is in contact with the existing foundation system.
If the pile cannot attain sufficient penetration into stable soils, then it may not be anchored against potential movements that occur due to swelling or shrinking of the soils in the moisture active zone.
Oftentimes contractors offering to install concrete pressed pilings will offer to lubricate the soil through water-jetting, in order to push the piers further down. If any contractor offers to introduce water underneath your foundation, run as far as you can. Under no circumstances should water be introduced underneath a foundation, as water is the main cause of foundation problems. This blog post states it clearly:
Another method used to overcome shallow depths is to use high pressure water jetting to lubricate (soften) the soil below the concrete cylinder. A high pressure line is forced down the center of the concrete piles blasting water into the soil making the piles install easier. Common sense tells us that if your home was built on expanding clay soils and you are having foundation issues, the introduction of more water into these soils is not a good solution. Good for the contractor yes, good for your home – No!
In addition to inadequate depth, and cheap materials, the fact that the pilings are stacked on top of one another introduces another problem. Expansive soils can push them out of alignment, thus seriously damaging the integrity of the pilings. Homes that have been "leveled" with concrete piers will need annual adjustments, and the cracking in walls and displaced doors will continue. In other words, your foundation will neither be repaired nor leveled. You will have paid for someone to do work, but that's really about it.
For a foundation repair system that works, contact Superior Foundation Repair in Austin and San Antonio to level your foundation. Read about our steel pier house leveling process, and 11 reasons to use steel piers to level your home.
Posted by Craig Milam on Tue, Mar 16, 2010 @ 07:00 AM
Spread Footers are another common method of foundation repair which many foundation repair companies employ. Much like Drilled Bell concrete piers, though, Spread Footers are better suited for new foundation construction, and are typically better suited for areas with stable soil. A simple google search for spread footing foundation yields a variety of topics related to new construction, bridge construction, and commercial construction.
The Wikipedia definition of Spread Footers is:
Spread footing foundations consists of strips or pads of concrete (or other materials) which transfer the loads from walls and columns to the soil or bedrock. Embedment of spread footings is controlled by several factors, including development of lateral capacity, penetration of soft near-surface layers, and penetration through near-surface layers likely to change volume due to frost heave or shrink-swell. (wikipedia:Shallow Foundation)
Spread Footers are designed to act as extra support for a foundation and to distribute the load of the foundation equally among stable soil. However, in order to work properly they involve extensive geo-technical and/or structural engineering design to account for a multitude of variables. Most foundation repair contractors will not have the technical know how to properly design Spread Footers.
Major disadvantages related to installing post-construction Spread Footers include:
- Spread footers being installed too shallow, oftentimes just 2-3 feet below a foundation, which does not eliminate the effects of expansive soils.
- Because they are resting on expansive soils, they will need to be adjusted annually, while cracks and cosmetic damage will continue to form in the house, of which, the costs of repair will be the responsibility of the homeowner.
- Many contractors will use inadequate concrete for repair which is not designed to support the weight of the structure.
- Foundation Repair will last longer than a week as the excavations are made and the concrete will have to cure before the holes can be refilled.
Most engineers recommend
Steel Piers for foundation repair because they offer the greatest support. By specializing in steel piers anchored to bedrock,
Superior Foundation Repair understands the effects of expansive soils found in Central Texas and the best way to counteract them, while securely stabilizing a home. If you have had an engineer evaluate your foundation contact us for a
free estimate on the cost of foundation repair for your home.
Posted by Craig Milam on Fri, Mar 05, 2010 @ 07:00 AM
On March 4th the New York Times published an article about the foundation repair industry titled "Shifting Soil Threatens Homes' Foundations". The article points out that the foundation repair industry has grown even throughout the recession as more and more home owners have been faced with problems caused by expansive soil (read more about expansive soil in Central Texas).
The Article states:
Data from the National Oceanic and Atmospheric Association indicates that since the 1990s there has been an accelerating trend nationwide toward more extended dry periods followed by downpours. Whether due to random climate patterns or global warming, the swings between hot and dry weather and severe rain or snow have profoundly affected soil underneath buildings.
Clay soils, like those beneath the houses of Mr. Derse and Ms. Wilson, shrink during droughts and swell during floods, causing structures to bob. And because sandier soil loses its adhesive properties in dry conditions, it pulls away from foundations. Heavy rains cause it to shift or just collapse beneath structures. With both kinds of soil, such sinking, called subsidence, usually happens gradually, said Randall Orndorff, a geologist with the United States Geologic Survey. But, he said, “swinging from very wet to extremely dry weather like we’ve been seeing lately in many parts of the country may be accelerating the effect.”
While the author questions whether foundation problems are caused by global warming (this of course is an entirely different debate which we will not elaborate upon), she does provide an excellent explanation of how foundation problems occur. The soils in Texas are especially subject to these characteristics, thus the large amount of foundation repair companies that can be found in Texas.
The article also discusses the cost of foundation repair to homeowners and estimates that around $4 billion dollars a year are spent repairing foundations, a much more conservative figure than the $12.5 billion purported by the Foundation Repair Association. Regardless, foundation repair is a multi-billion dollar industry which people often tend to ignore until they see the signs of foundation problems.
The author also points out, "Subsidence is not covered by most homeowners' insurance policies in the United States." This topic has already been covered by Superior Foundation Repair in a previous blog post and readers should be aware of this fact already (read about insurance and foundation repair).
Another aspect covered in the article is proper techniques for maintaining a healthy foundation.
Landscaping should, as a rule, be installed so that water slopes away from the house and gutters should discharge at least five feet from the house to avoid oversaturating the soil. (read more about landscaping and home foundations) During droughts, experts recommend placing soaker hoses around the perimeter of the house and turning them on for 30 minutes a day. “The idea is to maintain a constant amount of moisture in the soil,” said Tom Witherspoon, a foundation engineer in Dallas. “If you can do that, your house will never move.” (read more about maintaining a healthy foundation)
Among other things there are a few personal stories mixed in with the article which highlight the hardships endured by various families who have dealt with foundation problems.
The article makes some good points about the foundation repair industry and the severity of problems caused by expansive soil throughout the United States, even if the article is loosely based around the idea that climate change may be the cause of foundation problems. However, the author also brings into question whether or not poor construction habits, the increase in new homes, or the availability of good quality soil have contributed to the increase in foundation problems across America. In all the article is an excellent read for anyone interested in understanding foundation repair and how it affects families.
Posted by Craig Milam on Tue, Mar 02, 2010 @ 12:38 PM
First of all - Definitely use a steel pier foundation repair system instead of concrete piers. Steel piers are more stable in the long term and they don't settle like concrete piers do. Concrete piers are bigger and heavier and therefore naturally settle over time if not driven all the way to the bedrock. Concrete piers are also more invasive to your property. They are much bigger in diameter than steel piers, so they require a much bigger hole to be dug around your house or cut inside the slab of your house. Superior Foundation Repair in Austin uses quality steel piers and they drive them all the way to the bedrock!
As a residential remodeler and licensed Realtor here in Austin I have dealt with many of the local foundation companies and if you are looking for a reliable, Austin foundation repair company that stands by their word and takes pride and care in their work then Superior Foundation Repair is the one. I have worked with them on several houses and been satisfied every time. If you really want to find out why Superior Foundation Repair is the best then compare their honest, lifetime, transferrable warranty to those of other companies whose warranties are full of loopholes and pages of legal disclaimers.
Another thing is that when you use the biggest foundation companies in town then that company's marketing costs, advertising costs and office expenses have to be factored into the prices they quote you. I recommend spending your dollars more wisely.
If you want a quality, pier house leveling system that is expertly installed by a company that stands behind its warranty then call Superior Foundation Repair.
-----
Dan Golding is a Certified, GREEN Designated Realtor & Residential Remodeler working for Casa Grande Realty.
Contact Dan via email: DanGolding.Realtor@gmail.com
or phone: (512) 590-2786
Posted by Craig Milam on Mon, Feb 08, 2010 @ 06:30 AM
Drilled bell concrete piers are a common method of foundation repair, but are actually best suited for newly constructed homes and structures. The installation of bell bottom piers in previously existing structures presents a myriad of problems.
First, let's take a look at how Drilled Bell piers are installed in a house. Shafts are dug diagonally underneath a home's foundation from the exterior of the structure. Once they reach the appropriate depth, either stable soil or bedrock, the bottom of the shaft is widened using special bits to create a bell shaped "foot". The shaft is often reinforced with steel rebar before concrete is poured into it (further reading). Once the shaft is filled with concrete, the concrete must cure for 1-2 weeks. Upon completion of curing, the house is lifted and placed on top of the Drilled Bell piers.
Now that we understand the process let's take a look at the numerous disadvantages of this method:
- First, an enormous amount of excavation is required and the excavated soil must be redistributed somewhere.
- In order to drill underneath the house heavy equipment will be placed next to the home causing considerable disturbance to adjacent landscaping.
- Also the vibrations of the drills, depending on their intensity, can cause foundations to crack further.
- Water may seep into the shafts before the concrete is poured causing the bell foot (the support) to be compromised. Any water seepage must be addressed before the concrete can be poured.
- The presence of toxic or flammable gasses may prevent thorough inspection of the shafts (book: Design of Foundation Systems).
- Upon curing of the concrete, pressure is applied, usually using bottle jacks, to the outter edges of the foundation to lift the structure up onto the piers.
- It is not possible to install interior bell piers on existing structures.
- The process takes 2-3 weeks before it is completed
So it is easy to see that drilled bell concrete piers installed in existing structures are not a viable option of foundation repair. If your home or business was built on top of belled piers, you will have adequate support.
In comparison, Superior's Steel Pier foundation leveling process requires minimal excavation, no curing time for concrete, the installation usually lasts no longer than 3 days, can be installed in the interior of the house, does not depend on soil for support, and causes minimal distubance to landscaping around the house. Because our steel piers reach all the way to solid bedrock, your home is protected against the effects of expanisve soils prevalent in our area of Central Texas, thus effectively counteracting the most common cause of foundation problems in our area.
Further Reading on Drilled Bell Concrete Piers:
myfoundationrepair.com
foundationdoctor.info
theconstructor.org
Posted by Craig Milam on Tue, Jan 26, 2010 @ 06:00 AM
Superior Foundation Repair will be examining
disadvantages of various foundation repair methods, over the coming weeks, with an in depth look at why these methods are inferior to Steel Piers. The first type of foundation repair we will expose is the often used method of concrete pressed pilings.
Disadvantages of Concrete Pressed Pilings
In homes with Simple Pressed Concrete Piling Foundation Repair, concrete cylinders are driven underneath the home's foundation one on top of the other using the weight of the slab to press them down until they cannot go any further (known as the point of resistance). Unfortunately, it is impossible to tell what this point of resistance is, it could be bedrock, stable soil or unstable soil. Most engineers agree this method of Foundation Repair is not the correct solution for foundation problems because expansive soil will continue affecting pilings after installation. When the soil expands it can work it's way in between pilings and completely nullify the support this method is intended to provide (see picture above for example of piling displacement).
There is no factor of safety built into Concrete pressed pilings
The factor of safety is defined as "the structural capacity of a system beyond the applied loads or actual loads" by Wikipedia. Because the weight of the structure is used to press the pilings down until they can go no further, simple concrete pressed pilings have a factor of safety ratio of 1:1 which means any significant weight additions, have a great potential to cause foundation instability. According to Wikipedia: "Buildings commonly use a factor of safety of 2.0 for each structural member." This means foundation piers should be able to support the sturcture's weight times 2 at the least. Superior's Steel Pier Method supports a structure's weight comfortably with a safety factor significantly greater than 2 by anchoring the structure to solid bedrock, which prevents future additions in weight to a house, i.e. add-ons, new furniture, etc, from causing any negative affect on a home's foundation. Superior's Steel Piers are Engineer certified.
Pressed Pilings installed in dry or unstable soil may sink upon the introduction of moisture.
Because Texas experiences long periods of dry weather followed by wet weather, the soil moisture content is continuosly changing, causing expansion/contraction of soil (further reading: Article from Geology.com, Blog post on Expansive Soils in Texas, Article from USinspect.com). Therefore pressed pilings inserted into dry soil are unstable from the start. If the point of resistance is on unstable soil, increased moisture can cause the piers to sink further into the ground, or, if the soil is stable, expansion will cause the piers to move.
Oftentimes companies will pre-soak the soil to drive the pressed pilings as deep as possible. This is to prevent the pilings from sinking in times of increased rainfall. Introducing large amounts of water into soil is not good for any home at any time, under any circumstances. Superior's Galvanized Steel Piers are driven through the soil until they reach the bedrock up to 100 feet below the surface, effectively securing a home's foundation to a solid rock, which is unaffected by shrinking and swelling.
Further Reading:
An excellent article on the disadvantages of Simple Pressed Concrete Piers from myfoundationrepairs.com
Posted by Craig Milam on Mon, Jan 11, 2010 @ 11:10 AM
This blog post will examine some of the factors that contribute to how foundation repair estimates are priced and educate homeowners about how foundation repair estimates are formulated.
- The extent of deviation
Deviation refers to the extent that a structure is unlevel. If the home is experiencing severe signs of foundation problems, such as bowed walls, large cracks in the ceiling or walls, or doors that will not open or close properly in a majority of the house, it is feasible that the foundation will need to be stablised with interior piers to a greater extent than houses with a lesser deviation. The more stabilization a house needs, the more the repairs will cost.
- The stability of the soil
In Texas, houses situated atop a great amount of unstable soil tend to need more interior piers to counteract the shrink-swell characteristics of soils. Each house sits on a unique mixture of soils and some soils have greater shrink-swell potential than others (read our article about soil types in Central Texas). Another factor that contributes to the stability of the soil is proper drainage. Improper drainage can cause erosion underneath a stucture which will adversely affect the foundation, and cause it to sink. Naturally if the drainage problem is affecting the entire structure. More interior piers will be needed to counteract the erosion.
- The size and weight of the structure
Other major factors in determining the cost of foundation repair are the size and weight of the structure. Heavier structures will need more piering closer together to adequately support the weight of the structure. The size of the ground floor of a structure also contributes to the amount of piering that will be needed to adequately solve foundation problems. Larger homes will need more piers to provide support over a wider area.
Contact Superior Foundation Repair today for a free estimate on repairs. Superior's Steel Piers are engineer certified and all foundation repair work is back by a lifetime transferable warranty.
Posted by Craig Milam on Mon, Jan 04, 2010 @ 06:30 AM
A list of 5 resolutions Central Texas Homeowners should take to heart to help protect their home investment and insure a healthy foundation:
- Know the signs of Foundation Problems
There are many telltale signs of Foundation problems, which homeowners may not be aware of. Early signs of foundation problems may be chalked up to faulty construction, poor materials, or general wear and tear. But left unchecked may lead to major structural damage in the future. Read Superior Foundation Repair's Top 10 signs of Foundation problems and check your home to see if it is starting to show any signs of these problems. Most foundation problems begin to manifest themselves within 3-4 years of construction, and when ignored can adversely affect the price of a house.
- Find out what type of soil your house is built on
Austin is home to many expansive soil types. Expansive soils wreak havoc on home foundations, as they expand during wet periods, and contract during dry periods. All this expansion and contraction leads to major stress on home foundations, and over years can seriously damage a buildings structural integrity. Read Superior Foundation Repair's blog post about expansive soils in Central Texas, and contact your builder or a certified geologist to determine what type of soil your house is sitting on. If you know you are in a potential danger zone, Superior Foundation Repair's Steel Piers can counteract the effects of expansive soils on your home by anchoring your home's foundation to bedrock.
- Learn how to avoid causing foundation problems
Oftentimes Home Owners undertake remodeling or landscaping projects at home which adversely affect their foundations. Read Superior's blog post about how home owners cause foundation problems, before making additions to a home or property. Well planned projects can save a lot of money and headaches for the future. Use certified contractors to complete any additions and do not opt for the cheapest option. Check the contractor's standing with the BBB before agreeing upon any contract, and ask for a list of references.
- Maintain a healthy foundation
As homeowners, there are steps that can be taken to ensure that minimal stress is put on a home's foundation. Superior Foundation Repair's Foundation maintenance tips are a good start for learning how to care for a home's foundation. Follow these steps to counteract typical causes of foundation problems and to protect your home investment. Even if a home has previously had foundation repair (Spread Footer, Drilled Bell Concrete Pier, Simple Pressed Pilings, Concrete Pressed Pilings, etc.) these are not permanent fixes, and the home will most likely need foundation repair again in the future. Superior Foundation Repair's Steel Pier House Leveling Process is the only solution for permanent foundation repair. By lifting a home's foundation and anchoring it to bedrock, the home will have a secure foundation for a lifetime.
- Check your landscaping and remedy potential problems
Check existing landscaping at home to avoid potential structural damage caused by poorly designed installation. Read Superior's tips about Landscaping and Foundations to learn how to properly install landscaping additions to a home or remedy current problems a home may be experiencing. Inattention to Landscaping problems can seriously affect a home's foundation, while proper care can help homeowners avoid headaches in the future.