What is your issue?

Diagonal or "stair-step" cracks in walls and ceilings

Horizontal or vertical cracks and "bowing in" of basement walls

Settled or uneven concrete floors and stoops

Sagging Floors

Symptoms and Solutions: Diagonal Cracking of Walls

Problem

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A
Direction of settled area is normally perpendicular to the crack pattern.
B
Windows and doors racked.
C
Characteristic cracks.
D
Floor may slope.
E
Settling foundation.
F
Weak soil zone.

Causes

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A
Shallow clay subject to seasonal volume changes.
B
Normal zone of significant moisture change, usually 4 feet.
C
Seasonal heave/settlement.
D
Deepened active zone due to tree effects.
E
Foundation Settlement.

Settlement is usually caused by one of more of the following conditions:

  • Long term consolidation of compressible clay under the foundation.
  • Weaker, more compressible soil beneath a portion of the foundation. Frequently uncompacted fill.
  • Increased pressure on a portion of the foundation possibly from the weight of a new addition.
  • Periodic volume changes in some clay soils because of changes in their water content.

Solutions

The preferred solution for settlement is to deepen, or underpin the settling foundation down to a depth below the zone causing the problem. The choice of underpinning system depends on the specific conditions of the property. Note: "Active" underpinning can be loaded to relevel the home. "Passive" underpinning prevents further settlement but cannot relevel a home.

Depending on conditions, costs typically run $400 - $500 per linear foot of foundation underpinning.

Roll over the links below to view the typical underpinning applications below.

Hover to view diagram.
Passive Pit Underpining
Active Jacked
Active or Passive Drilled Mini-Pile
Active Helical Mini-Pile