Foundation Repairs From The Field
Below are some case files, images and explanations for recent projects. Each of these homes were saved with minimal to no impact to the structure once repaired.
This home was a 1960s two story four sided brick colonial. After an assessment of the foundation we had found that 4-5' void was directly underneath the corner of the footing causing minor settlement. the void was filled and the home was stabilized.
When we arrived the owner had mentioned concerns over a sagging portion of the garage door header. After a detailed measurement we determined that the sag was nearly 1 3/8" however to further determine the cause of damage we opened the header. Termites!
A large CMU ( cinderblock wall) had a vertical crack with a large degree of separation. The separation was nearly 2" in some spots. To determine the cause of failure we tested the compaction under the footing. A large void was found. Piers were installed.
A 1920s bungalow in Atlanta had a severely sagging roof. When measured with our laser the sag was found to be around 3" from the peak to the gutter line. The rafters were 18' 2x4 dimensional lumber with a very weak purlin in the mid span. The purlin was rebuilt and the roof was slowly raised back to normal.
Cracking in brick is always interesting. Most customer don't realize that in newer homes (over the last 40 years) the brick is actually a façade. These facades are often resting on a shelf extending on top of the foundation footing. Brick cracks may be footing related or completely independent from the structure. In this case, the customers had the cracks filled not knowing any different. After repairs we were able to stabilize and remove the filling another contractor installed.
A home in Marietta had been assessed with the claim of sloping and un even floors. After measurements we were able to determine that the cause of failure was in the basement girder beam below. We were able to slowly lift the beam, replace vertical supports and left the customers with far more level floors although they could not be completely leveled.
A cracked in a storm shelter is not something that people want to see. This is typically the strongest and most robust area of a home. When a crack occurs it leaves these areas very vulnerable. After careful inspection it was determined that the home was located within a short location where some major rock blasting had recently occurred. No repairs were suggested at this time and the customer will monitor the crack for further expansion.
A leaning pier was found in the crawlspace of a cabin in the mountains. We were able to cut, remove and rebuild this pier. The floors were sagging at the location and the beam supported by this pier had cracked. Repairs were made using steel jointing plates and bolts. The home was lifted back into place and the floors still remain level.
A gradient of 1" was found over only a distance of 12'. The rear french doors did not properly open and the floors, as seen in the above image were not level. We were able to get the beam into a level tolerance and started to lift the floor back into place. Another successful lifting project. The customers buying this $4.1 million dollar home were very excited.
Improper grading, water run off and erosion can cause major concerns. A slope of 3:1 is highly recommended for areas supporting structures such as s driveway or sidewalk. This driveway was found to be cracked in multiple locations and was quickly heading down the hill. With the help of our amazing polyjacking machines we were able to fill these voids and regrade this area to properly stabilize the driveway. Cracks were sealed and no concrete replacement was needed.
A mobile home was found to have blown off of its foundation. Although this is not a service that we "advertise" on the website sometimes you have to do that is needed to get the job done. We were able to pull the home back onto its foundation and properly resecure it.
Sagging floors in this 100 year old home were relifted and secured with the help of newer beam structures. These are very difficult projects as the lumber that is being lifted is often old, dry and poor quality. We use extreme caution and ensure that no further damage is created. Yet another successful stabilizing job!
Step cracking in the CMU proved to be hydrostatic pressure related. Not only did we need to be regrade the exterior but carbon fiber straps were also installed to ensure the walls stability. The biggest challenge with this project is that the foundation walls were 12' tall and entirely below grade. We returned 30/90/ 120 days after the project completion and no further movement was detected.
A large crack was found in the brick façade. This one looks far worse than it truly was. We were in and out in less than 4 hours and the wall was now stable.
A sinking footing was found to be the culprit for this particular home. Piers, polyjacking and extensive soil testing was conducted to ensure the safe and proper repair. The gaps were closed and foundation was secured.
A large tree was found to be lifting the rear wall of the home, literally! We were able to remove the tree, resecure the foundation and level the floors. It took less than a full day!
Metal screw posts are most often designed for temporary solutions. Although there are some options that are ICC or code complaint a vast majority will rust causing concerns over the supporting of beams above. The installation of proper vertical posts, concrete piers and strapping were reinstalled.
Another floor lifting project in Atlanta. This home had a very shallow crawlspace and we were not able to get the jacks in there as needed. We needed to go to plan B and rebuild the interior floor structure. Although it was a bit longer than we anticipated the floors are now flat and the foundation is now stable.
This home was a mid 1990s cape cod with a stucco façade. Termites had crawled behind the stucco and it provided a perfect areas for them to go to town on the entire front face of the home. This resulted in a gradient of 4.5" over 12' in the main living areas. The replacements of beams, reframing and concrete piers were installed. The gradient was measured at the projects completing at only 1/2".
When constructing the home the contractor forgot to account for the open floorplan in the living room and undersized the main bearing beam. We were able to get in quickly. and remove the old beam to install a new one before the roof trusses were installed the very next day. Crisis obverted!
Three large cracks were found in a concrete foundation wall. This wall had been overrun with poor drainage and hydrostatic pressure. When we arrived it had been raining and all three cracks were leaking. We knew that for these cracks, given their close proximity to one another a high compressive strength epoxy was critical. We were able to bring down the cracks, inject and seal them in the middle of a pouring rain storm. Once we were done, not a drop of water was found!
A customer had called with concerns over their recent home fire. Major damage had occurred and we were able to walk them through, step by step to rebuild the home, restore a safe structure and worked hand- in hand with the insurance company. They now have a completely restored home that is safe and sound.
A beautiful river flowing through a yard was found to be devastating when the bridge and sidewalls were found to be collapsing only months after the owners had move into the home. The home inspector did not look into the retaining walls, bridge or any other portion of the structure. We were able to install tie back anchors for the retaining walls, fill in areas of erosion around the footing and divert water into a safer direction without restricting any water flow.
A large crack was leaking and in need of sealant. We injected a high strength resin into the foundation wall, which was cracked through to the exterior. After several storms and changes of seasons there has been no movement or water coming through this crack.
Termites had completely overtaken this home. With the use of thermal imaging cameras were were able to pinpoint the most damaged areas and worked with a local contractor to rebuild the effected areas of the home. The photo above is an interior LVL measuring 4"x12", we drove a screw driver right through it!
Improper rafter repairs were found in the attic of a 20 year old home. After measuring and taking a look at the remaining roof structure were had found several other major concerns. We rebuild the attic framing, replaced a small section of the roof and the customers were but at ease.
After removing a small section of sheetrock a customer had noticed major cracking in his foundation wall. He called us to assess. We were able to tell right away that water and hydrostatic pressure were to blame. We installed carbon fiber straps, some light grading was finished and the home was as stable as before!
We were called to preform repairs to a collapsing deck where the footings were sliding out from underneath the cottage. We were able to temporarily lift the structure, replace the footings and relevel the deck. The footings, originally poured on grade were now installed 18" into the ground. No more concerns over erosion.