Dalinghaus Foundation Repair Blog

10 Signs Your Home May Need Hillside Repair

Dalinghaus Foundation Repair — Fri, 25 Sep 2026 00:00:00 GMT

Building a home on a hillside can bring great views and added value. It also means the home sits on ground that is always moving a little. How much it moves depends on several things, including how the slope was built and what it is made of.

When a slope moves more than it should, the signs usually show up on its surface, in trees, fences, retaining walls, patios, decks, pools and sometimes the house itself. This guide covers ten of those signs, grouped by where you are most likely to notice them. Dalinghaus repairs both retaining walls and foundations, so the guide also explains what the signs can mean for each: the walls that hold back a slope and the house on top of it. Both are part of hillside repair in California.

No single sign proves that a hillside is moving. Several of these signs can have more than one cause. An evaluation of the slope and the house is the best way to know which one applies.

What Signs Appear on the Slope Itself?

1. Are Trees on the Slope Leaning or Bent?

Trees keep growing toward the sun. On a slope that is not moving much, a tree usually grows straight up. When the ground under a tree moves, the tree tips with the soil. It then starts growing upward again, which can leave a lean or a bow in the trunk.

Trees can lean for other reasons too, so a leaning tree is worth noting alongside the other signs on this list. It is one of the signs of slope movement Dalinghaus sees most often on Southern California hillsides.

2. Are Cracks Opening in the Ground or the Yard?

Cracks in the soil on a slope, or across a lawn, can mean the ground underneath is shifting. On a Rancho Palos Verdes property caught in a landslide, cracks and fissures ran through the grass and soil across the whole lot. A brick walkway also broke apart where the ground under it had moved.

A crack in the ground does not always come from a moving slope. Clay soil can shrink and crack as it dries out. Cracks that keep getting wider, or that also run through walkways and patios, can be an early sign of ground movement.

3. Is the Ground Bulging at the Bottom of the Slope?

The bottom edge of a slope is called the toe. When soil higher on the slope moves downhill, it can push outward at the toe and form a bulge. A section of the slope can also slump, which means it drops and slides forward as one mass.

Water can give clues as well. Water that starts trickling out of the slope in a new spot, or pooling at its base, may point to changes below the surface.

What Signs Appear in Retaining Walls and Fences?

Walls and fences are built to stand straight, which makes them useful markers. When a slope moves, the soil pushes on anything built into it. The tops of walls and fences then tend to lean toward the bottom of the slope.

4. Are Fences or Garden Walls Leaning Downhill?

Fences and garden walls are usually built plumb, which means straight up and down. A fence or wall that now leans toward the bottom of the slope can be a sign that the ground under it has moved. The sign is clearer when the fence or wall was built recently.

Block walls along a property line can also show stair step cracks. These are diagonal cracks that follow the mortar joints like a set of stairs.

5. Is a Retaining Wall Leaning or Bulging?

A retaining wall holds back soil so the ground on one side can sit higher than the ground on the other. Each wall is designed to carry a certain amount of sideways pressure from that soil. When the pressure grows beyond what the wall was built to hold, the wall can start to lean or bulge outward in one section. Eventually, it can fail.

A moving slope is one reason the pressure can grow. Heavy rain, earthquakes and poor soil conditions can also play a part. The causes behind a lean and a bulge can differ, as the page on why retaining walls lean or bow explains.

6. Does a Retaining Wall Have Cracks or Water Coming Through?

Cracks are among the most common signs that a retaining wall needs repair. Some cracks are minor. Others appear along with a lean or a bulge, and those can mean the wall is under more pressure than it was built for.

Water seeping through a crack may also point to a structural problem. Erosion at the base of a wall is another common sign. A wall face that is crumbling or flaking away is worth a closer look too. The guide to what retaining wall cracks mean covers which crack patterns tend to be minor.

What Signs Appear Around the House?

As a slope moves, it can pull whatever sits on it downhill, including patios, decks, pools and sometimes the house.

7. Is a Gap Opening Between the House and the Patio?

Unless a patio or walkway is tied into the foundation, it rests on the soil beside the house. When that soil moves with the slope, the concrete can move with it. A gap usually starts where the house and the patio meet, and it can keep getting wider as the concrete continues to move.

Patios and walkways that sit closer to the slope than the house are often the easiest place to see it.

8. Are Deck Posts Leaning or Kicking Outward?

Many hillside homes have decks built out over the slope. The posts that hold up those decks rest in the soil, so when the slope moves, the posts can move with it.

Hold a level against each post. A post that is not straight up and down is likely being moved by the slope under it. The same goes for a support beam that has started to kick outward.

9. Does the Pool Water Line Look Uneven?

Water always settles level. If a pool tilts with a moving slope, the water line can sit higher on the tile at one end than the other.

The joint between the pool edge and the deck can also keep opening. Resealing that joint can cover the gap for a while, although the movement that opened it may continue.

10. Are New Cracks Appearing in the House?

When the house itself starts to move, it can show the same signs as other foundation problems. Cracks in exterior stucco can start at the corners of windows and doors, and doors and windows can begin to stick.

On a row of Chino Hills townhouses at the top of a slope, stucco cracks climbed from the corners of windows and door frames. The structure had settled as much as 7 inches and was also moving sideways toward the hillside.

Cracks like these have many possible causes, and a house on flat ground can crack as it settles too. That is one more reason an evaluation looks at the house and the slope together.

What Makes a Hillside Start to Move?

Every hillside moves a little. Four things have a lot to do with how much:

How the slope was built. Man made slopes are shaped from fill soil, which is soil brought in and packed down. That fill is required to be tested for compaction as it goes in. Fill that was not compacted properly can leave a slope unstable.
What the slope is made of. Clay expands when it gets wet and shrinks as it dries. Wet clay also turns slippery, which can help a slope start to slide.
Plant cover. Roots weave the soil together and can reduce how much soil washes away in heavy rain.
Drainage. Drainage is critical to how long a slope lasts. Catch basins and V shaped ditches on a slope limit how much water can run freely down it and wash it out.

The house matters too. Many hillside homes sit on foundations designed for some slope movement. These often rest on piles that reach below the active part of the slope into firmer native soil. A home built without a proper foundation, or on a slip plane (a layer the slope tends to slide along), can move with the slope. Slow, steady downhill movement is often called slope creep, which Dalinghaus describes in its guide to slope creep.

Is It a Retaining Wall Problem, a Foundation Problem or a Hillside Problem?

The signs above can come from three different problems, and each one leads to a different repair. More than one can apply on the same property.

A retaining wall problem. A wall can lean or crack from age, weather, earthquakes or the way it was built, even when the slope behind it is stable. That is a retaining wall repair job, where the wall itself is reinforced or rebuilt.
A hillside problem. When the slope behind a wall is moving, the wall is one part of holding that slope. In that case the repair needs to hold the slope as well as the wall.
A foundation problem. When the house is settling or moving too, the house needs its own repair along with any work on the slope.

How Is a Moving Hillside Repaired?

Hillside repair aims to slow the movement and then stop it. Dalinghaus does that with piers, piles and walls. It has worked with engineering firms for many years on cost effective slope repair methods. The methods on its hillside repair pages include:

Tiebacks through an existing retaining wall. Tiebacks are steel anchors installed at an angle through a wall and into firmer soil behind it. On a hillside they can often be anchored in the dense native soil behind the loose fill. Anchoring the existing wall usually costs far less than building a new one. A wall that has been pushed too far to save may need to be replaced with a new retaining wall with tiebacks.
Retaining wall systems tied to piers and anchors. Piers, beams, helical piles and anchors work with the wall, so it holds back the slope and has support from below.
Soldier piles. Large concrete piles are drilled close together in a line, through the fill and into dense native soil. The method needs special drilling rigs and can be costly. The page on how soldier piles are installed walks through the steps.
Soil nailing. Soil nails are steel bars drilled into the hillside, locked in place with grout and tied together behind a concrete or shotcrete wall. Shotcrete is concrete sprayed into place.
Tiebacks and piers on the house. When the house is moving too, foundation tieback anchors can hold it against sideways movement, and piers can carry the parts that have settled. Piers can help support a house, a deck or a pool on a hillside, although they do not stop the slope itself from moving. That is why pier work is often paired with work on the slope.

Every slope is built differently, and a more expensive method is not always the better one. Each plan is designed around the slope's current condition. The page on slope stabilization for hillside homes covers the options in more detail.

Where Does Dalinghaus See These Signs in California?

Hillside repair is a California service for Dalinghaus Foundation Repair. Its crews evaluate homes on Southern California hillsides every year. Its project write ups show several of the signs above on real jobs:

San Clemente. A two story home on a San Clemente ridge had settled about 2 inches and was moving sideways toward the slope behind it. Vertical helical piers now carry the home to load bearing soil, and helical tieback anchors hold it against the sideways movement.
Anaheim. The back of a 10,000 square foot Anaheim home had settled several inches. Retaining walls on several levels hold up its backyard and the home itself. Helical piers went in under the house first, and helical tieback anchors with whaler beams were planned for the walls. A whaler beam is a steel beam that spreads the hold of the anchors along a wall.
Chino Hills. Townhouses at the top of a Chino Hills slope had settled as much as 7 inches and were moving toward the hillside. The crew installed 33 helical piers around the perimeter and lifted the structure 6 inches. Helical tieback anchors were planned for the sideways movement.
Rancho Palos Verdes. A Rancho Palos Verdes home caught in a landslide had split in half, and cracks ran across the whole property. The crew advanced helical piers about 30 feet down to firm, load bearing soil or bedrock.

When Should You Have a Hillside Evaluated?

Dalinghaus recommends having a slope evaluated as soon as signs of movement appear. Movement that is found early may not have reached the house yet. In that case the house may not need to be lifted, leveled or anchored, which can keep the repair smaller.

What Happens During a Free Evaluation?

A Dalinghaus specialist can look at the slope, the retaining walls and fences on it, the concrete around the house and the house itself. The specialist then explains what the signs show. If work is needed, the scope and price come in a written proposal before anything starts.

Schedule a free evaluation to have your slope, your retaining walls and your home looked at together.

Why Drywall Cracks Keep Coming Back After a Repair

Brian Dalinghaus — Tue, 08 Sep 2026 00:00:00 GMT

A drywall crack that reopens after a proper patch is almost always a sign that something behind the wall is still moving, not a sign that the patch was done wrong. The patch itself is rigid, so if the framing or the ground beneath the home keeps moving even slightly, the crack reappears along the same line it followed the first time.

Key takeaways

A drywall crack that comes back after a proper patch usually means something behind the wall is still moving, not that the repair failed.
Clay soil, uneven settlement, and normal seasonal framing movement are the three most common sources of that movement.
Cracks that run diagonally from door and window corners, or that reopen at the same spot more than once, are the patterns worth having looked at.
A lasting fix addresses whatever is moving before the drywall gets repaired again.
Not every recurring crack points to the foundation. A professional evaluation is how you find out which cause you actually have.

Why Does a Patched Drywall Crack Come Back?

A patched drywall crack comes back when the cause of the original crack is still active, because joint compound and tape are rigid and cannot flex with ongoing movement. When a crack first opens, it follows the path of least resistance through the drywall, usually along a taped seam or the corner of a door or window opening. A patch fills that path but does nothing to stop whatever opened it in the first place. If the wall, the framing behind it, or the ground under the house keeps moving even slightly, the same stress finds the same weak point, and the crack reopens along the same line.

This is different from a drywall crack that never comes back. Those cracks are usually caused by something that already ran its course, such as drywall settling into place during the first year after construction. Once that source of movement stops, a patch holds, because there is nothing left pushing against it.

What Is Actually Moving Behind the Wall?

The movement behind a recurring crack usually traces back to one of three sources: the soil under the home, uneven settlement of the foundation, or seasonal movement in the framing itself.

Clay Soil That Swells and Shrinks

Clay soil acts like a sponge beneath a home. It expands when it absorbs water and contracts as it dries out, and the foundation resting on top of it can move along with those changes. That movement travels up through the framing and into the drywall, which is rigid and has nowhere to go but crack.

Settlement Under One Part of the House

When one section of a foundation settles more than the rest, the framing above it shifts out of level relative to the framing next to it. Drywall spans that difference, so the crack often shows up at a corner, near a door or window, or wherever the framing above it is under the most stress.

Seasonal Framing Movement in a Newer Home

Wood framing continues to season for a period after a home is built, and it also responds to normal changes in humidity and temperature through the year. That movement is usually small, but it repeats every season, and a taped drywall seam that flexes with it can reopen at the same spot each time the weather cycles.

Which Recurring Cracks Point to the Foundation?

Certain crack patterns and locations recur more often when the underlying cause is foundation movement rather than ordinary seasonal settling. The table below describes what each pattern typically suggests, though the description alone is not a diagnosis. It takes an evaluation to confirm the actual cause.

Crack Pattern	What It Suggests	Does It Commonly Recur?
Diagonal crack running from a door or window corner	Movement in the framing near that opening	Often, until the source of movement is addressed
Stair step pattern in exterior stucco or brick	Uneven settling along that section of the foundation	Often
Straight hairline crack in the middle of a flat ceiling or wall	Normal seasonal drywall or framing movement	Sometimes, but it usually stays small
Crack that is wider at one end than the other	Settlement happening faster on one side than the other	Often
Crack above a door frame that reappears after patching	Frame movement carried through the header above the door	Often

Cracks at door frames in particular tend to repeat, because the header above a door concentrates stress from any movement nearby. For a broader view of how drywall cracking fits into the larger set of foundation warning signs, see drywall cracking as a foundation symptom.

How Can You Tell Movement From Ordinary Settling?

You cannot reliably tell the difference by looking at the crack alone, which is exactly why a professional evaluation comes before any conclusion about the cause. A homeowner can track useful information in the meantime, such as whether the crack has reopened more than once, whether it is getting wider or longer over time, and whether it lines up with other signs like a door that has started sticking or a floor that feels slightly out of level nearby. That information helps an evaluation move faster, but it does not replace one. Why patching alone does not hold is worth reading if you have already patched the same spot more than once. For a closer look at how cracking connects to settlement specifically, see when cracks point to settlement.

What Does a Lasting Fix Involve?

A lasting fix addresses whatever is moving behind the wall before any drywall gets repaired again, rather than patching over a problem that is still active. Once an evaluation identifies the actual source of movement, the appropriate response depends on what that source turns out to be. Movement tied to settlement is typically addressed with steel piers driven down to more stable soil, which stabilizes the affected section of the foundation. Movement tied to conditions closer to the surface may call for a different approach depending on what the evaluation finds. Only after the underlying movement is stabilized does patching the drywall again make sense, since patching first would mean redoing the same work later. Foundation repair covers the range of approaches Dalinghaus uses once a cause is confirmed.

When Is Patching Actually the Right Answer?

Patching is the right answer on its own when the crack came from something that has already stopped moving, or was never structural to begin with. A hairline crack from a new home settling into place during its first year, a small seam crack from normal seasonal framing movement that has not grown or reappeared with any regularity, and a single crack from a minor bump or vibration are all cases where a straightforward patch is a complete fix. Not every homeowner who calls about a cracked wall needs an extensive repair, and recommending one anyway would not be honest. The way to know which situation you have is the same evaluation that would also catch a movement problem early, so asking does not commit you to anything beyond finding out.

Frequently Asked Questions

Can a small crack from normal home settling turn into a bigger problem later? It depends on what caused it. A crack from normal seasonal or initial settling that has stayed the same size for some time is unlikely to change. A crack that keeps reopening or growing is worth having looked at, since that pattern points to movement that is still active rather than movement that already finished.

Do all recurring drywall cracks mean I need foundation repair? No. Some recurring cracks trace back to seasonal framing movement or drywall installation issues that have nothing to do with the foundation. An evaluation is the only reliable way to tell which cause applies to your specific crack, since more than one cause can produce a similar pattern.

How much movement does it actually take to crack drywall a second time? Very little. Drywall and joint compound are rigid materials, so even small, repeated shifts in the framing behind them are enough to reopen a patched seam. That is part of why a crack can return even when the movement causing it would be hard to notice by eye.

Should I patch a crack myself if it has already come back once? You can, but a second patch will not hold any better than the first one if the underlying movement has not been addressed. If a crack has reopened more than once, an evaluation to identify the cause is a more useful next step than repeating the same patch a third time.

How does Dalinghaus Foundation Repair figure out what is causing a recurring crack? An evaluation looks at the crack pattern, its location, and other signs around the home, such as door and window operation or floor elevation, to identify what is actually moving. From there, the appropriate next step depends on what the evaluation finds, whether that is a straightforward patch or a repair aimed at the source of the movement.

Schedule a free evaluation to find out what is behind a crack that keeps coming back.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Are Squeaky Floors a Structural Problem?

Brian Dalinghaus — Tue, 08 Sep 2026 00:00:00 GMT

Most floor squeaks are wood rubbing against wood or against a nail, and on their own they are harmless. A squeak that shows up along with a soft spot, a bounce, or a slope in the floor points to the support underneath rather than the floor surface itself, and that combination is a different conversation.

Key takeaways

Most floor squeaks come from wood parts rubbing or shifting slightly, not from a structural problem.
A squeak paired with a soft spot, a bounce, or a sloping floor points to the support system below the floor, not the floor itself.
Sistering, support plates, and crawl space jacks correct a support problem. Dalinghaus Foundation Repair does not replace floor joists.
Humidity and normal seasonal wood movement cause squeaks that come and go on their own.
A free evaluation is the most reliable way to find out whether a squeak is cosmetic or a sign of something underneath the floor.

Squeaky floors are one of the most common complaints homeowners search for, and one of the least understood. Most articles jump straight to structural fear or offer a laundry list of fixes with no way to tell which one applies. This guide walks through what actually causes a squeak, what separates a harmless one from a support problem, and what a repair for the second kind actually involves.

What Makes a Floor Squeak?

A floor squeaks when two wood parts move against each other or against a fastener, and that friction makes noise. Most of the time this happens for one of four reasons.

Boards Rubbing Against Each Other

Wood flooring and subfloor panels are cut and installed with small gaps between them. Over time, as the house settles into normal use, adjacent boards can shift just enough to rub together when weight passes over them. This is the most common cause of a squeak and the least concerning.

Nails Working Loose From the Subfloor

Subfloor panels are nailed or screwed down to the joists beneath them. As wood dries out over the years, the fasteners can work slightly loose, and the panel moves a fraction of an inch every time someone steps on it. That small movement against the loose nail is what you hear.

A Subfloor Separating From the Joist Below

This is the cause worth paying attention to. If the subfloor panel has pulled away from the joist it rests on, whether from moisture, age, or movement in the framing below, the panel flexes under weight instead of staying flat, and the fasteners squeak with every step. This is usually a support issue rather than a surface issue, and it is the reason the next section exists.

Humidity and Seasonal Wood Movement

Wood expands when it absorbs moisture and contracts when it dries out. In homes across Southern California, Arizona, and Nevada, seasonal humidity swings can cause boards to tighten and loosen against each other, which is why some squeaks appear for a few months and then quiet down on their own.

When Is a Squeaky Floor a Support Problem?

A squeaky floor points to a support problem when it shows up alongside a soft spot, a bounce, a slope, or another sign somewhere else in the home. A squeak by itself, with a floor that otherwise feels solid and level, is usually just friction.

The table below is a general guide, not a diagnosis. An evaluation is what actually tells you which category a specific squeak falls into.

What you notice	What it usually points to	Worth a free evaluation
A squeak in one spot, floor feels solid	Wood rubbing or a loose fastener	Not on its own
A squeak that fades in some seasons and returns in others	Normal humidity driven wood movement	Not on its own
The same squeak every time, with a soft or spongy feel underfoot	The subfloor may be separating from the joist below	Yes
A squeak plus a visible dip or slope in the floor	A support post or joist beneath the floor may have shifted	Yes
A squeak plus doors or windows elsewhere that stick	Possible movement affecting more than the floor	Yes

If you are already wondering when a sagging floor becomes structural, a squeak is one of the earlier and more subtle signs that can show up before a dip or a bounce becomes obvious.

What Can You Check Yourself?

You can check a squeaky floor yourself by walking the area slowly and noting whether the sound is isolated to one board or spread across a section of the room. A single board that squeaks is usually a quick, low stakes observation. A section that flexes, feels soft, or slopes when you walk it is worth writing down and mentioning to a professional.

A few things to look for while you check:

Does the floor feel level, or does it dip slightly toward one spot?
Does the area feel firm underfoot, or does it give slightly with your weight?
Are there other signs nearby, like a door that has started sticking or a crack that has appeared in a nearby wall?
Does the squeak happen in the same spot every time, or does it move around depending on the season?

None of these checks are a substitute for a professional look underneath the floor. They are simply a way to describe what you are noticing more precisely before you talk to someone. For a broader look at what to do and what to avoid with an uneven floor, see our guide on uneven floor repair.

How Are Squeaks From a Support Problem Repaired?

Squeaks caused by a support problem are repaired by stabilizing what is underneath the floor, not by replacing the floor itself. The exact approach depends on what a technician finds once they are underneath the house.

Common approaches include:

Sistering the joist. A new piece of lumber is fastened alongside a weakened or separated joist to add strength and bring the subfloor back into firm contact with it. For more detail on this approach, see strengthening joists from below.
Installing support plates. Metal plates or blocking are added where a joist meets a beam or support post to stop small movements at that connection point.
Adding or adjusting crawl space jacks. Where a support post has settled or shifted, crawl space jacks are installed or adjusted to bring the floor system back to level and hold it there.

These repairs strengthen and stabilize the existing framing rather than tearing out and rebuilding it. For a closer look at how a sagging section gets addressed, see our guide on sagging floor joist repair. Our crawl space repair team can walk you through which approach applies once they have looked at the specific area.

Can You Just Live With a Squeaky Floor?

You can live with a squeaky floor that is isolated, consistent with normal wood movement, and not paired with any other sign in the home. Whether a specific squeak falls into that category is something a professional can confirm, and that confirmation is worth having if the squeak has started appearing more often, in a wider area, or alongside anything else you have noticed.

A squeak on its own is not proof of a support problem, and it is not proof that everything is fine either. What the squeak means in your specific home is a question for an evaluation, not a guess based on a symptom alone. If you want that answer, schedule a free evaluation and a technician can look at what is actually happening underneath the floor.

Frequently Asked Questions

Is a squeaky floor a sign of a foundation problem? Not by itself. A squeak on its own is usually wood rubbing against wood or a loose fastener. It becomes worth investigating further when it appears along with a soft spot, a slope, a bounce, or another sign elsewhere in the home, since those combinations point toward the support system rather than the floor surface.

Why does my floor squeak more in certain seasons? Wood absorbs and releases moisture as humidity changes through the year, which causes boards to expand and contract slightly against each other. This is a normal process in homes across Southern California, Arizona, and Nevada, and it explains why some squeaks come and go with the seasons rather than staying constant.

Can I fix a squeaky floor myself? A squeak caused by a loose fastener in an accessible spot can sometimes be addressed with basic carpentry. A squeak connected to a support problem underneath the floor is not a do it yourself repair, since it involves the framing that holds the floor up rather than the surface you can see.

Will a squeaky floor go away on its own? A squeak caused by seasonal humidity can quiet down on its own as conditions change. A squeak caused by a subfloor separating from a joist, or by a shifted support post, will not resolve by itself, because the underlying gap or movement stays until something corrects it.

Do all squeaky floors need a professional evaluation? No. A single, isolated squeak in an otherwise solid, level floor usually falls into the wood movement category described above. A squeak that shows up with a soft spot, a slope, a bounce, or another sign in the home is worth having looked at, since that combination is what points toward the support underneath the floor rather than normal wood movement.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Floor Feels Uneven When Walking, Expert Insights & Fixes

Brian Dalinghaus — Sun, 28 Sep 2025 00:00:00 GMT

You know that feeling, you're walking through your living room or kitchen, and something just feels... off. Maybe the floor dips a little. Maybe it creaks more than it used to. Or maybe your coffee table leans like it's trying to start a conversation.

When your floors start to feel uneven, it's easy to shrug it off. After all, homes settle over time, right?

But here's the deal: not all settling is harmless. Sometimes, uneven floors are a sign of a deeper problem, one that could compromise the safety and value of your home.

At Dalinghaus Foundation Repair, we've been crawling under homes and drilling through concrete long enough to know: if your floors feel uneven, they probably are, and it's worth finding out why.

What Does "Uneven Floors" Actually Mean?

We're not talking about a squeaky floorboard or a slightly warped plank. When homeowners say their floor "feels uneven," they usually mean one of three things:

The floor slopes in a certain direction
Certain areas dip or bounce when walked on
There's a noticeable hump or bulge

These issues don't just happen by accident. Something is shifting underneath, whether that's the foundation, the subfloor, or the soil itself.

Common Signs Your Floor Might Be Uneven

If you're not sure whether your floors are out of level, here are a few telltale clues we see all the time:

Furniture leans or wobbles
Doors swing open or stick shut
Cracks appear in the walls above door frames
Cabinets separate from the wall
You feel like you're walking uphill or downhill

What Causes Uneven Floors?

Let's break this down by home type, because a slab foundation issue isn't the same as a crawl space problem.

1. Foundation Settlement (Slab or Stem Wall Homes)

In both California and Arizona, soil is the troublemaker. Dry conditions, monsoon rains, and expansive clay soils can cause your foundation to settle or shift. As the slab moves, so does everything on top, including your floors.

Diagonal wall cracks
Cracked tile or lifted flooring
Sloping rooms

2. Crawl Space Sagging (Pier & Beam or Raised Foundations)

If you've got a crawl space, your floors sit on wood beams supported by piers. Over time, moisture, rot, or shifting soil can cause those supports to sink or break down.

Soft or springy feeling in certain spots
Gaps between baseboards and floor
Mold or musty smells

3. Poor Construction or Age

Sometimes, it's not a foundation problem at all, it's a materials issue. Floors can become uneven due to poor subfloor installation, water damage, or general wear and tear, especially in older homes.

Uneven surfaces from room to room
Creaking in specific spots
No evidence of structural damage underneath

Why You Shouldn't Ignore It

We get it, replacing flooring is expensive. So is foundation work. But ignoring uneven floors can cost you more in the long run.

Here's what can happen if you let it go:

Worsening structural damage: What starts as a small dip could become a serious foundation crack.
Decreased home value: Appraisers and buyers notice sloped floors, and they'll use it to negotiate.
Water intrusion: Uneven floors can be a symptom of bigger issues, like water getting in under the slab or through the crawl space.
Trip hazards: Safety matters, especially for families with kids, pets, or elderly loved ones.

How We Fix Uneven Floors

Every home is different, but the process usually starts the same way: a free evaluation.

We look at the symptoms, diagnose the root cause, and build a custom repair plan that actually works.

If You Have a Slab Foundation

We install steel piers deep into stable soil to stabilize the foundation and, where the home allows, lift it.

We inject high-density foam beneath the concrete slab to lift sunken areas back into place. It's clean, fast, and non-invasive.

A Quick Note for Arizona and California Homeowners

Arizona homeowners: You're dealing with desert soil that expands and contracts like an accordion, especially after monsoon rains. Your floors might be moving because your foundation is, too.

California homeowners: Along with clay-rich soil, seismic activity can throw your foundation out of alignment. If your floor suddenly feels off after a quake, or even a small tremor, schedule a free evaluation.

What to Expect From Our Process

free evaluation No pressure. No sales pitch. Just honest answers.
Detailed Evaluation We'll assess the cause, foundation, crawl space, or subfloor, and give you the data.
Custom Repair Plan You'll get a straightforward quote, with options based on your goals and budget.

Real Homeowner Stories

"We thought it was just a squeaky board, but Dalinghaus found a bigger issue with our crawl space. Their crew was professional, fast, and now our floor doesn't dip anymore. Huge relief!"

"After years of feeling like my hallway was slanted, I finally called. Dalinghaus injected foam under the slab and leveled it in a single day. Should've done it sooner."

FAQs

Q: Is it expensive to fix an uneven floor? It depends on the cause. Foam leveling is often more affordable than people expect. Foundation repairs are a bigger investment, but they protect your home's value.

Q: How long does floor leveling take? Most slab leveling projects take a few hours. Crawl space repairs typically wrap up within 1, 2 days.

Q: Will you need to tear up my floors? In many cases, no. Polyurethane foam is injected through small holes and doesn't require flooring removal. Crawl space work is done from underneath.

Feel Like Your Floors Are Off? Let's Find Out.

Uneven floors aren't just annoying. They're a sign your home is asking for help.

Schedule your free evaluation with Dalinghaus Foundation Repair today. We'll get to the root of the issue and fix it the right way, because peace of mind should be built into your foundation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Repair Cracks in Cinder Block Walls, A Straightforward Guide

Brian Dalinghaus — Sat, 27 Sep 2025 00:00:00 GMT

Cinder block walls are tough. They're strong, reliable, and built to last. But like anything in your home, they're not invincible.

Some cracks are harmless. Others? Not so much.

At Dalinghaus Foundation Repair, we've seen everything from small hairline fractures to wide gaps big enough to slide a screwdriver into. And we can tell you this: when cinder block walls start cracking, there's usually more going on behind the scenes than meets the eye.

So let's break it down, what causes these cracks, which ones are serious, and what you can do to repair them the right way.

Why Do Cinder Block Walls Crack?

It's not always about age or bad luck. Most cinder block cracks happen because the structure is reacting to pressure, movement, or moisture.

Here are the most common culprits:

1. Foundation Settlement

If the soil under your home shifts or sinks, especially in Arizona's dry climate or California's expansive clay, it can cause parts of your foundation to drop. That movement pulls on your walls and causes cracks.

3. Tree Roots or Soil Expansion

Large roots or swelling clay soil can push against exterior walls, causing horizontal or diagonal cracks over time.

4. Seismic Activity (California-specific)

Even small earthquakes can stress cinder block walls, especially if they're older or unreinforced.

Types of Cinder Block Cracks (and What They Mean)

Not all cracks are created equal. Here's what to watch for:

Vertical Cracks

Usually a sign of settlement or shrinkage. Small vertical cracks might not be urgent, but they should still be monitored.

Diagonal ("Stair-Step") Cracks

These follow the mortar lines in a zig-zag pattern. They usually indicate foundation movement and can grow worse if ignored.

Horizontal Cracks

These are the biggest red flag. A horizontal crack in a block wall often means the wall is bowing or buckling under pressure.

How to Repair Cinder Block Cracks (Step by Step)

The fix depends on the type and severity of the crack. Below are the typical methods we use to repair cracks in cinder block walls, starting with basic cosmetic repairs and moving to structural solutions.

Option 1: Surface-Level Crack Repair (for Hairline Cracks)

If the wall is structurally sound and the cracks are small:

Step-by-Step

Clean the Crack: Remove loose debris with a wire brush.
Fill the Crack: Use masonry crack filler or hydraulic cement.
Smooth & Paint: Trowel the surface smooth and apply a waterproof paint or sealant.

Option 2: Epoxy Injection (for Structural Hairline Cracks)

If the crack is narrow but goes deep, epoxy injection is a great option.

How It Works

We inject structural epoxy into the crack under pressure.
This seals the gap and restores some strength to the wall.

Best for vertical or stair-step cracks that are stable but concerning.

Option 3: Carbon Fiber Reinforcement (for Bowing Walls)

When a wall is bowing inward due to pressure, carbon fiber straps can help hold it in place.

What We Do

Clean the surface.
Attach carbon fiber strips with high-strength epoxy.
Anchor the system top and bottom.

This reinforces the wall without excavation, and it's barely noticeable when done.

Option 4: Wall Anchors or Helical Tiebacks (for Severe Bowing or Lateral Movement)

If the wall has moved more than 2 inches, or if cracks are accompanied by bulging, you may need anchors.

The Process

Install steel wall plates inside and anchor rods that extend into the soil.
Tighten the system gradually to straighten and support the wall.

These systems transfer the soil pressure on the wall to anchors set in stable soil.

Option 5: Rebuild or Replace the Wall (in Worst-Case Scenarios)

If a cinder block wall has failed completely, crumbling, collapsing, or beyond repair, it may need to be rebuilt from scratch.

While rare, we've seen this happen with:

Older unreinforced walls
Severe water intrusion
Neglected horizontal cracks

We'll only recommend this if no repair system can restore the wall safely.

When to Call a Professional

Here's a good rule of thumb: if you can slide a nickel into the crack, or if the crack is horizontal or stair-step shaped, schedule a free evaluation.

Other signs it's time to call us:

You notice widening gaps over time
Water is leaking through the cracks
The wall is bulging or leaning
Cracks appear near windows or doors
You're planning to sell and need peace of mind

Our 3-Step Repair Process

At Dalinghaus Foundation Repair, we don't throw patch jobs at structural problems. We find the root cause, then repair the wall and the movement behind it.

Step 1: free evaluation

We assess the cracks, measure wall movement, and determine if it's structural or cosmetic.

Step 2: Custom Repair Plan

We tailor a plan that fits your home, budget, and long-term goals, whether that's epoxy, carbon fiber, or full stabilization.

Why Homeowners Trust Dalinghaus

More than 2,000 foundation projects since 2011
Local crews with deep knowledge of California & Arizona soils
Licensed in California, Arizona and Nevada
We don't upsell, we educate

We've seen too many homeowners waste money on quick patches that don't last. Our goal is long-term stability, not temporary fixes.

FAQs About Cinder Block Wall Cracks

Q: Will the cracks come back after repair? If you only seal the surface, maybe. But when the root cause is fixed, foundation settlement, pressure, or moisture, they won't.

Q: How much does cinder block wall repair cost? It depends on the severity and the solution. Crack injection might cost a few hundred bucks. Full wall stabilization can run into the thousands. We offer free quotes and financing to make it manageable.

Q: Can I repair block wall cracks myself? You can patch small cracks, yes. But if the crack is wider than 1/8 inch or looks like a stair-step or horizontal line, call in an expert.

Don't Wait Until the Wall Fails

Cracks in cinder block walls aren't just an eyesore, they're your home trying to tell you something. The sooner you act, the easier (and cheaper) the fix will be.

Let us take a look. It's free. It's honest. And it might just save you thousands down the road.

Schedule your free evaluation with Dalinghaus Foundation Repair today. Because strong homes start with strong walls.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Gap Between Wall and Floor: Expert Insights and Fixes

Brian Dalinghaus — Thu, 18 Sep 2025 00:00:00 GMT

That little gap between your wall and floor might look harmless, but it's not just a cosmetic issue. It's your house quietly telling you something's wrong. It could be settling soil. It could be a shifting foundation. Either way, ignoring it won't make it go away.

In this gap between wall and floor guide, we'll break down what causes floor gaps, how to spot the real warning signs, and what to do before that small space turns into a big problem.

Why Is There a Gap Between My Wall and Floor?

Alt text: gap between wall and floor image

That gap between your wall and floor didn't show up overnight, but it sure didn't show up for no reason, either. When your house starts pulling away from itself, it's usually not a trim issue. It's a structural cry for help. Most of the time, it boils down to your foundation shifting, thanks to the soil doing what soil does best: moving.

Here's what might be going on beneath your feet:

1. Foundation Settlement

Over time, the soil under your home can compact, dry out, or straight-up vanish, especially in places like California and Arizona where you've got expansive clay, drought, and the occasional monsoon. When part of your foundation loses support, it starts to sink. The structure shifts, the floor drops, and bam, you've got a gap between the wall and floor.

2. Soil Erosion or Poor Compaction

If the original builder didn't pack the soil tightly, or if water's been running too close to the foundation, your soil might be slowly washing away. And where the soil goes, your foundation follows. That's when floors start to dip and walls start to pull apart.

3. Expansive Soil

This one's a real troublemaker. Expansive soil swells when it's wet and shrinks when it's dry, over and over, like a sponge on repeat. That constant movement pushes and pulls on your foundation, creating stress points. Result? Floor gaps, wall cracks, doors that won't shut, and a homeowner asking, "What now?"

4. Framing or Joist Issues

Not every problem starts in the dirt. Sometimes, the wood above it is the culprit. If your floor joists are sagging or your rim joist is failing, the floor can start dropping away from the wall. It looks like a foundation issue, but the framing's actually to blame.

5. Moisture in the Crawl Space

If your home has a crawl space, too much humidity can rot the joists and beams that hold up your floor. When that wood gets soft, it sags. And when it sags, it pulls the floor down with it, leaving that visible gap at the base of your wall.

No matter the cause, one thing's for sure: that gap means something's moving. And if you want to keep your house standing tall, it's best to figure out what's shifting and fix it before it gets worse.

Signs the Gap Between Wall and Floor Is More Than Cosmetic

Sometimes a gap between your wall and floor is just that cosmetic: a little caulk, a fresh baseboard, no harm done.

But sometimes? It's your house waving a red flag.

Here's how to tell if you've got a real structural problem brewing underneath your feet:

Uneven or Sloping Floors: If marbles roll across the room, chances are your floor isn't the only thing off; your foundation may be shifting, too.
Cracks in Drywall: Walls are like skin, they show stress when the foundation beneath them starts pulling apart. Cracks forming at corners, seams, or window frames are a classic sign that something's moving.
Sticking Doors or Windows: If you've got to shoulder your way into a room or wrestle a window shut, your frame may be warping from structural movement. Floors drop, walls shift, and nothing lines up like it used to.
Gaps That Get Bigger Over Time: If that floor-to-wall gap started as a hairline and now it's big enough to lose your phone in, it's not going away on its own. Movement is active and likely getting worse.
Ceiling or Crown Molding Separation: Gaps aren't just at the floor. If your ceiling trim is pulling apart or cracking, it could be your whole structure flexing under pressure.
Cracks in the Foundation or Exterior Walls: Walk the outside of your home. If you're seeing stair-step cracks in the brick, separation in siding, or crumbling concrete, that floor gap is likely part of a bigger problem below.

A professional foundation inspection can tell you whether it's just cosmetic or the start of something serious.

How to Fix a Gap Between the Wall and Floor

When there's a gap between your wall and floor, it's not just about closing the space; it's about fixing what caused it in the first place. Slapping on some caulk or new trim might make it look better, but that's just putting a Band-Aid on a broken bone.

Here are some of the gap between wall and floor solutions:

Push Piers: If your home is settling because of weak or sinking soil, push piers are driven deep into stable ground to lift and support the foundation. This is one of the most common fixes for homes with visible floor-to-wall separation.
Helical Piers: Similar to giant screws for your foundation, helical piers are ideal for lighter structures or where soil conditions vary. They're twisted into the earth until they reach stable load-bearing soil, and then used to raise and stabilize your home gently.
Helical Tiebacks: If your foundation walls are bowing or sliding outward, especially in homes with retaining walls, helical tiebacks can pull them back into place and prevent further movement. Think of them as anchors keeping everything where it belongs.
Crawl Space Jacks: If sagging floors are the issue and you've got a crawl space, adjustable steel jacks can be installed to lift and relevel the floor system from underneath. It's a game-changer when joists are sagging and the floor's dropping away from the wall.
Post & Pad Replacement: Old-school support posts made of wood can rot, shift, or settle over time. Replacing them with concrete pads and steel posts restores proper support and helps close the gap caused by floor sagging, especially in older homes.
Deep Injection Polyurethane: For slab-on-grade homes with sinking floors, deep injection polyurethane foam is injected under the slab. It expands, fills voids, and gently lifts the concrete back into place, closing the gap and stabilizing the area fast.
Drainage Correction & Moisture Control : Water is often the silent troublemaker. Poor drainage, high humidity, or standing moisture can lead to erosion, rot, or shifting soil.

No two homes settle the same way, which is why a floor-to-wall gap needs a custom fix, not guesswork. The right gap between wall and floor fix depends on your soil, your structure, and the extent of the damage.

Bottom line? Don't just hide the gap; fix what's causing it from the ground up.

How to Prevent Your Floor From Separating From the Wall

What's the best fix for a gap between your wall and floor? I don't need one in the first place.

Here's how to keep your floors where they belong and avoid watching your walls pull away over time:

Control Drainage Around the Foundation

Water is the silent killer of good foundations. Make sure your gutters and downspouts are doing their job, moving water away from the house, rather than allowing it to flow directly into the soil next to it. If water's pooling by your foundation, regrade that yard or dig a swale. It's not glamorous, but it works.

Don't Overwater Your Landscaping

In places like California and Arizona, soil loves to expand and contract like an accordion, wet one season, bone-dry the next. Too much irrigation causes the soil to swell, and when it dries out, your foundation drops. That's how you end up with your floor separating from the wall.

Control Moisture in Your Crawl Space

If you've got a crawl space, think of it like your home's lungs. Humidity down there leads to mold, rot, and sagging joists.

Schedule a free evaluation

You don't have to wait for cracks or gaps to show up. A foundation inspection every few years, especially if you live on sketchy soil, is a smart way to catch issues early. It's like an oil change for your home.

Use the Right Materials When Repairing

Fixing framing? Replacing supports? Don't cheap out. Pressure-treated lumber and proper installation might cost a little more upfront, but they'll save you a world of pain down the road. Bad repairs are a time bomb, tick... tick... gap.

A little prevention goes a long way when keeping your home stable. Take care of what's under your feet, and you'll spend a lot less time and money fixing what's pulling away from your walls.

Is a Gap Between the Wall and Floor Dangerous?

Sometimes, the gap between wall and floor issues is just bad trim work. But if it's caused by foundation movement, that's a whole different animal. What starts as a small space can lead to cracked walls, sagging floors, and major structural headaches if you let it ride.

So is it dangerous? Maybe not today. But ignore it long enough, and it will be. Catch it early. Fix it fast. Save yourself a fortune.

Schedule a free evaluation Today

Seeing some gap between wall and floor problems?

At Dalinghaus Foundation Repair, we've handled over 2,000 foundation and crawl space repairs across California and Arizona.

Schedule your gap between wall and floor inspection today. Let's catch the problem before it catches up with your home.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Crawl Space Support Posts: What They Are & When You Need Them

Brian Dalinghaus — Sat, 13 Sep 2025 00:00:00 GMT

Most homeowners never think about what's holding up their floors until they start sagging, bouncing, or cracking the upstairs drywall. That's when you realize the posts under your house are more than just hunks of wood or steel. They're the legs your home stands on.

The whole place feels it when they're weak, rotten, or missing. In this article, we'll cover what crawl space support posts are, why they matter, the warning signs you shouldn't ignore, and how the right crawl space repair keeps your house standing tall.

What Are Crawl Space Support Posts?

Think of support beam posts as the legs of your house. They're vertical columns under your floor, holding the beams and joists. Their job is to carry the weight of your home and pass it down into the ground.

They come in different materials: wood, concrete, or steel. Currently, the modern option is adjustable crawl space jacks. They're strong, dependable, and can be adjusted to the right height. Older homes often used wood posts, or worse, stacked blocks of scrap lumber. Those might work for a while, but they don't last.

Purpose of Crawl Space Support Posts

Sagging floor supports aren't "extra." They're essential. Without them, gravity wins, and your house starts to sag.

Here's what they do:

Spread the weight of your home evenly across the crawl space structure
Keep floors from sinking, bouncing, or sloping
Reinforce beams weakened by rot, age, or moisture
Keep the whole structure stable over time
Stop minor problems before they become major costs.

Signs You May Need New (or Additional) Crawl Space Support Posts

Your house usually gives you warnings when the crawl space is in trouble.

Here's what to look for:

Sagging or uneven floors: If you notice furniture tilting or feel like you're walking uphill or downhill inside your home, the floor system is sinking. The crawl space supports aren't doing their job.
Bouncy floors: The joists flex too much if your floor feels springy, like a trampoline. Posts are either missing, failing, or spaced too far apart.
Cracks in drywall: Especially above doorways, windows, or along seams. When the crawl space shifts, it throws the whole frame out of square, and the walls show it first.
Doors and windows sticking: If they scrape, jam, or won't close all the way, your house shifts as the supports sink.
Gaps between floors and baseboards: When the floor drops but the walls stay put, gaps open up. It's a sure sign of movement underneath.
Moisture damage: Crawl spaces often deal with damp conditions. If you see wood rot, mold, or rusted jacks, the posts may be compromised and losing strength.
Makeshift fixes: Bricks, stacked wood, or shims jammed under beams are stopgaps, not solutions. If that's what's holding up your house, it's time for real posts.

Why You Shouldn't DIY This

It's tempting to think, "I'll just crawl under there and add a post myself." But floor joist repair and pier and beam fix work isn't weekend DIY stuff. It's structural repair, and when the structure of your home is on the line, mistakes get expensive.

Here's why DIY isn't the answer:

Safety risks. Crawl spaces are tight, damp, and often full of mold, pests, or unstable wood. One wrong move can mean injury or exposure to harmful conditions.
Hidden problems. Support posts are only part of the picture. If you don't catch wood rot, shifting soil, or ongoing moisture issues, your "fix" won't hold, and the problem will return worse.
Precision matters. Posts must be placed in the right spot, on solid footings, and adjusted carefully. Lifting too quickly or in the wrong place can crack walls, damage plumbing, or worsen doors and windows.
Long-term costs. A quick DIY patch might feel like savings now, but when it fails, you'll pay for both the failed attempt and the professional repair. That's double the cost and double the stress.

Why Professional Inspection Matters

You might not think much about your crawl space until something goes wrong upstairs, like sagging floors or cracked walls. But what happens under your house directly affects everything above it. That's why a professional inspection isn't optional. It's essential.

A trained crawl space expert can:

Pinpoint the real problem. Is it weak posts, rotted joists, settling soil, or a moisture issue?
Prevent wasted money. Installing posts in the wrong spot, or without fixing wood damage first, means paying twice when the problem comes back.
Design the right solution. Not every home needs the same fix. A pro looks at the weight load, soil condition, and damage level before creating a plan that works long-term.
Protect your investment. Your home is likely your biggest asset. A proper inspection ensures that the repair supports the whole structure, not just the symptom.

The U.S. Geological Survey (USGS) says that shifting soils can push and pull on a structure's foundation. That movement shows up as cracks, uneven floors, and misaligned doors and windows. It's the same stress that makes crawl space support posts so important. Without them, your home has nothing to fight against sagging and settlement.

Installing Crawl Space Support Posts

Crawl space support posts don't just sit there and hold weight; they can push sagging floors back toward level and keep them there.

Here's how the process works:

Inspection and Planning: We start by crawling under the house to figure out where the problem is. We check beams, joists, and the old posts. If wood rot, termites, or moisture damage has weakened the structure, those areas are flagged for reinforcement. We'll also measure how far the floors have dropped compared to where they should be.
Solid Footings: A post is only as strong as what it rests on. Before lifting, a concrete footing or precast base is set in the soil. This spreads the load and keeps the post from sinking into the ground over time. Think of it like setting a car jack on a solid block instead of soft dirt.
Placement of the Posts: We position the new posts directly under sagging beams or joists. Placement matters; a few inches off may mean the weight isn't transferred correctly. We often add multiple posts in a row to spread the load evenly.
The Lift: This is the part homeowners find most satisfying. Using screw-style adjustable jacks, we slowly tighten each post. The process is gradual to avoid cracking drywall or causing sudden shifts. As the jacks turn, beams and joists are pushed upward, and sagging floors rise closer to level.
Locking It In: We lock and secure the posts once the desired height and support are reached. Unlike temporary shoring, these are built to stay in place, carrying the weight down to the new footings. The load is balanced across all posts and footings.
Reinforcement of Damaged Wood: If joists or beams were rotted, we reinforce or sister it with new lumber or steel plates before or after the lift. Posts provide strength, but the wood above them needs sound to hold the load.

How Can We Help?

Fixing crawl spaces isn't glamorous work. It can be dirty, cramped, and dark. But it's also important work, because your house depends on it. At Dalinghaus Foundation Repair, we've built our reputation on tackling the tough jobs correctly because your home deserves nothing less.

Here's what you can expect when you call us:

Inspect posts, beams, joists, soil, and moisture fully.
Build foundation repair plans specific to your house.
Use professional-grade crawl space jacks, support piers, or and floor lift systems.

Dalinghaus Foundation Repair Is Here to Help

Your crawl space might be out of sight, but it should never be out of mind. Support posts aren't just pieces of steel holding up wood. They keep your floors level, your doors working, and your home safe. Ignoring sagging floors or trying to "DIY it" can give you bigger and more expensive problems down the road.

With the right inspection and team, your home can be lifted, leveled, and protected for years. Schedule a free crawl space evaluation with us, and we'll give you a clear picture of what's happening under your home.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Soil Erosion Around Foundation: Causes, Risks & Prevention

Brian Dalinghaus — Sat, 13 Sep 2025 00:00:00 GMT

If the ground under your home is eroding away, you have a problem bigger than muddy shoes. Erosion around home foundations doesn't just mess up your landscaping. It can crack walls, jam doors, and drain your time and money. You usually don't see it happening until the damage is done.

In this guide, we'll break down what causes soil erosion around foundations, the warning signs to watch for, and the most effective erosion control strategies to fix and prevent it.

Common Causes of Soil Erosion Around Foundations

Soil doesn't just vanish overnight. It gets pushed, pulled, or washed away by a handful of factors, including:

Bad Yard Grading: If your yard slopes to your home instead of away from it, you're funneling water right to your foundation. That's a one-way ticket to foundation washout or sloped yard erosion.
Downspout Drainage That's Too Short: If your gutters dump water next to your house, it will eat away at the dirt faster than you can say "exposed footing." Extend those downspouts to prevent this.
Heavy Rain and Stormwater Runoff: When prolonged rainfall or severe storms occur, water has to go somewhere. It will carry your soil if it can't soak in.
No Vegetation to Hold the Soil: Grass, plants, and roots act like rebar for your yard. Without them, the soil has nothing to keep it in place.
Landscaping Done Wrong: Patios, pavers, or even a landscaping fix that's installed without drainage in mind can turn into a water slide aimed straight at your foundation.
Soil Type: According to the USDA's Soil Survey Manual, soil is more than dirt. It's a layered system shaped by climate, water, and time. Some soils drain well and stay stable, while others shrink, shift, or erode easily. Knowing the soil type under your home is key to preventing erosion and protecting your foundation.

Effects of Foundation Erosion

When soil disappears around your foundation, the problems don't stay in the dirt.

Here's what can happen:

Exposed Footing: If you can see the concrete base of your foundation, you've already lost a lot of support. That footing's supposed to be buried for a reason. Once it's exposed, it's at the mercy of water and weather.
Foundation Settlement: Soil takes part in holding your house up. Take away that soil, and parts of your home start sinking or moving. That's when you get sloping floors, cracked walls, and doors that stick like they're glued shut.
Water Intrusion: Gaps left behind from foundation washout are perfect entry points for water.
Structural Instability: In worst-case scenarios, erosion can affect your home's support system. At that point, you're looking at serious foundation reinforcement to make it safe again.

Signs of Foundation Damage Due to Erosion

Erosion doesn't happen all at once. It shows up in little ways first.

So watch for these signs:

Cracks in Foundation Walls or Floors: Those hairline cracks in concrete aren't always harmless. The soil might shift underneath you, then cracks will grow or appear in new spots.
Doors and Windows That Stick: The frames twist when your home settles unevenly. That's why the bathroom door suddenly needs a shoulder bump to close.
Gaps Around Doors and Windows: If you can see daylight where you shouldn't, it's a sign the house is pulling apart at the seams.
Uneven or Sloping Floors: The ground under your home might be sinking if the floor tilts or things roll independently.
Water Pooling Near the Foundation: After rain, standing water at your home's base is a signal for poor drainage and possible erosion.

Foundation Erosion Repair Options

Fixing foundation erosion isn't about tossing dirt in a hole and calling it a day. You need real solutions that stop the problem and keep it from returning.

Here's what works:

Retaining Wall: A properly built retaining wall is like a shield for your yard. It holds the soil where it belongs and can help redirect water away from your foundation. Built wrong, it's a decoration. Built right, it's a barrier that lasts for decades. If your current retaining wall isn't doing its job right, then it might need retaining wall repairs for structural stability, soil retention, or drainage correction.
Soil Stabilization: This is where experts lock the ground in place. That might mean adding materials, planting vegetation, injecting polyurethane foam or using soil stabilization methods to keep the dirt from washing away. Think of it as giving the soil a backbone.
Replace and Compact Lost Soil: If erosion's already done its damage, bring in the right kind of soil, put it where it's needed, pack it down tight, and your home's stable again. Loose fill won't cut it. It needs to be compact enough to support a house.
Foundation Reinforcement : If your home's already sinking or shifting, we install steel push piers or helical piers under the foundation. These transfer the weight of your home to stable ground deep below, so erosion up top can't mess with it again.
Erosion Control: Sometimes the fix is about moving the water, not just holding the dirt. Downspout extensions, French drains, channel drains, and corrected grading can carry water away before it reaches your foundation.

Ways to Prevent Soil Erosion Under House Foundations

Controlling erosion isn't complicated, but it's also not about quick fixes you can knock out in a weekend with a bag of soil. You need solutions that actually work and keep working.

Here's how:

Grade Your Yard the Right Way: If your yard slopes toward your home, you're basically creating a water slide aimed right at your foundation. Over time, that water will carry the soil away. Imagine a driveway that tilts toward your garage every time it rains, and you get a puddle. Same with your yard. Slope it away, and water runs off harmlessly instead of pooling at your footing.
Run Downspouts Out Farther: Gutters are only half the job. If the water comes out of the downspout and lands next to the house, it'll dig a trench quickly. We've seen homes where the downspout ended a foot from the wall. After a few seasons, the soil was gone, and you could see the footing. Use extensions or splash blocks so it doesn't dig a trench next to your footing.
Plant Something with Roots: Roots hold soil together like a net. No roots means the dirt is free to wash away with every rainstorm. Plant grass or shrubs in your yard, and you've got an anchor.
Install a French Drain if Needed: If water likes to hang around your house, it's only a matter of time before it eats away at your foundation support. A French drain sends that water somewhere else.
Use Mulch the Smart Way: Mulch slows water down and protects soil from pounding rain, but pile it against your foundation and you're just trapping moisture against the wall. Spread it out in garden beds away from the house. Keep a few inches of bare space between mulch and your foundation.
Add a Retaining Wall on Slopes: Sloped yards are erosion factories. A retaining wall stops the downhill slide and gives you an area that's easier to maintain. Think of it like bracing a stack of boxes; without the brace, they tip. With a wall, the soil stays put no matter how hard it rains.

Frequently Asked Questions

What Are the 4 Types of Soil Erosion?

The main types are splash erosion (raindrops hitting bare dirt), sheet erosion (a thin layer washes away), rill erosion (small channels form), and gully erosion (large washouts). Sheet and rill erosion around homes causes the most foundation problems.

Why Is the Dirt Separating From My Foundation?

Soil gaps usually mean it's shrinking from dryness or washing away from rain. In dry weather, clay-rich soil pulls back. In wet weather, water runoff erodes it. Either way, those gaps can let water in and weaken your foundation.

How to Fix Soil Erosion Around the Foundation?

We recommend sloping soil away from your home, extending downspouts 4 to 10 feet away, planting grass or groundcover, and adding drainage where water pools. If erosion has already damaged the foundation, call a repair specialist before the problem worsens.

Should You Put Dirt or Gravel Around the Foundation?

Yes. Start with compacted clay soil sloped away from your home to keep water out. Then, you can add gravel for looks and drainage. Just don't skip the slope. Gravel alone won't stop water from pooling at your foundation.

Stop Erosion Before It Damages Your Home

When the soil holding your foundation disappears, your home's stability disappears. You can fight back with the right erosion control, smart drainage, and solid repair work. The longer you wait, the more expensive the fix.

Dalinghaus Foundation Repair offers proven erosion control solutions, from retaining wall erosion repair to deep foundation reinforcement. If you spot signs of erosion, schedule your free evaluation before the problem gets worse. We'll help you stabilize your soil, and keep your home safe for the long haul.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Is a Rim Joist and Why It Matters Structurally

Brian Dalinghaus — Sat, 13 Sep 2025 00:00:00 GMT

You probably don't think much about your rim joist. Most folks don't. But when your floors start sagging, your energy bills go up, or there's a draft you can't explain, this humble board might be the reason.

The rim joist runs along the edge of your house, right where your floor meets the foundation. It holds everything together. And when it goes bad, due to rot, moisture, or age, it can take the rest of your home down with it.

In this rim joist guide, we'll break down what a rim joist does, why it matters structurally, how to spot issues, and what to do if yours is on the fritz.

What Is a Rim Joist?

If your house were wearing pants, the rim joist would be the belt, tightening everything together at the edge so nothing sags, slips, or falls apart. It's the horizontal board that runs around the outer edge of your floor system, right where the joists meet the foundation wall.

But don't let its plain look fool you. This piece of lumber does a heavy lift. The rim joist helps:

Support your subfloor
Tie floor joists together
Seal off outside air
Transfer weight from the walls to the foundation

In other words, it's holding up a lot more than you think, including your energy efficiency, comfort, and structural stability. When your rim joist starts to fail, the symptoms show up everywhere: creaky floors, drafts, moisture, and more.

Common Materials Used for Rim Joists

Not all rim joists are cut from the same cloth, or material, for that matter.

Here's the breakdown:

Wood, These are strong, simple, and reliable. Unless it's untreated, then it's an open invitation to rot, mold, and termites.
Engineered Wood Products, Like LVL (laminated veneer lumber). Straighter, stronger, and made to hold up under pressure.
Steel, Found in commercial or custom builds. It doesn't rot, but it can rust if not protected.
Composite Materials, Newer, lightweight, and resistant to moisture and pests. Durable, but not cheap.

The material matters, but so does moisture control. If it's untreated wood or showing signs of damage, it's not a matter of if it'll fail. It's when.

Common Rim Joist Issues Homeowners Face

Your rim joist might not complain out loud, but when it starts to fail, your house will. Floors creak. Walls shift. Drafts roll in like uninvited guests. Here's what typically goes wrong:

Moisture and Rot: Your rim joist lives right where warm, moist air loves to hang out, along crawl space edges and exterior walls. Over time, that moisture seeps in, and rot starts chewing through your wood. Older homes without proper sealing? They're first in line for mold, mildew, and decay.
Pest Damage: Carpenter ants, termites, and other freeloaders have a thing for untreated wood. And your rim joist is a buffet if left unprotected. Once they move in, it's not long before your structure pays the price.
Drafts and Energy Loss: Feel that cold air creeping in along the floorboards? That could be a rim joist problem. Poor insulation around the band joist lets heat escape and cold air pour in, raising your energy bills and lowering your comfort.
Sagging or Bouncy Floors : When a rim joist gets soft or pulls away from the structure, your floor joists lose their anchor.
Cracks and Separation: Cracks in the rim joist or gaps between framing parts can point to bigger structural issues, like foundation settling or sinking.

A rim joist inspection could save you thousands in future repairs and a whole lot of headaches.

How to Spot Rim Joist Trouble (and When to Call in the Pros)

The rim joist is one of those parts of your home you never think about, until it starts failing. Then, suddenly, your floors bounce, the air feels colder, and something smells... off.

Here's the good news: you can catch rim joist problems early if you know what to look for.

Start With What You Can See (and Feel)

Even without crawling under your house, your home might be dropping hints:

Floors sagging near the walls, Could be your rim joist losing its grip.
Cold drafts and rising utility bills, Air sneaking in where it shouldn't.
Visible cracks, separation, or bowing boards, That's stress in the system.

If any of these ring a bell, it's time to investigate further, or better yet, bring in a foundation specialist who's not afraid of crawling space spiders.

Want to Look for Yourself? Here's How.

Grab a flashlight, a screwdriver, and maybe a friend who owes you a favor.

What you're looking for:

Dark stains or wet spots, Moisture equals trouble.
Soft or flaking wood, That's rot chewing through the structure.
Insect damage, Tiny holes, termite tunnels, or sawdust trails.
Gaps or separation, Between the rim joist, sill plate, or subfloor? That's not good.
Condensation or soggy insulation, If it feels damp, it probably is.

Looking around yourself is a good first step, but it's no substitute for a professional inspection. Pros don't just look, they test, measure, and diagnose. They know the difference between cosmetic wear and structural damage, and they'll give you a clear plan to fix it. If you want real answers (and not just guesses), skip the guesswork and bring in the experts.

Rim Joist Repairs: What to Expect When Things Go Sideways

Depending on what's going wrong, here are some of the most common rim joist solutions you might be presented with:

Sistering the Joist: For rim joists that are starting to give but haven't completely failed, sistering is a common fix. This rim joist service involves attaching new lumber next to the damaged section to restore strength and support. It's simple and effective, as long as you catch the problem early.
Sealing and Insulation: A poorly sealed rim joist is one of the biggest culprits behind chilly floors and rising energy bills. Insulating with spray foam or rigid board helps keep outside air where it belongs and improves energy efficiency at the same time.
Moisture Management : If water's the reason your rim joist is in rough shape, it's worth looking into moisture control strategies. You may need to work with a waterproofing or crawl space specialist for these.
Foundation Stabilization : Sometimes, rim joist issues are the symptom, not the cause. If your home is settling or shifting, you may need foundation support solutions like push piers or helical piers.

How Much Does Rim Joist Repair Cost?

Here's the honest answer: rim joist repair costs can range from "no big deal" to "grab your wallet." It all depends on the extent of the damage, how easy it is to reach, and whether the problem stops at the rim or goes deeper.

Minor fixes like sealing up air leaks or adding insulation might run a few hundred bucks. Quick, clean, and worth every penny if you're tired of cold feet and high utility bills.
Moderate repairs like sistering joists or replacing a small section of rot can creep into the hundreds or low thousands depending on labor and materials.
Major structural repairs such as extensive rot, pest damage, or foundation-related issues can set you back several thousand dollars, especially if it involves crawl space work or foundation stabilization.

Bottom line? The sooner you catch rim joist issues, the less painful it'll be for your home and your budget.

How to Keep Your Rim Joists Safe (so You Don't Have to Fix Them Again and Again)

A rim joist doesn't ask for much. But ignore it long enough, and it'll make you pay. Luckily, keeping it in good shape doesn't require a toolbox full of gadgets, just a little know-how and some proactive rim joist maintenance.

Here's how to stay ahead of the damage:

Seal Gaps and Insulate: Drafts? High energy bills? It could be air sneaking through your rim joist requiring insulation or sealing. Closed-cell spray foam locks out moisture and cold air, and helps your HVAC system breathe a sigh of relief.
Control Crawl Space Moisture: Moisture is public enemy number one. Dry crawl space = happy rim joist.
Watch for Wood Damage: Termites and carpenter ants love rim joists and wooden frames like we love pizza. Check the area for chew marks, sawdust, or hollow sounding wood while you are down there, and call a pest company if you find any of it.
Inspect Regularly: Take a flashlight into the crawl space once or twice a year, or after heavy rain. Look for stains, soft spots, or funky smells. Catching issues early beats tearing out a rotten board later. But even if everything looks fine, hidden damage can still be spreading. That's why a professional inspection is the smartest move you can make. Pros know exactly where to look, what to test, and how to spot warning signs the untrained eye will miss.
Use the Right Materials: If you ever need to replace part of your rim joist, don't cheap out. Use pressure-treated wood or engineered lumber. It's built to resist rot, mold, and pests, and it's built to last.

Don't Wait! Protect Your Home's Structure Today

Sagging floors? Cold drafts? Sky-high energy bills? Don't shrug it off. These could all be signs your rim joist is compromised, and the longer you wait, the more expensive the rim joist fix becomes.

At Dalinghaus, we specialize in foundation repairs and crawl space solutions that keep homes standing strong from the soil up. Whether you're dealing with moisture issues, structural settling, or want peace of mind, we're here to help.

Schedule a FREE foundation evaluation today!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Bowed Walls: What Causes Them and How to Fix Them

Brian Dalinghaus — Thu, 17 Jul 2025 00:00:00 GMT

What Is a Bowed Wall?

This isn't just a cosmetic issue, it's a clear sign that your foundation is under serious pressure and starting to fail.

Most homeowners first notice a horizontal crack running across the wall. Then the wall slowly starts to bulge inward. This is called structural bowing, and if left untreated, it can lead to major damage, or even a complete wall collapse.

The good news? With the right solution, bowed wall repair is possible, and the movement can be stopped.

Why Foundation Walls Start Bowing

There's one main reason walls bow inward: pressure against the wall from the outside.

This pressure builds up for several reasons, including:

1. Hydrostatic Pressure

When the soil around your foundation becomes saturated with water, it gets heavy and pushes hard against your walls. This pressure is known as hydrostatic pressure. Over time, it can force the wall to bend or crack.

2. Expansive Soil

In parts of California and Arizona, clay soils expand when wet and shrink when dry.

3. Poor Drainage

If rainwater or sprinkler runoff isn't properly directed away from your home, it can pool around the foundation and soak into the soil. That adds more weight and pressure, and increases the risk of wall movement.

4. Frost Heave (Cold Climates)

In colder areas, frozen ground can expand and push against the walls. While this doesn't affect most of Southern California or Arizona, it's a common problem in mountain regions.

Warning Signs of Foundation Wall Bowing

Keep an eye out for these early signs:

Horizontal cracks near the middle of a wall
Walls that curve or bulge inward
Cracks forming in a stair-step pattern
Water leaking through wall cracks
Gaps between the wall and the floor
Doors or windows that stick or won't close

These aren't just cosmetic, they're structural.

What Happens If You Ignore a Bowed Wall?

Without proper wall stabilization, the damage can quickly get worse. The wall may continue to bend, develop more cracks, or even fail completely. In extreme cases, this can lead to:

Foundation collapse
Unsafe living conditions
Expensive repairs or full wall replacement

Bowed Wall Repair Methods That Stop the Movement

At Dalinghaus Foundation Repair, we use three proven methods to fix foundation wall bowing and stabilize the structure, each one designed to stop the movement and prevent future damage.

1. Wall Anchors

Best for: Bowed walls with significant movement (over 2 inches)

A steel rod connects the two plates, and when tightened, it pulls the wall back into position and holds it there, and the anchor is retensioned if the wall needs it.

Straightens walls over time
Strong, long-term solution
Works for major bowing issues

Things to know: You'll need enough space outside the home to install the anchor plates. This method requires digging.

Wall anchors are ideal for serious bowed wall repair, especially when pressure against the wall has caused several inches of movement.

2. Carbon Fiber Straps

Best for: Slight to moderate bowing (less than 2 inches)

How they work: Thin, strong carbon fiber straps are bonded directly to the wall with epoxy. These straps hold the wall in place and prevent further bowing. They're often installed vertically along the wall and nearly invisible when finished.

Clean, low-profile installation
No digging required

Things to know: Carbon fiber straps don't straighten walls, they stabilize them to prevent further bowing.

When structural bowing is caught early, carbon fiber reinforcement can stop it in its tracks.

3. Steel I-Beams (Wall Bracing)

Best for: Walls that can't be accessed from the outside

These beams support the wall and resist inward movement, much like a brace holding up a leaning surface.

Excellent for homes with limited yard access
Works for tall walls or stone foundations
Can stop and reverse bowing over time

This wall bracing method adds serious strength to failing walls without disturbing your yard.

Can You Fix a Bowed Wall Yourself?

Short answer: no, not in a way that stops the movement.

Patching cracks or applying waterproof paint won't fix the actual pressure against the wall. You need a structural solution like anchors, braces, or carbon fiber to stabilize the wall and prevent future damage.

DIY repairs may look nice for a while, but they don't stop the bowing. And ignoring it can lead to much costlier repairs down the line.

Real Case Study: Bowed Wall Repair in Orange County, CA

Over time, the wall had started to curve inward, and water was beginning to seep through.

Our team inspected the wall and found moderate foundation wall bowing caused by years of hydrostatic pressure and poor yard drainage.

We installed:

6 carbon fiber straps
An interior drain system to relieve water pressure
Grading recommendations to divert water away from the home

For more information, see How Foundation Repair Can Increase Your Property's Value.

Why Choose Dalinghaus Foundation Repair?

Specialized in wall stabilization and foundation repair
Trusted across California and Arizona

We don't just stop the symptoms, we fix the root of the problem.

Get a free evaluation Today

At Dalinghaus, we offer a free evaluation, expert solutions, and repairs designed to stop the movement, with the terms in writing before work starts.

Let's restore your home's safety, starting today.

Schedule your free consultation now .

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Foundation Sinking: Causes, Signs & Repair Methods

Brian Dalinghaus — Thu, 17 Jul 2025 00:00:00 GMT

Noticing Cracks or Sloping Floors? It Could Be Foundation Sinking

Your home's foundation is supposed to stay put. But when it starts to sink, everything above it shifts too, leading to cracked walls, sticking doors, and uneven floors. If you're seeing these symptoms, it's time to take action.

This isn't a problem that fixes itself. But the good news is that foundation sinking is treatable,and fixable, when caught early.

In this article, we'll explain:

What causes a sinking foundation
Signs your house may be affected
How repairs like push piers and helical piers work

What Is Foundation Sinking?

Foundation sinking, also called foundation settlement, happens when the ground under your home can no longer support the structure above it. This causes parts (or all) of the foundation to drop lower than the rest of the house, resulting in a sinking house.

This movement puts stress on your framing, drywall, plumbing, and more. And the longer it goes untreated, the worse (and more expensive) it becomes.

What Causes a Foundation to Sink?

1. Soil Erosion

When water runs off your roof or yard and pools near your foundation, it can wash away supporting soil. This creates voids underneath the slab or footings, causing them to settle unevenly.

2. Expansive Soil

Soils with high clay content swell when wet and shrink when dry. This constant movement can lift and lower your foundation over time, leading to slab sinking and cracks.

3. Poor Soil Compaction

If the soil beneath your home wasn't compacted properly during construction, it may compress over time under the weight of the house, causing foundation settlement.

4. Drought or Changing Water Table

In dry conditions, clay soils shrink and pull away from your foundation. If a home was built on expansive or poorly graded soil, this shrinking can result in a sinking foundation.

Signs Your Foundation Might Be Sinking

Worried your house may be shifting or sinking? Look out for these red flags:

Diagonal cracks in walls (especially above doors/windows)
Foundation cracks in exterior walls or the slab
Uneven floors or sloping rooms
Doors or windows that stick or won't close properly
Gaps between the ceiling and walls
Nail pops or warping in drywall
Cracks in tile or flooring

If you're noticing these symptoms, especially in combination, it's time to get a structural repair specialist involved.

What Happens If You Ignore It?

When left unaddressed, a sinking foundation can lead to:

Structural instability
Costly cosmetic repairs (over and over)
Broken plumbing or drainage issues
Decreased home value
Risk of total foundation failure

Catching the problem early means less disruption and lower repair costs.

How to Stop a Sinking Foundation

At Dalinghaus Foundation Repair, we don't believe in quick patches. Our goal is to lift, stabilize, and protect your foundation using proven engineering methods, with the terms in writing before work starts.

Here are two trusted piering systems we use:

1. Push Piers

Best for: Heavier homes with deeper stable soil beneath

Steel piers are driven deep into the ground until they reach load-bearing strata (hard, stable soil or bedrock).
The weight of your home is transferred from the sinking soil to the stronger soil beneath.
A hydraulic system is used to lift the foundation back to a more level position.
Designed to stop the settlement
Minimal disruption to landscaping
Can close wall cracks and relevel floors

Push piers are a go-to solution for lifting a sinking house and stopping future foundation settlement.

2. Helical Piers

Best for: Lighter structures or areas where deeper soil isn't stable enough for push piers

Think of helical piers like giant steel screws. They're twisted into the soil until they reach stable load-bearing ground.
Brackets attach the piers to your foundation, transferring weight off the shifting soil.
Some lifting may be possible, but the main goal is to stabilize the foundation.
Ideal for soft or loose soils
Immediate load-bearing capacity
Can be installed year-round

Helical piers provide strong, lasting support for homes experiencing foundation sinking in weak soil conditions.

Will These Solutions Lift My Foundation?

In many cases, yes. If conditions allow, we can lift and re-level parts of your home that have settled. However, lifting is only done when it won't cause damage to the structure.

The goal is always the same: stop the foundation from moving and keep your home safe.

What About DIY Fixes?

Unfortunately, this isn't a job you can solve with patching compound or floor leveling kits.

Cosmetic fixes like repainting or caulking cracks won't stop the foundation movement happening below. And without stopping the source, those same cracks will return, usually worse than before.

Repairs that stop the movement start below the surface, with proper pier installation and soil stabilization.

Real Project: Foundation Sinking in Phoenix, AZ

A homeowner in Phoenix noticed a corner of their house dropping nearly an inch over 12 months. Cracks were forming in the drywall and tile. Our team found that the sandy soil beneath that section had eroded due to poor grading and irrigation runoff.

We installed:

9 push piers along the affected wall
Foam injection under the slab to fill voids
Downspout extensions to redirect water

The home was successfully lifted, the cracks closed, and movement stopped completely.

Why Homeowners Trust Dalinghaus

2,000+ successful structural repair jobs
Serving California and Arizona with local soil knowledge
Honest assessments and no-pressure consultations

Whether your issue is foundation cracks, slab sinking, or uneven floors, we'll find the right solution for your home.

Stop Foundation Sinking Before It Gets Worse

Every inch your home sinks leads to more damage, and higher repair costs. If you suspect foundation settlement, now is the time to act.

Let Dalinghaus Foundation Repair evaluate your home for free and provide a custom foundation lift and stabilization plan.

Schedule Your free evaluation Today

Our team is ready to assess your foundation, explain your options, and carry out repairs designed to stop the movement, with the terms in writing before work starts.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

House Shifting: What It Means and How to Stabilize It

Brian Dalinghaus — Thu, 17 Jul 2025 00:00:00 GMT

What Is House Shifting?

If your floors are uneven, your doors won't close properly, or cracks are appearing in the walls, there's a chance your home is experiencing something serious: house shifting.

It usually starts small, like tiny cracks or bouncy floors, but over time, it can cause major structural damage if left unchecked.

This isn't just settling. It's your home moving, often because the foundation is shifting or the soil underneath is unstable.

The good news? With the right solutions, house shifting can be stopped and the structure stabilized.

What Causes a House to Shift?

1. Soil Movement and Erosion

The most common cause of house shifting is unstable soil. When the ground beneath your home expands, contracts, or erodes, it no longer supports the structure evenly.

Expansive clay that swells when wet and shrinks when dry
Loose or poorly compacted fill soil
Soil erosion from poor drainage or heavy rain
Drought conditions causing soil shrinkage

When the soil moves, your foundation moves with it,resulting in a shifting foundation that causes cracks and sloping.

2. Poor Drainage

Water is the #1 enemy of stable soil. When it pools around your foundation, often due to clogged gutters, broken downspouts, or poor grading, it can lead to soil washout or hydrostatic pressure that pushes against your foundation.

3. Plumbing Leaks Under the Slab

Leaks in sewer or water lines can soften and erode the soil underneath your foundation. Over time, this weakens support and creates voids, which lead to foundation settlement and house shifting.

4. Time and Wear

Older homes often shift due to years of small soil movements, seasonal weather changes, and normal wear. While some minor settling is expected, excessive movement should never be ignored.

Warning Signs of House Shifting

How do you know if your home is shifting? Here are some clear signs of foundation failure:

Cracks in drywall, especially around doors and windows
Sloping or bouncy floors
Doors and windows that stick or won't latch
Gaps between walls and ceilings
Cracks in the foundation or slab
Cracks in exterior brick or stucco

If you notice any of these signs, especially if they're getting worse, it's time to schedule a free evaluation.

What Happens If You Ignore a Shifting Foundation?

If foundation movement is ignored, it can cause serious structural issues:

Larger cracks (which let in moisture and pests)
Sagging floors and rooflines
Broken plumbing under the slab
Total foundation failure
Decreased home value

But the sooner you catch it, the easier and less expensive it is to fix.

How to Stabilize a Shifting House

The key to solving house shifting is stabilizing the foundation and supporting the soil. At Dalinghaus Foundation Repair, we use industry-leading products like helical piers, push piers, and polyurethane foam injection to lift and support your home, with repairs designed to stop the movement and the terms in writing before work starts.

1. Foundation Pier Installation

Best for: Long term stabilization of a shifting foundation

We use heavy-duty steel piers to transfer the weight of your home off the unstable soil and onto deeper, load-bearing strata.

Push Piers: Driven into the ground until they hit stable soil or bedrock.
Helical Piers: Screwed into the ground like giant bolts, ideal for lighter structures or areas with poor surface soils.

Once installed, the piers lift and support your home, stopping further movement and even re-leveling certain areas.

2. Soil Stabilization and Void Fill

Best for: Homes with erosion, under-slab voids, or loose soil

We inject polyurethane foam into the soil beneath your foundation. This foam expands to fill gaps and densifies the soil, restoring lost support and preventing further shifting.

Fast cure time
Non-invasive
Fills voids and strengthens loose soils
Water-resistant

Great add-on to pier systems for extra stability.

3. Drainage and Grading Solutions

Best for: Preventing future soil washout and water damage

Water control is crucial. We may recommend:

Downspout extensions
French drains
Regrading your yard

Proper drainage protects your piers, your soil, and your structure long-term.

What Does House Leveling Mean?

House leveling is the process of lifting parts of a home that have sunk due to settlement or soil loss. It often goes hand-in-hand with pier installation.

Leveling may not always mean returning the home to its original position, especially if doing so would cause cosmetic damage. But the goal is to stop further movement and restore function, safety, and structure.

Real Example: House Shifting in Temecula, CA

A homeowner in Temecula called us after noticing cracks in their tile floor and sticking doors. Our inspection revealed uneven foundation settlement due to expansive soil and poor drainage.

We installed:

10 helical piers along the perimeter
Foam injection to stabilize soft soil
Downspout extensions to improve drainage

After the repair, the home was level, secure, and protected against future soil movement.

Why Choose Dalinghaus Foundation Repair?

Over 2,000 successful foundation repairs completed
Licensed and experienced in both California and Arizona soils
Transparent inspections, no high-pressure sales

We specialize in settlement repair, house leveling, and shifting wall stabilization,and we make the process clear and stress-free.

Stop House Shifting Before It Gets Worse

You don't have to live with sloping floors, wall cracks, or stuck doors. These are warning signs your foundation needs attention.

Let Dalinghaus Foundation Repair evaluate your home, explain the issue, and build a custom stabilization plan that stops the movement, with the terms in writing before work starts.

Schedule Your free evaluation Today

Whether you're in Southern California or Central Arizona, we've got your back.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Uneven Floors in Old House: Expert Insights and Fixes

Brian Dalinghaus — Tue, 15 Jul 2025 00:00:00 GMT

Noticing sloped, sagging, or bouncy floors in your older home? You're not alone, and you're not imagining things.

Uneven floors in old houses are a normal issue, especially in homes built decades ago. Some minor sloping may be typical. But in many cases, it's a sign of deeper problems, like foundation settlement or crawl space damage, that need attention.

In this guide, we'll explain what causes uneven floors in old houses, how to tell if yours are safe or serious, and the most effective ways to fix them. Whether you live in California or Arizona, Dalinghaus Foundation Repair is here to help you level your floors and protect your home for the long haul.

The Different Types of Uneven Floors in an Old House

Uneven floors don't all look the same. Depending on what's causing the uneven floors in old house problems, you might notice sloping, sagging, or even bouncing as you walk across the room.

Here are the most common uneven floors in old house issues we see:

Slanting or Sloping Floors: If your floor tilts in one direction, it's likely due to foundation settlement. One side of the home is sinking into the soil, causing the floor to slope. Common signs include doors that swing open on their own or furniture that won't stay put.

Sagging Floors: These floors dip down in the middle, like a soft spot in the structure. It often points to damaged or undersized floor joists, especially in homes with crawl spaces. Moisture, rot, or age-related wear can weaken the framing and cause this type of unevenness.

Bouncy or Springy Floors: Do your floors feel like a trampoline when you walk? That's usually a sign that the support beneath the floor is failing or improperly spaced. Over time, this can get worse and lead to more noticeable sagging.

Humped or Crowned Floors: A raised area in the center of the room might be caused by expansive soil, which swells when wet and lifts the slab. In some cases, it's the result of poor remodeling, like adding new flooring over uneven subflooring without proper leveling.

Slanting vs. Sagging: What's the Difference?

It's easy to confuse sloped and sagging floors. But the uneven floors in old house fixes are very different.

Slanting/sloping = Often caused by foundation problems. One side of the home is sinking.
Sagging/dipping = Usually a framing issue, like rotting joists or beams.

Why it matters: Foundation repair requires deep piers to stabilize the soil, while sagging joists may only need crawl space support posts or beam sistering.

Is It Normal for Older Homes to Have Uneven Floors?

Many older homes will have some degree of unevenness, especially if they've never had a foundation inspection. Wood shrinks, soil settles, and time takes its toll.

But big slopes, cracks, or soft spots are not normal. They may signal damage that threatens your home's value and your family's safety.

When Should You Worry About Uneven Floors in an Old House?

While uneven floors in an old house might seem like just a quirk of aging construction, some warning signs should never be ignored. These red flags often point to structural problems that can get worse and more expensive, if left untreated.

Doors that stick or swing open on their own
Cracks in your drywall, ceiling, or tile flooring
Visible gaps between the floor and your baseboards
Floors that feel soft, hollow, or overly bouncy when walked on
Furniture leaning or not sitting level
Floor sagging that's getting worse over time

These symptoms usually mean your foundation is shifting, your floor framing is deteriorating, or your crawl space is no longer providing proper support. All of these issues can affect your home's safety and value.

If you notice any of these problems, it's time to schedule an uneven floors in old house inspection with a trusted expert like Dalinghaus Foundation Repair.

How Uneven Floors in Old Houses Are Repaired

Fixing uneven floors in an old house starts with identifying the root cause. In most cases, floors become unlevel due to foundation settlement, soil movement, or structural issues in the crawl space. The right uneven floors in old house solutions depend on what's happening beneath the surface.

Watch one of our lift days on YouTube.

Foundation Repair: Helical Piers, Push Piers & Deep Injection Polyurethane

When a home settles unevenly, the foundation can sink or tilt, leading to sloping or slanting floors. Common solutions include:

Helical Piers, These are steel piers with helical blades that are screwed into the soil until they reach stable ground. They're commonly used in lighter structures or areas with soft, shifting soils.
Push Piers, Made of steel, these piers are hydraulically driven into the ground until a load-bearing soil is reached. They're better suited for heavier homes or deeper settlement.
Deep Injection Polyurethane, This method involves injecting high-density polyurethane foam into the soil at multiple depths. As the foam expands, it compacts the surrounding soil, increases its strength, and can lift settled foundations. It's been widely used in both residential and commercial settings to address loose or weak soils without major excavation.

These old house leveling methods are often combined based on the structure's weight, soil conditions, and the extent of the floor movement.

Crawl Space Structural Repairs

In homes with crawl spaces, sagging or bouncy floors often point to deteriorated or undersized framing. Repairs may include:

Replacing or adjusting support posts that have shifted, rotted, or failed
Installing new support piers to better distribute the load
Using adjustable screw jacks to lift and stabilize low spots
Sistering weakened joists by reinforcing them with new lumber for added strength

These crawl space repairs are designed to restore the structural integrity of the floor system and provide long-term support.

Seismic Retrofitting

In earthquake-prone regions like California, floor movement can also be related to seismic activity. Seismic retrofitting involves reinforcing the connection between the home and its foundation to minimize shifting and protect the structure during future seismic events. This can help maintain level floors over time and reduce damage in the event of ground movement.

Can Uneven Floors in an Old House Be Prevented?

You can't stop an old house from aging, but with the right maintenance, you can help prevent uneven floors or at least slow down the damage.

Here are a few ways to protect your floors and the structure beneath them:

Keep water away from your foundation: Make sure gutters, downspouts, and yard drainage direct water away from your home. Too much moisture can lead to soil erosion and foundation settlement, two major causes of uneven floors.
Seal or enclose crawl space vents: Open vents allow humidity and moisture into the crawl space, which can weaken wood framing over time.
Trace damp back to its source: A dehumidifier masks damp air without drying out what is producing it, so look for the leak, the roof water, or the grading sending rain toward the house.
Avoid overloading your floors: Placing heavy items, like waterbeds, aquariums, or safes, on weak or aging floors can accelerate sagging. Distribute weight evenly, especially in older homes.
Watch for early warning signs: Small cracks, soft spots, or doors that stop closing properly may signal structural changes. Catching these indicators early can help prevent more serious and costly problems.

While you can't eliminate the risk of uneven floors in old houses, staying proactive with maintenance can go a long way in protecting your home's value and safety.

Should You Buy an Older Home With Uneven Floors?

Yes, but only after a foundation inspection.

Some uneven floors are harmless and easy to fix. Others hide bigger issues that can cost thousands if ignored. Before buying a historic home:

Ask if the home has ever been retrofitted or repaired

A little slope doesn't mean you should walk away, just know what you're getting into.

Why Homeowners Trust Dalinghaus

When homeowners discover uneven floors in an old house, it's easy to feel overwhelmed. That's why so many families across California and Arizona choose Dalinghaus Foundation Repair. We don't just fix floors; we bring clarity, confidence, and long-term peace of mind.

With more than 2,000 foundation projects since 2011 behind us, we know how an old house moves and what it takes to hold it still.

What sets us apart?

More than 2,000 foundation projects since 2011 on aging homes and unstable soils
Engineered solutions like helical piers, deep injection polyurethane, and structural reinforcements
Clear, honest communication, we explain what's going on and why it matters
No high-pressure sales, just expert advice and fair pricing

We believe that every homeowner deserves a safe, stable home. And we're here to make that happen, leveling one floor at a time.

Ready to Level Things Out?

Uneven floors only get worse over time, but fixing them now is easier (and more affordable) than most people expect.

Schedule your free evaluation with Dalinghaus Foundation Repair today and take the first step toward a safer, stronger home.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Drilled Piers: Deep Foundation Support for Homes and Structures

Brian Dalinghaus — Wed, 11 Jun 2025 00:00:00 GMT

When the soil under a house can no longer carry its weight, the repair has to reach past that soil to ground that can. Drilled concrete piers are one of the ways engineers do that, and the term comes up often once a homeowner starts researching settlement in California and Arizona. This page explains what a drilled pier is, when an engineer specifies one, and how the system compares with the two deep foundation systems Dalinghaus Foundation Repair actually installs, helical piers and push piers.

What Are Drilled Piers?

Drilled piers are deep foundation supports designed to hold heavy loads by reaching down to stable soil or bedrock. Unlike shallow footings that rely on surface soils, drilled piers foundation systems carry the load where surface conditions are weak.

According to Methods of Foundation Engineering, drilled concrete piers are created by drilling a large hole, placing a steel reinforcement cage inside, and filling it with high-strength concrete. The load from the structure above is then transferred deep below the unstable surface layers.

Sometimes called caissons or bored piles, drilled shaft foundations are engineered for the soil conditions at a specific site. That is why they turn up on projects built over expansive soils, soft clays, or ground that is known to shift.

Key Features of Drilled Piers

Installed deep into stable load-bearing soils or bedrock
Typically 18 to 60 inches in diameter
Reinforced with steel rebar cages to handle heavy loads
Used on large buildings, commercial structures, and heavy loads
Sized and placed from a geotechnical soil report

When Do Engineers Specify Drilled Piers?

Arizona soils are unpredictable, ranging from clay-rich expanses to loose, sandy layers, and they react dramatically to moisture changes. Shrinking, swelling, and shifting soils put stress on shallow foundations, which shows up as cracks and uneven floors. A deep foundation system of some kind is the usual answer.

Drilled concrete piers bypass unstable soil and bear on stronger ground below it. A structural or geotechnical engineer typically specifies them when:

The load is large, as on a commercial building, a bridge, or a heavy retaining wall
The project is new construction and the foundation can be designed from scratch
A soils report calls for a specific shaft diameter and depth that only a drilled shaft can deliver
The site has room for a drilling rig, a concrete truck, and somewhere to put the spoils

That last point matters more than it sounds. Drilled piers are a design decision made before anything is built, on sites with open access. Most residential foundation repair is the opposite situation: an existing house, a finished yard, and a few feet of working room along the footing.

How Drilled Piers Are Installed

Installing a drilled pier foundation takes planning, engineering, and specialized equipment.

1. Site Evaluation and Soil Testing

The work starts with a soil analysis. A geotechnical engineer assesses the soil's depth, type, and load-bearing capacity, and that report drives the pier design.

2. Drilling the Shaft

Large drilling rigs create shafts at the locations the engineer marked. The holes typically extend 10 to 40 feet, depending on soil conditions and the weight of the structure, until they reach load-bearing strata.

3. Reinforcement and Concrete Placement

Steel rebar cages are lowered into the open shaft and concrete is poured to form the pier. Casing or slurry is sometimes used to hold the hole open during drilling, especially in unstable soils.

4. Curing and Load Transfer

Once the concrete has cured, the weight of the structure is transferred to the piers. The cure time is part of the schedule, and it is the main reason drilled piers are a slower system than driven steel.

Strengths and Limits of Drilled Piers

Drilled concrete piers have real advantages, and real trade-offs that decide most residential jobs:

Load capacity. A large reinforced shaft carries loads that lighter systems cannot.
Designed depth and diameter. Each pier is sized from geotechnical data for the soil and the load.
Durability. Reinforced concrete holds up well underground.
Access and disruption. Drilling rigs need room, and drilling produces spoils that have to go somewhere. In a landscaped side yard, that is a problem.
Cure time. The load cannot transfer until the concrete has cured.
No proof during installation. Capacity comes from the engineer's calculation and the soils report, not from a measurement taken as the pier goes in.

Drilled Piers Compared With Helical and Push Piers

Helical piers and push piers solve the same underlying problem, a footing sitting on soil that cannot hold it, with driven galvanized steel rather than poured concrete.

Feature	Drilled Piers	Helical Piers	Push Piers
Ideal Soil Conditions	Poor to very poor (expansive, unstable)	Stable to moderately weak soils	Weak to moderate soils
Installation Speed	Moderate, plus concrete cure time	Fast	Fast
Typical Use Case	New construction, heavy structures, engineered projects	Lighter residential structures, additions, tight access	Repairing settled foundations with enough structural weight

Drilled pier foundations suit large or heavy structures where other systems cannot supply the load capacity. For an existing house that has settled, helical and push piers usually fit the site better, install faster, and prove their own capacity as they go in.

Signs a Home Needs Deep Foundation Support

Certain warning signs point to soil that is no longer carrying the house, whatever system ends up being the right one:

Foundation settling or sinking that keeps getting worse
Cracks appearing in interior or exterior walls
Uneven or sloping floors through the house
Gaps forming around doors or windows that were not there before
Water pooling or drainage problems near the foundation

If you see one or more of these, get the house measured before the movement goes further. Floor elevation readings and a look at the footings tell you what is actually happening.

What Dalinghaus Installs, and Why

Dalinghaus Foundation Repair does not install drilled concrete piers. Our deep foundation work on homes is done with helical piers and push piers, for reasons that come straight off the job site:

The pier proves itself as it goes in. Helical pier installation torque correlates with soil capacity, and a push pier is driven against the weight of the house until the soil pushes back harder than the structure weighs. Both give a number on the day of installation.
The equipment fits. Hydraulic drive heads work in side yards and tight access where a drilling rig cannot reach.
No cure time. The load transfers to steel as soon as the brackets are set.
Lift is possible. Where the structure allows it, we can lift toward level during the transfer, which often closes cracks that settlement opened.

If the evidence at your property points toward a drilled shaft system or anything else outside our scope, we will tell you that and point you to the engineer who should design it. That is a straighter answer than selling you the system we happen to carry.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you, measure the floor elevations, and explain what the evidence shows in writing.

Get a free evaluation today

Wall Buckling: Structural Warning Signs & Repair Methods

Brian Dalinghaus — Wed, 11 Jun 2025 00:00:00 GMT

Noticing a wall that's bowing or bulging in your Arizona home? That's more than just a cosmetic issue; it's a sign that your foundation might be under serious stress. Ignoring a wall buckling could lead to bigger, more expensive problems.

But don't panic. Wall buckling is a problem with a solution. Dalinghaus Foundation Repair in Arizona uses trusted methods like helical tiebacks and carbon fiber reinforcement to stop the damage and restore your home's stability.

What Is Wall Buckling?

Wall buckling occurs when a wall loses its structural stability and starts to bend, bulge, or bow inward or outward. It's not just a surface-level issue, it's a warning sign that something is putting too much pressure on your foundation. This kind of failure can happen even if the wall material is strong because buckling is more about stability than strength. That concept is supported by engineering principles outlined by Rice University, which explain that a loss of structural support causes buckling, not necessarily a material weakness.

In Arizona, for example, the dry soil can shift and shrink, then rapidly expand when heavy rains hit. That back-and-forth movement creates lateral pressure against foundation walls, eventually causing cracking, shifting, and, in some cases, buckling.

Why Buckling Walls Are Dangerous

Wall buckling is more than just a visual issue; it's a serious threat to the safety and stability of your property. Left unchecked, a small bulge or crack can quickly escalate into a major structural problem.

Here's what can happen if the issue is ignored:

Wall collapse: Continued pressure can lead to complete foundation wall failure, putting your entire structure at risk.
Water intrusion and mold: Cracks caused by bowed walls can allow moisture to penetrate, leading to damp conditions, mold growth, and air quality issues.
Weakened structural support: Buckling walls compromise the integrity of your foundation, affecting everything built on top of it.
Decreased property value: Visible signs of foundation damage can scare off buyers and lower your home or building's market worth.
Expensive repairs later: The longer you wait, the more extensive and costly the foundation wall repair becomes.

If you see signs of bowed walls or shifting sections, don't delay. Acting early can save you time, money, and major headaches.

How Dalinghaus Fixes Buckling Walls in Arizona

At Dalinghaus Foundation Repair, we don't believe in quick fixes or surface-level repairs. Our team addresses wall buckling at the source, using proven, industry-leading methods designed to deliver lasting stability for residential and commercial properties across Arizona.

1. Helical Tiebacks

When bowed walls are caused by excessive lateral soil pressure, helical tiebacks offer a powerful, long term solution. These steel anchors are drilled through the wall and embedded deep into stable soil, then tensioned to help pull the wall back into alignment.

Minimal disruption to your yard or landscape
Delivers strong, long-term lateral support

2. Carbon Fiber Reinforcement

Carbon fiber straps are an excellent, low-profile option for less severe bowing or cracking. These high-strength materials are bonded directly to the interior wall surface, holding it firmly in place and preventing further movement.

Great for tight or limited-access spaces
Clean, paintable finish for a discreet look
Effectively halts wall movement before it gets worse

3. Wall Plate Anchors

Wall plate anchor systems use a combination of interior steel plates and exterior earth anchors to stabilize and gradually straighten bowed walls over time. It's a time-tested approach that works especially well in Arizona's clay-heavy soils.

Budget-friendly and long-lasting
Effective even in high-expansive soil zones
Provides ongoing stabilization with visible progress

4. Foundation Piering (Helical or Push Piers)

We take it a step further when wall buckling is linked to foundation settlement. Our foundation wall repair strategy may include installing helical or push piers beneath the foundation to lift and re-stabilize the entire structure.

Tackles the root cause of movement
Prevents future wall shifting and structural damage
Supports long-term property value and safety

Each of these solutions is customized to your specific property conditions. With Dalinghaus, you're not just getting a repair; you're getting peace of mind that your foundation is strong, secure, and built to last.

What to Expect During a Wall Buckling Repair

Fixing a buckling wall might sound overwhelming, but with Dalinghaus, it doesn't have to be. We've streamlined the process to be fast, efficient, and stress-free from start to finish.

Free Foundation Assessment: Our Arizona-based foundation specialists will inspect the issue, identify what's causing the wall buckling, and discuss the best repair options for your home or building.
Tailored Repair Plan: No two properties are the same, so we create a customized plan based on your foundation type, soil conditions, and the extent of the damage.
Efficient, Professional Installation: Most foundation wall repair projects take one to two days to complete with minimal disruption to your home, business, or landscaping.
Lasting Protection: We stand by our work.

When you work with Dalinghaus, you're getting repairs and a reliable partner to protect your property.

Real Results From Homeowners

We don't just talk about quality wall repair; we prove it. Here's what homeowners are saying after trusting Dalinghaus to fix their damaged walls:

Christopher Fallone

"Thank you, Dalinghaus, for coming out and stabilizing my retaining wall to prevent further lateral movement. The crew was respectful of my home, and I would definitely recommend! A+"

Virginia Macaulay

"I had Dalinghaus reinforce and stabilize a retaining wall that was starting to shift. Ryan, Raul, and Jose were incredibly professional, explaining every step and going the extra mile. They finished on time and left everything clean. Big thanks to Tom, too, for handling the proposal and follow-up. Five stars to this crew!"

Mj Stroder

"Thank you, Dalinghaus, for the hard work installing carbon fiber reinforcement on my wall. Great effort, great results. Double thumbs up!"

These stories aren't just reviews but proof that our solutions work. From the first inspection to the final walk-through, we treat every job with the care and professionalism your property deserves.

See the Process in Action

Want to know what repair really looks like? Watch these quick video clips on YouTube showing our crews stabilizing and reinforcing walls: first clip, second clip, and third clip.

What Causes Walls to Buckle?

Wall buckling doesn't happen overnight. It's usually the result of ongoing stress from soil movement, moisture, or structural weaknesses. In Arizona, several conditions make properties especially vulnerable:

Expansive soils: Many parts of Arizona have clay-heavy soils that swell when saturated and shrink when dry. This constant cycle puts repeated pressure on foundation walls. This expansive soil map from the Natural Resources Conservation Office for Phoenix, Arizona, shows many areas with moderate to high shrink-swell potential. This increases the risk of bowed walls and foundation movement.
Hydrostatic pressure: When large amounts of water build up in the soil surrounding your foundation system, it creates lateral pressure that most walls aren't built to resist. This extra force can slowly cause walls to bow or bulge inward.
Poor drainage: Water that pools near your foundation due to clogged gutters, short downspouts, or improper grading can oversaturate the soil. This adds more weight and pressure, pushing against the retaining wall reinforcement and speeding up structural damage.
Construction flaws: If your foundation walls were built without proper reinforcement or are too thin, they may not withstand years of soil pressure and moisture changes.
Tree roots: Large trees, when planted too close to your home, can cause problems underground. As roots grow and spread, they can exert pressure on foundation walls, gradually leading to misalignment and buckling.

Early Warning Signs of Wall Buckling

Catching wall buckling early can save you from costly repairs down the road. The sooner you spot these signs, the easier it is to stop the damage before it worsens.

Here's what to watch for around your home or commercial property:

Horizontal or stair-step cracks along your foundation walls
Leaning walls or sections that appear to be shifting out of place
Water seepage through cracks, signaling added pressure or soil saturation
Sticky windows and doors that no longer open or close smoothly
Cracked drywall or uneven floors can be signs of structural movement

Even one of these symptoms could point to a deeper issue. Early intervention is key to effective, long-lasting foundation wall repair.

Don't Let Wall Buckling Compromise Your Property

Wall bowing, cracking, or shifting is never something to ignore. These are early warning signs that your foundation may be under serious stress, and waiting too long can lead to more extensive damage and much higher repair costs.

Schedule your free evaluation with Dalinghaus Foundation Repair in Arizona today.

Our experienced team will assess the problem, explain what's happening beneath the surface, and recommend a lasting solution tailored to your home or commercial building.

We proudly serve communities across Arizona, including Phoenix, Tucson, Mesa, Scottsdale, Chandler, Glendale, and surrounding areas.

Protect your home. Safeguard your investment. And get the peace of mind you deserve starting with a no-obligation inspection from Arizona's trusted foundation experts.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Should I Buy a House with Sagging Floors? Tips Inside

Brian Dalinghaus — Fri, 11 Apr 2025 00:00:00 GMT

You've found what seems like the perfect home, great location, a beautiful layout, and within your budget. But then, you notice it: sagging floors. Suddenly, what felt like your dream home raised serious concerns. Should you walk away, or is this a fixable issue?

Sagging floors can warn of deeper structural problems, such as foundation settlement, moisture damage, or deteriorating floor joists. However, they don't always mean you should abandon the deal.

In this guide, we'll discuss the risks, repair costs, and professional solutions to help you determine whether buying a house with sagging floors is a smart investment or a financial headache waiting to happen.

Should I Buy a House With Sagging Floors?

Buying a home with sagging floors isn't necessarily a dealbreaker but requires careful evaluation. While some flooring issues can be easily repaired, others signal major structural concerns that may not be worth the investment. Knowing when to negotiate repairs and when to walk away can save you from unexpected financial and safety risks.

When It's Worth Negotiating Repairs Before Purchase

If the sagging floors are caused by minor or moderate issues, negotiating repairs with the seller can be a smart move.

Situations where repairs are manageable include:

The damage is limited to a small area, If only one section of the home has sagging floors, it may be due to aging materials rather than major structural failure.

The cause is fixable and well-documented, Issues like minor foundation settling, weak joists, or moisture problems can often be addressed with proper reinforcement and drainage improvements.

A professional inspection confirms repairability, A foundation expert can estimate repair costs, allowing you to negotiate a lower purchase price or ask the owner or seller to cover the repairs.

The home is priced below market value, If the property is a great deal and repairs are factored into the price, it may still be worthwhile.

When to Walk Away Due to Excessive Costs or Safety Concerns

Sometimes, sagging floors indicate severe structural problems that could make a home unsafe or too costly to repair.

Red flags that may justify walking away include:

Extensive foundation damage, If multiple home areas are affected, the underlying issue could be major foundation failure, requiring costly piers or underpinning.

No room for negotiation, If the seller refuses to repair or lower the price, you could be stuck with a costly problem post-purchase.

What Causes Sagging Floors?

If you notice uneven, sloping, or bouncy floors in a home, it's important to determine the root cause. Sagging floors can be a minor issue caused by natural aging or a serious structural concern that affects the safety and value of the property.

Here are the most common causes of sagging floors:

Foundation Settlement & Shifting Soil, When the soil beneath the home shifts due to moisture changes, poor compaction, or erosion, it can lead to an uneven foundation, causing floors to sag.
Water Damage & Excess Moisture, Leaks, flooding, or high humidity in crawl spaces can weaken wooden floor joists and subflooring, making them soft and structurally unsound.
Weak or Damaged Floor Joists, Over time, floor joists can deteriorate due to age, heavy loads, or previous improper construction, leading to sagging or bouncy floors.
Pest Damage (Termites & Rodents), Termites and rodents can chew through wood, weakening joists and subflooring, eventually causing sagging.
Poor Construction or Aging Materials, Older homes with undersized or poorly spaced joists often develop an old house sagging floor over time. Strengthening or sistering joists can restore stability and prevent further damage.

How Serious Are Sagging Floors?

Sagging floors can range from minor cosmetic issues to major structural concerns that compromise a home's safety. Understanding the severity of the problem will help determine whether simple reinforcement is enough or if major foundation repairs are necessary.

Minor vs. Major Structural Concerns

Minor Issues: Slightly uneven or bouncy floors can be caused by natural settling, aging materials, or minor joist deflection. These cases often require reinforcement but do not pose an immediate danger.
Major Structural Problems: Significant sagging, soft spots, or dips in multiple areas may indicate failing joists, foundation settlement, or moisture-related wood rot. These require professional assessment and repair to prevent further deterioration.

Signs That Indicate a More Serious Issue

If other structural red flags accompany sagging floors, the problem could be more severe than it appears. Watch for:

Wall Cracks, Large or widening cracks in drywall, especially near doors and windows.

Misaligned Doors & Windows, Difficulty opening or closing due to shifting frames.

Gaps Between Floors & Walls, Separating flooring and baseboards or walls can indicate movement.

Bouncy or Spongy Feel, Weak spots when walking may suggest deteriorating joists.

Risks of Ignoring Sagging Floors

Neglecting sagging floors can lead to:

Worsening Structural Damage, Small issues can escalate, leading to costly foundation and framing repairs.

Increased Safety Hazards, Tripping risks, floor collapse, and weakened support for heavy furniture or appliances.

Decreased Property Value, Structural issues make homes harder to sell and may require price reductions or costly repairs before closing.

If you notice multiple warning signs, a professional foundation inspection is the best way to assess the severity and determine the best course of action. Want to know how to fix sagging floors? Let's explore repair options next!

5 Repair Options for Sagging Floors

Once you've identified sagging floors in a home, the next step is determining the best way to fix them. The right repair method depends on the root cause, weakened floor joists, foundation settlement, or moisture damage. Below are the most effective solutions for restoring structural stability and preventing further damage.

1) Crawl Space Support Jacks

Adjustable crawl space support jacks can provide additional strength if weak or undersized joists cause sagging floors. These steel jacks are installed beneath the flooring to lift and reinforce the structure.

Best for: Homes with crawl spaces where joists need additional support.

Benefits: Quick installation, adjustable for long-term stability.

Considerations: Must be placed on solid ground, may require additional foundation reinforcement.

2) Sistering Damaged Floor Joists

Weakened, cracked, or sagging joists can be repaired through sistering, a process in which new lumber is attached alongside the damaged joists for reinforcement.

Best for: Homes with sagging due to wood rot, termite damage, or undersized joists.

Benefits: Strengthens the flooring system without extensive demolition.

Considerations: Sagging floor joist repair must be done carefully to ensure even load distribution.

3) Reinforcing Subflooring

If the subflooring is weak or deteriorating, additional layers of plywood or engineered wood panels can be installed to reinforce it. This helps distribute weight evenly and reduce sagging.

Best for: Floors that feel soft or spongy when walking.

Benefits: Improves floor stability and longevity.

Considerations: It may require removing existing flooring for proper installation.

4) Addressing Foundation Settlement With Piers or Underpinning

When sagging floors result from foundation settlement, deeper structural solutions are needed. Helical or push piers can be installed to stabilize and lift the foundation, correcting uneven floors from the ground up.

Best for: Homes experiencing foundation movement or soil instability.

Benefits: Foundation underpinning provides long-term structural stability.

Considerations: Requires professional assessment and installation.

5) Waterproofing and Drainage Solutions

Best for: Homes with moisture-related floor sagging or wood rot.

Benefits: Prevents future damage and improves air quality.

Considerations: Should be combined with structural repairs if needed.

The Cost of Sagging Floor Repairs

The cost of fixing sagging floors varies widely depending on the severity of the issue and the repair method required. While minor reinforcements can be relatively affordable, more extensive structural repairs, especially those involving foundation stabilization, can be a significant investment.

Breakdown of Repair Costs

Sistering or reinforcing floor joists
Adding crawl space jacks
Minor subfloor reinforcement
Sistering several damaged floor joists
Installing multiple crawl space jacks
Addressing minor foundation settlement with piers
Full foundation underpinning with push piers or helical piers
Extensive moisture remediation and structural reinforcement
Reinforcing large sections of subflooring and joists

Factors Influencing Costs

The final price can depend significantly on several key factors, including:

Extent of Damage, More severe sagging or structural failure requires more labor-intensive repairs.

Materials Used, Higher-quality materials, such as steel support jacks or engineered wood joists, increase costs.

Labor Costs, Sagging floor repair contractors charge based on expertise and complexity.

Home Location, Costs vary based on regional labor rates, permit requirements, and material availability.

DIY vs. Professional Repairs

Some minor sagging floor issues, such as adding temporary supports or reinforcing subflooring, can be DIY-friendly if you have carpentry skills. However, professionals should always handle major structural repairs involving foundation settlement, moisture mitigation, or load-bearing elements.

Incorrect installation can worsen structural issues
Lack of proper tools and materials may lead to temporary fixes rather than long-term solutions
Unpermitted or improper repairs could lower property value
The expert assessment ensures the right repair solution
High-quality, long-lasting materials and methods

If you're unsure about the severity of your sagging floors, getting a professional foundation inspection is the best way to determine the most cost-effective repair solution.

Don't Let Sagging Floors Catch You Off Guard

Sagging floors can be a minor fix or a major red flag, depending on the cause and severity. Before purchasing a home with uneven floors, it's crucial to assess the risks, repair options and costs to determine whether it's a worthwhile investment or a financial headache waiting to happen.

If the issue is minor, negotiating repairs or budgeting for fixes can be smart.

If the damage is severe, costly foundation repairs or structural instability may make walking away the best decision.

The most important step is getting a professional foundation inspection before committing to a purchase. An expert evaluation will clarify repair needs, costs, and whether the home is a solid investment.

Before making one of the biggest financial decisions of your life, ensure you're fully informed. Contact Dalinghaus Foundation Repair for a professional foundation assessment and move forward with confidence!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Factors Behind Your Tile Cracking: Key Insights

Brian Dalinghaus — Sun, 06 Apr 2025 00:00:00 GMT

Does your foundation need a closer look when you find cracked tile? Homeowners will learn key signs of damage and find out simple repair steps and preventive measures. Dalinghaus offers insights to help fix tile issues and improve foundation repair.

Key Takeaways

careful inspection identifies small tile fissures indicating foundation movement
soil moisture changes result in uneven pressure and tile misalignment
professional evaluations help diagnose underlying foundation problems accurately
regular moisture control and drainage checks support long-lasting tile stability

Identifying the Signs of Cracked Tiles and Their Causes

Recognizing surface cracks and structural damage is key to diagnosing cracking tile issues. Homeowners should note common reasons for cracked tiles, including issues with density and inadequate underpinning. This section offers pro insights into both visible damage and the impact of expansive soil, guiding readers to practical solutions and deeper understandings of these challenges.

Recognizing Surface Cracks and Structural Damage

Telling a surface crack from structural damage comes down to careful inspection. Small gaps at the edge of a tile, or a lip where one tile sits higher than the next, point to clay shifting or a slab settling underneath. Clearing debris out of the joints first is what makes the pattern readable:

Noting fine surface fissures
Checking for irregular tile alignment
Observing the impact of settling on tile placement

Damaged tiles have more than one possible cause, so the condition of the foundation underneath has to be established before a repair method is chosen. A tile repaired over a slab that is still moving cracks again in the same place, which is why the evaluation comes before the patch.

Common Reasons for Cracked Tiles

Homeowners often experience cracked tiles when differential settlement causes movement in the foundation. In these instances, subtle shifts from soil expansion can result in uneven surfaces where wood or carpet transitions to tile, resulting in damage that may require cracked tile repair and waterproofing measures.

Pressure from an uneven footing and poor support makes tile cracking worse. In cases where damaged areas are evident, prompt intervention such as applying waterproofing and addressing differential settlement is recommended to maintain a safe and durable installation.

The Role of Expansive Soil in Tile Cracking

Expansive soil plays a significant role in tile cracking as it shifts due to changes in moisture content, causing tension beneath installations. Illite rich clay intensifies these shifts, leading to subsidence which may damage both porcelain tile and repair ceramic tile projects.

Slight movements in soil put stress on a tiled surface in places you would not predict, so the inspection covers the whole floor rather than the cracked tile alone:

Expansive Soil	Generates movement causing tile stress
Illite Presence	Increases soil activity and threat of subsidence
Repair Techniques	Includes repair ceramic tile work with proper tape application
Porcelain Tile	Needs stable backing to avoid cracks

Understanding Expansive Soil and Its Effects on Foundations

Expansive soil significantly affects residential structures, causing issues that extend to porcelain tile integrity. The soil is studied the way a road bed is studied, because the question is the same in both cases: how much does this ground move when its moisture changes. Understanding how soil movement creates pressure helps diagnose common tile fractures and plan effective repairs.

What Is Expansive Soil?

Expansive soil is a type of earth that significantly changes its volume with moisture variations, creating stress on structures such as deep foundations and affecting tile installation quality:

Water Damage	Improves soil movement and triggers foundation stress
Tile Installation	Influences the stability of the tiles over time
Deep Foundation	Helps shield structures from shifts in soil volume
Stress	Creates uneven pressures on built surfaces
Repair Tile Grout	May be necessary to correct damage caused by soil expansion

Expansive soil matters during tile installation, because moisture variations can lead to water damage and misalignment of surfaces. Awareness of these shifts allows homeowners to plan suitable measures, including repair tile grout when needed, to maintain a secure and lasting deep foundation.

How Expansive Soil Affects Residential Structures

Residential structures can suffer when the concrete foundation interacts with expansive soil, as shifting soil puts unexpected weight on the building, potentially causing damage to wood flooring and other elements. Deposits such as calcium hydroxide can form over time, which adds another concern for long-term structural integrity.

Shifts in expansive soil can lead to noticeable foundation movement, which stresses the overall framework and may result in cracked surfaces. A concrete slab carries its load across whatever sits below it, so when one part of the soil swells and another dries out, the slab is left spanning the difference and the tile above takes the strain.

Evaluating the Impact of Environmental Factors on Tile Integrity

Climate changes can affect tile integrity, causing a plate to become severely tile cracked. Water drainage issues, like a flood or excess volume, can weaken support, leading to sizes that require hairline crack tile repair. Rock-like shifts from weather add stress, creating further concerns the sections below cover in detail.

Climate Changes and Their Influence on Tile Cracking

Climate changes can affect the behavior of clays and other materials under a tile installation, as shifting soil moisture levels alter the pressure exerted on the structure. Rising moisture breaks down the bond in a membrane protective layer, and seasonal checks catch that before the tile above it starts to move.

Seasonal variation matters because temperature swings loosen grout and lead to cracked tiles over time. Soil moisture and clay behavior change gradually, so a check at the same point each season shows a trend that a single look cannot.

Water Drainage Issues and Their Effects on Tile Flooring

Water drainage issues can lead to rapid deterioration of tile flooring as improper management allows water to mix with gravel and create an unstable base, weakening both ceramic tiles and their substructure. Standing water combined with accumulated debris accelerates tile damage, because the base under the tile stays saturated long after the rain stops.

Improper water flow may cause soil erosion beneath the foundation, stressing ceramic surfaces and leading to visible cracks. Keeping drainage clear is the cheapest part of the job. Water that leaves the property does not wash out the material the foundation bears on.

Practical Solutions for Repairing Cracked Tiles

This section offers practical insights into cracked tile repair. It features temporary fixes like sealing with nail polish and long-term solutions that consider expansive soil challenges using geology principles.

Temporary Fixes for Surface Cracks

Temporary fixes such as using high-quality sealants can mask surface cracks for up to an inch while providing protection against wear from minor foundation settlement. A small amount of particle-based filler, applied correctly, improves the appearance and buys time while the cause is investigated.

Sealing can serve as a stopgap while a permanent repair is planned, and the written findings will say when that is the honest answer. This approach helps maintain integrity during shifts, addressing both minute wear and potential settlement challenges linked to foundation settlement issues.

Long-Term Solutions for Cracked Tiles Related to Expansive Soil

Long-term solutions for cracked tiles caused by expansive soil focus on reinforcing the foundation and improving the installation environment. A flexible adhesive absorbs a small amount of movement that a rigid one transfers straight into the tile, which matters most in rooms like the bathroom where moisture is constant. Periodic inspections catch the next round of movement before it reaches the surface.

Building on field experience, a comprehensive repair strategy includes updating drainage systems to manage rainwater effectively. Integrating durable materials with lime additives and kaolinite treatments can reduce stress on the tile surface and extend the life of the repair, ensuring that areas such as the bathroom remain resilient against long-term soil shifts. This approach not only addresses immediate issues but also provides lasting protection against future foundation movement.

Preventive Measures Against Future Tile Damage

The guide outlines proper installation techniques to minimize cracking in flooring and highlights methods for managing soil moisture levels under tiles. These strategies work together to ensure lasting tile integrity.

Proper Installation Techniques to Minimize Cracking

Installing tile so that pressure spreads evenly across the substrate reduces the risk of cracking, particularly in high-use areas like the kitchen. A properly prepared bed supports the tile across its whole face, so no single point carries the load.

Careful technique during installation limits the pressure that soil movement puts on the tile above it, because a void under a tile concentrates the load at its edges. A full bed of adhesive with no hollow spots is what keeps a tile from cracking at a point load.

Managing Soil Moisture Levels Under Tiles

Controlling moisture around tiled areas heads off much of the damage that later shows up as cracked tile. Check the joints for signs of standing water and reseal the ones that have failed, because a joint that lets water through keeps the bed below it wet.

Managing soil moisture under tiles reduces pressure on the foundation and limits water-induced damage. This method supports long-lasting, efficient foundation repair because proper moisture control lessens the risk of cracks that often lead to unnecessary replacing a broken tile, ensuring homeowners benefit from durable and stable installations.

When to Seek Professional Help for Tile Cracking Issues

The section outlines when basic DIY repairs fall short and stresses the need for a professional assessment. It also sets out what a homeowner should ask a contractor to show before any work begins.

Understanding When DIY Repairs Are Not Enough

When DIY efforts fail to address recurring floors and tiles cracking issues, a professional assessment is the next step. Minor interventions may work temporarily, but without proper inspection of the shallow foundation, roof, and surrounding dirt accumulation, problems can persist or worsen.

Repairing the same tile more than once is itself a signal: the crack is a symptom and something below it is still moving. Misdiagnosed damage often traces back to the shallow foundation, or to water from a roof leak or poor grading soaking the ground beside it.

Choosing the Right Professional for Assessment and Repair

Homeowners seeking assessment and repair for cracked tile issues should prioritize professionals who have extensive experience with tile removal techniques and thorough evaluations of the existing structure. A qualified specialist will base recommendations on precise measurements and industry standards, ensuring that aspects such as atterberg limits are properly reviewed before initiating repairs:

Tile Removal	Safely extracts damaged tiles without further compromise
Structure Analysis	Evaluates the integrity of the foundational support
Atterberg Limits Assessment	Determines soil behavior to improve repair outcomes
Cracked Tile Repair	Provides long-lasting solutions that address underlying issues

A full evaluation, rather than a look at the cracked tile on its own, is what stops the same crack coming back. The repair method is chosen from what the elevation readings and the soil conditions show, not from the tile.

Frequently Asked Questions

What Causes Cracked Tiles on the Floor?

Cracked tiles are often due to foundation settlement, shifting soil, or water intrusion that produces pressure on the flooring system. This can cause tiles to break, signaling potential issues worth examining.

How Does Soil Expansion Affect Tile Stability?

Soil expansion pushes against a home's base, triggering movement that disturbs tile alignment. This shifting creates uneven surfaces and eventual cracking. Dalinghaus provides proven foundation repair solutions to maintain tile stability.

Can External Conditions Damage Floor Tiles?

External factors such as prolonged moisture, temperature swings, and direct weather exposure can harm floor tiles, leading to cracks or shifts. Regular inspections catch early signs of damage while the repair is still a small one.

What Methods Fix Cracked Floor Tiles?

Repair methods involve cleaning the affected area, applying a high-quality epoxy or mortar mix, and re-securing the tile in place.

When Should a Professional Be Contacted for Tile Issues?

When tiles crack or shift, a professional should be called for tile repair to prevent water damage and potential foundation problems. Early intervention saves homeowners time, money, and extra headaches.

Conclusion

Tile damage results from multiple factors, with foundational movement and soil behavior playing major roles in this issue. Homeowners encounter tile issues due to differential settlement, moisture variations, and shifts in expansive soil, each contributing to structural stress. A thorough evaluation and prompt action keep a small tile problem from turning into a foundation problem. Solid repair methods and careful inspection deliver lasting benefits, ensuring that homeowners preserve the integrity of their tiled surfaces.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

House Settling Cracks: Normal or Foundation Problem?

Brian Dalinghaus — Sat, 05 Apr 2025 00:00:00 GMT

Cracks in your walls, ceilings, or foundation can be alarming, but do they always mean trouble? The short answer: not necessarily. Some cracks are a normal part of a home's natural settling process, while others could indicate serious foundation problems.

In this guide, we'll break down what settling house cracks are, how to identify safe vs. serious cracks, and when to call in the experts. If you're unsure about the cracks in your home, Dalinghaus is here to help with professional foundation inspections and foundation repair solutions.

Let's get to the bottom of those cracks!

What Are House Settling Cracks?

Settlement, as described in the Foundation Engineering Handbook, refers to the permanent downward shift of a foundation over time. House or foundation settling is a natural process as a home adjusts to its environment. Over time, the structure's weight causes slight shifts in the foundation, which can lead to small, cosmetic cracks in walls, ceilings, and floors. While some settling is expected, it's important to recognize when concrete cracks might signal deeper structural issues.

Initial Settling: What Happens in New Homes?

Settling is most noticeable in newly built homes within the first few years. As the foundation and framing adjust, minor hairline cracks may appear due to the natural drying and shrinking of building materials like wood and concrete. These cracks are typically thin (less than 1/16 inch) and don't indicate a structural problem.

Long-Term Settling: How Older Homes Are Affected

For older homes, settling continues but at a much slower pace. However, changes in soil moisture, erosion, or poor drainage can accelerate foundation movement. When this happens, cracks may widen, become uneven, or appear in patterns that suggest foundation stress, signs that it's time for a professional inspection.

What's Normal vs. Problematic Settling Cracks?

Not all cracks are created equal. Some are cosmetic and don't require concern, while others may signal serious foundation movement. The key is knowing how to identify the difference.

Normal settling cracks in houses are typically thin, shallow, and stable over time. They often appear in drywall or plaster as a home adjusts to minor shifts in the foundation. On the other hand, problematic foundation cracks tend to be wider, grow over time, or follow specific patterns that indicate structural stress. These cracks may suggest foundation settlement, soil movement, or external pressure on the home's walls.

Use the chart below to quickly identify whether your cracks are harmless or require professional attention:

Crack Type	Normal or Problem?	What It Means
Hairline cracks (≤ 1/16 inch)	Normal	Common in new homes, minor drywall shrinkage
Vertical cracks	Normal	Often due to slight foundation shifts
Horizontal cracks	Problem	Indicates pressure on foundation walls
Large stair-step cracks	Problem	Possible foundation settlement or movement
Expanding or widening cracks	Problem	A sign of ongoing structural stress

If you notice problematic cracks in your home,especially ones that are widening, forming stair-step patterns, or allowing moisture inside, it's best to schedule a professional foundation inspection. Catching foundation issues early can prevent costly repairs and protect your home's structural integrity.

Common Causes of House Settling Cracks

House-settling cracks don't appear randomly, several key factors influence their formation. Understanding the causes of cracks can help you determine whether they are normal for settling or a sign of foundation trouble.

1) Soil Movement: Expansive Soils Shrinking & Swelling

The type of soil beneath your home plays a major role in foundation stability. Expansive soils containing a high percentage of clay swell when wet and shrink when dry. This constant cycle of expansion and contraction creates movement under your foundation, leading to cracks in walls, ceilings, and floors. Over time, excessive soil movement can cause uneven settling, which may require professional repair.

2) Moisture Fluctuations: Excessive Rain, Drought Cycles & Poor Drainage

Changes in moisture levels around your foundation can impact how your home settles.

Heavy Rainfall: Oversaturated soils are soft and unstable, which can lead to foundation sinking or shifting.
Drought Conditions: Causes soil to dry out and shrink, creating gaps beneath the foundation that can lead to settlement.
Poor Drainage: Improper water runoff, clogged gutters, or grading issues can direct water toward the foundation, accelerating soil erosion and movement.

If your home experiences extreme moisture fluctuations, it's important to maintain proper drainage and monitor for widening cracks or shifting floors.

3) Age of Home: Drying & Shrinking of Building Materials

As homes age, natural wear and tear can contribute to minor cracks.

New Homes (First Few Years): Freshly built homes often experience initial settling as construction materials dry and adjust to the environment. This can cause small, hairline cracks that are usually not a cause for concern.
Older Homes: Over decades, continued minor shifting combined with external factors like soil movement and weather exposure can lead to more noticeable cracks. If new cracks appear suddenly or continue to widen, it could signal a more serious foundation issue.

4) Foundation Type: Slab vs. Pier & Beam Settling Differences

The type of foundation your home is built on affects how it settles over time.

Slab Foundations: These sit directly on the ground, making them more susceptible to soil-related movement. If the soil beneath shifts, cracks can form in floors and walls due to the lack of flexibility.
Pier & Beam Foundations: These foundations are elevated and supported by piers, allowing for more settling flexibility. However, if individual piers settle unevenly due to shifting soil, it can lead to sagging floors and structural cracks requiring crawl space repairs.

Signs Your Cracks May Indicate Foundation Issues

While some settling cracks are harmless, others can be red flags for foundation problems. If you notice any of the following warning signs, your cracks may indicate structural damage that requires professional attention:

Widening Over Time, Cracks that continue to grow in width or length suggest ongoing foundation movement.
Accompanied by Uneven Floors or Sticking Doors, If doors and windows become difficult to open or floors feel sloped, your foundation may shift.
Visible Exterior Brick Cracks or Gaps Near Windows, Stair-step cracks in brick walls or gaps around window frames often signal foundation settlement.
Water Seepage or Dampness Near Cracks, Moisture intrusion through cracks can weaken your foundation and lead to mold or wood rot.

If you notice one or more of these signs, scheduling a professional foundation inspection is best.

How to Repair Settling Cracks and Foundation Problems?

Not all cracks require the same repair approach. Minor or cosmetic cracks can often be fixed with simple DIY solutions, while structural cracks may indicate foundation movement and require professional repair. Here's how to determine the best course of action.

For Minor Cosmetic Cracks

Small cracks (typically less than 1/16 inch wide) in drywall, plaster, or concrete are usually not a structural concern. They can be repaired easily with:

Joint Compound Fixes, Used for drywall cracks that result from natural settling, allowing for seamless patching and repainting.
Paintable Sealants & Caulking, Ideal for small hairline cracks in drywall or ceilings. These prevent cracks from expanding while maintaining a smooth finish.

For Structural Cracks

Larger cracks, especially those wider than 1/8 inch or in a stair-step pattern, can indicate foundation movement and require specialized repairs.

Polyurethane Foam Injection for Lifting Sunken Slabs: Also known as polyjacking, this method injects expanding foam beneath a sunken slab to lift and level the foundation. A quick, non-invasive solution for addressing uneven floors and sunken concrete driveways, patios, or sidewalks.
Carbon fiber straps are applied to prevent further movement without excavation.
Helical Piers & Push Piers for Foundation Stabilization: These piers are installed beneath your foundation to provide long-term stability and prevent further settlement. Helical piers are screwed into the ground, ideal for lighter structures and areas with unstable soil. Push piers are hydraulically driven deep into load-bearing soil, which is best for heavier homes experiencing settlement.

When to DIY vs. When to Call a Professional

DIY If: The cracks are small, don't widen over time, and are purely aesthetic.

Call a Professional If: The cracks grow larger, keep reappearing, or are accompanied by uneven floors, sticking doors, or moisture issues.

If you're unsure whether your cracks are cosmetic or structural, a professional foundation inspection can provide the clarity you need.

Don't Ignore Foundation Warning Signs!

Cracks in your home's walls, ceilings, or foundation may seem minor, but they can be warning signs of serious structural issues. Knowing the difference between harmless settling cracks and foundation-related cracks can help you take action before costly damage occurs.

If your cracks are widening, forming stair-step patterns, or accompanied by uneven floors, sticking doors, or moisture problems, your foundation could be at risk. The sooner you address foundation issues, the more you can prevent more damage and protect your home's value.

Not sure if your cracks are a problem? Let the experts take a look!

Book a free evaluation with Dalinghaus Foundation Repair Today!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

DIY Seawall Repair vs. Professional Seawall Restoration

Brian Dalinghaus — Fri, 04 Apr 2025 00:00:00 GMT

If you own a waterfront property, a seawall is the first defense against erosion, rising water levels, and structural damage. Over time, exposure to harsh weather, fluctuating tides, and constant water pressure can weaken your seawall, leading to cracks, shifting, or failure.

When damage appears, homeowners face a critical decision, should you attempt a DIY seawall repair or invest in professional seawall restoration? While a DIY fix might seem quick and cost-effective, it often comes with risks that could lead to more expensive problems. On the other hand, professional repair services provide long-term stability and expert solutions tailored to your seawall issues.

In this guide, we'll break down the key differences between DIY and professional seawall repair, covering costs, risks, repair methods, and long-term results. By the end, you'll know exactly which option is best for your property, and how to protect your seawall for years to come.

What Is a Seawall, and Why Does It Matter?

So, what is a sea wall? A seawall is a protective barrier designed to prevent coastal erosion and protect properties from rising water levels, strong waves, and storm surges. Typically constructed from concrete, steel, vinyl, or riprap (layered stone), seawalls act as a shield between land and water, helping to stabilize the shoreline and prevent soil loss.

According to the International Journal of Scientific Development and Research, seawalls are specifically engineered to prevent shoreline erosion by counteracting the force of incoming waves. By reflecting wave energy into the sea, seawalls help reduce the impact of waves on coastal land, minimizing erosion and preserving the shoreline. The effectiveness of a seawall depends on factors such as wave intensity, tidal movements, and the natural erosion processes unique to each location.

For homeowners and property managers, a well-maintained seawall is essential for preserving land value and structural integrity. Without a functioning seawall, properties near the water are vulnerable to erosion, foundation instability, and costly flood damage.

Common Seawall Problems

Over time, seawalls experience natural wear and tear due to constant exposure to water and environmental stressors.

Some of the most common seawall issues include:

Cracks and Structural Damage, Small cracks may seem harmless, but they allow water to seep into the seawall, weakening the material and causing larger fractures over time.
Erosion Behind the Seawall, Water can find its way through or underneath the wall, washing away the soil behind it and causing instability. This often leads to sinkholes or voids forming on the landward side.
Shifting or Leaning Walls,If the foundation beneath the seawall weakens, sections of the wall may tilt or separate, reducing its effectiveness and increasing the risk of failure.
Water Intrusion and Drainage Issues, Poor drainage can create hydrostatic pressure behind the wall, leading to bulging or cracking. If not managed, trapped water can accelerate deterioration.
Corrosion of Metal Components,Seawalls with steel reinforcements or tiebacks can suffer from rust and corrosion, compromising their structural integrity.

DIY Seawall Repair, What You Should Know

When seawall damage starts to appear, many homeowners consider taking matters into their own hands. DIY seawall repair may seem like a cost-effective way to fix minor issues, but it's important to understand which repairs can be done safely, and when calling a professional is the better option.

Types of Minor Repairs Homeowners Can Handle

For small-scale damage, homeowners may be able to perform basic seawall maintenance using the right materials and techniques.

Some minor repairs include:

Sealant Application,To prevent water intrusion, small cracks in a concrete seawall can be sealed with marine-grade epoxy or polyurethane sealants.
Minor Crack Repairs, Hairline cracks may be patched using waterproof or hydraulic cement to reduce further deterioration.
Replacing Missing or Damaged Cap Sealant, The seawall cap is the top surface that helps protect the wall's structure. If the sealant between sections fails, reapplying it can provide temporary protection.
Clearing Drainage Holes (Weep Holes), Keeping weep holes free of debris allows trapped water behind the seawall to drain properly, reducing seawall erosion repair needs.

While these small fixes can help slow deterioration, they don't address underlying structural issues, which is where DIY repair becomes risky.

Potential Risks of DIY Seawall Repair

Many property owners underestimate the complexity of seawall repair. Without professional assessment, small problems can quickly escalate into major failures.

Some risks of seawall repair do it yourself include:

Hidden Damage Beneath the Surface,Cracks and voids may extend deeper than they appear, and simple patches will not prevent internal weakening.
Incorrect Materials, Using the wrong sealants or low-quality repair products can lead to seawall erosion and further deterioration.
Worsening Conditions, Temporary fixes often don't resolve the root problem, increasing seawall repair costs.
Improper Drainage Solutions, Seawalls rely on proper drainage to relieve pressure. Sealing off cracks without considering water flow can increase hydrostatic pressure and cause wall sections to bulge or collapse.
Safety Hazards, Working near water, handling heavy materials, and dealing with unstable structures can create serious safety risks for homeowners.

Common Mistakes in DIY Seawall Repair

Even with good intentions, DIY repair attempts often fall short due to inexperience.

Some common mistakes include:

Patching Over Structural Damage, Simply filling in cracks without reinforcing weak areas does not stop long-term deterioration.
Ignoring Erosion Behind the Wall,If soil is washing away behind the seawall, sealing surface cracks will not solve the underlying issue.
Using the Wrong Repair Techniques, Not all seawall materials require the same repair approach. A vinyl seawall, for example, has different repair needs than a concrete seawall repair.
Delaying Repairs Too Long, Minor damage can become a structural failure if not addressed properly and promptly.

While DIY repairs might work for small maintenance tasks, they rarely provide a long-term solution for seawall repair. In the next section, we'll explore why professional seawall repair services are often the better investment for protecting your property.

Professional Seawall Restoration, Why It's the Better Option

While DIY seawall repair may seem quick and affordable, it often only addresses surface-level problems. Professional seawall restoration goes beyond temporary patches, using advanced materials and techniques to reinforce the structure and extend its lifespan. Here's why hiring a professional is the better investment.

Advanced Techniques Used by Professionals

Experts use specialized repair methods that provide long-lasting seawall protection against erosion, shifting and water intrusion.

Some of the most effective techniques on how to repair a seawall include:

Hydrophobic Polyurethane Injection, This method injects water-resistant polyurethane foam into cracks and voids behind the seawall. As the foam expands, it fills gaps, strengthens weak areas, and prevents soil erosion. Unlike DIY sealants, this material bonds permanently and resists water infiltration.
Steel Reinforcement and Tiebacks,To stabilize leaning or shifting seawalls, professionals install steel tiebacks or anchoring rods. These reinforcements secure the seawall to deeper, more stable soil, preventing future movement.
Anchoring Systems for Structural Stability, Anchors distribute pressure more evenly across the seawall, reducing stress points that lead to cracking and failure. This technique is especially important for seawalls facing high wave action or poor soil conditions.
Seawall Cap Repair or Replacement, The seawall cap is a critical component that protects the wall from surface damage and water infiltration. Professionals replace deteriorating caps with reinforced concrete or composite materials designed to withstand constant exposure to water and environmental stressors.
Proper Drainage Solutions, Unlike DIY fixes that might accidentally block water flow, professionals install specialized weep holes, drainage pipes, and filter fabrics to relieve pressure and prevent hydrostatic buildup.

These techniques ensure seawall restoration is not just a temporary fix but a structural improvement that prevents future failures.

DIY vs. Professional Seawall Repair

While DIY seawall repair may seem like a way to save money upfront, repeated fixes and worsening damage often make professional seawall restoration the more cost-effective choice in the long run.

DIY repairs require purchasing materials like sealants, cement patches, and waterproof coatings and renting or buying specialized tools. Though these costs may seem manageable initially, improper repairs can lead to repeated expenses. Additionally, DIY fixes take time, requiring research, preparation, and physical labor.

Professional seawall repair services involve a higher initial investment but offer greater value. Experts use hydrophobic polyurethane injection, steel reinforcements, and anchoring systems to strengthen weak areas and improve drainage. Unlike surface-level DIY patches, professional repairs address the root cause of seawall damage, preventing future failures.

Ultimately, DIY solutions often fail to resolve underlying structural issues, leading to ongoing repair costs. In contrast, professional restoration provides a long-term fix, ensuring seawall stability while reducing maintenance expenses and unexpected property damage.

Choosing the Right Seawall Repair Solution for Your Property

Deciding between DIY and professional restoration requires careful evaluation of your property's specific needs and how much does it cost to repair a seawall. A minor issue may be manageable with a simple fix, while more significant damage could require expert intervention to prevent costly failures. Here's what to consider when choosing the best repair approach for your seawall.

Factors to Consider: Damage Severity, Budget, and Property Location

Damage Severity, Assessing the extent of the damage is the first step in determining the right repair solution. Small surface cracks or minor wear may be manageable with DIY methods, while seawall erosion, shifting, or large cracks often require professional intervention.
Budget, While DIY repairs may seem cost-saving, repeated fixes can add up over time. Investing in seawall repair services ensures a lasting solution that prevents costly future repairs.
Property Location, Environmental factors such as wave action, soil composition, and tidal fluctuations impact seawall deterioration. Coastal seawalls facing frequent storms or strong currents need reinforced materials and expert repair techniques that go beyond basic DIY fixes.

Questions to Ask Before Attempting DIY or Hiring a Professional

Before choosing a repair method, ask yourself:

Do I fully understand the cause of the damage? Seawall failures often stem from underlying problems like hydrostatic pressure, soil erosion, or corrosion, not just visible cracks.
Do I have the right tools and materials for the repair? Professional-grade materials like hydrophobic polyurethane injection and steel tiebacks provide long-term strength that DIY solutions often lack.
Can I safely perform the repairs? Working near water, handling heavy materials, and dealing with unstable seawall structures can pose serious safety risks.
Will my repairs hold up over time? A quick fix may temporarily patch the problem, but the damage will likely return if the root cause isn't addressed, leading to higher costs in the long run.
Would professional restoration save me time and money? While DIY might seem cheaper initially, professional seawall repair ensures durability, reducing maintenance expenses and property risks.

Protect Your Seawall With the Right Repair Solution

A strong, well-maintained seawall is essential for protecting your waterfront property from erosion, shifting soil, and structural damage. While DIY seawall repair methods may seem like a budget-friendly solution, it often fails to address underlying issues, leading to repeated fixes and escalating costs.

Professional seawall restoration provides a long-term solution by reinforcing weak areas, improving drainage, and preventing further deterioration. Techniques like hydrophobic polyurethane injection, steel reinforcements, and anchoring systems ensure your seawall remains stable and effective for years to come.

At Dalinghaus Foundation Repair, we specialize in seawall repair services designed to strengthen and restore failing seawalls and how to repair seawall erosion.

Investing in professional seawall repair contractors now can save you from costly failures in the future.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

When to Worry About Stucco Cracks: Common Causes Explained

Brian Dalinghaus — Fri, 04 Apr 2025 00:00:00 GMT

Are stucco cracks driving you crazy? It also tells homeowners when to get foundation repair for stucco issues. Readers will learn practical maintenance tips to prevent cracks and avoid costly repairs. The content helps pinpoint concerns and offers simple advice to protect the home.

Key Takeaways

Hairline stucco cracks may indicate minor issues that require regular inspections
Cross-patterned, spider, and diagonal cracks suggest potential deeper structural problems
Routine inspections assist homeowners in deciding when to contact foundation repair specialists

5 Common Causes of Stucco Cracks

This section covers common stucco issues. Topics include insights on a hairline crack and stucco hairline crack repair, foam trim cracks, cross-patterned cracks, spider cracks, and diagonal line cracks. A simple evaluation is offered to detect foundation problems, so homeowners gain practical guidance for timely repairs.

Understanding Hairline Cracks in Stucco

Hairline cracks in stucco often signal minor surface issues that can become more significant over time. A professional foundation repair specialist frequently assesses these fine fissures to ensure they are not early indicators of deeper problems affecting the pier or sidewalk areas, helping homeowners make informed investment decisions for long-term repair services and maintenance.

These small cracks require careful observation since a neglected crack might allow moisture to worsen the condition or even attract a termite presence. Reliable repair services focus on issuing practical solutions to preserve the stucco integrity, ultimately protecting the overall stability of the structure for the homeowner's peace of mind.

Analyzing Foam Trim Cracks in Stucco

Stucco Cracks | Risk to overall structure | Timely repairs

Foam trim sits proud of the wall and moves with temperature more than the stucco around it, so a crack that follows the trim line is usually about the trim rather than the structure. A crack that carries on past the trim and into the field of the wall is the one worth measuring, because that path follows stress in the wall itself.

Recognizing Cross-Patterned Cracks in Stucco

Cross-patterned cracks in stucco can signal uneven pressure distribution and stress in the building envelope. These cracks tend to appear where plywood supports and foam insulation meet, which indicates the building is experiencing minor shifts that may require a closer look.

These patterns may also point to foundation settlement issues that affect the overall stability of the structure. Skilled foundation repairs involve thorough inspections to assess whether the observed cracks are superficial or indicative of larger challenges needing professional attention.

Identifying Spider Cracks in Stucco

Spider cracks are fine lines radiating from a point, and they often mean moisture has been working through the cement. A patch closes the surface, but the useful step is marking the ends of the crack with a pencil and a date so you can see whether it grows.

Spider cracks can also mark structural shift underneath. What separates the two cases is the rest of the house: floor elevation readings and the behavior of doors and windows tell you whether the wall is the problem or the symptom.

Detecting Diagonal Line Cracks in Stucco

A diagonal crack is the pattern worth examining closely, because it follows the line of stress through the wall and often points back to foundation movement or a failing retaining wall:

Diagonal Line Cracks | Possible internal shifts affecting waterproofing | Consult an engineer to assess related plumbing and foundation systems

Angled fissures often point to a deeper structural problem, which is worth a timely evaluation.

How Foundation Settlement Leads to Stucco Cracks

The examination covers key signs of foundation movement, soil conditions affecting structural stability, and drainage issues that contribute to cracks. It offers insights on using polyurethane for effective repair, techniques to fix stucco cracks without compromising drywall or ceiling integrity, and methods to identify structural damage, enabling homeowners to plan necessary interventions.

Evaluating Signs of Foundation Movement

A stucco crack that opens near the concrete slab can signal movement in the foundation below. The crack itself is not the measurement, though. Elevation readings across the floor are what show whether the structure is settling and by how much.

Even small signs of foundation movement, such as minor stucco cracks, can point to stress in the framing behind the wall. Taking those indicators seriously early keeps the repair smaller than it would otherwise be.

Understanding Soil Conditions Affecting Foundations

Soil conditions, including moisture retention and compaction, play a critical role in foundation integrity, which in turn affects stucco performance.

Soil that swells when it is wet and shrinks when it dries moves the footing above it, and that movement shows up as misalignment and water intrusion. Watching the ground next to the house through a wet season and a dry one tells you more than any single inspection can.

Recognizing Structural Damage Related to Foundation Issues

Visible damage in siding or grout can point to trouble in the lumber or other load-bearing components behind it. The same walk often turns up the related cause, a slab leak keeping the soil wet in one spot, or settlement deep enough that the repair is helical piers screwed to stable soil.

Watching the house over time matters when minor signs of foundation settlement appear alongside damage in siding or deteriorated lumber. A homeowner searching for "crawl space repair near me" is looking for a diagnosis first, so ask for the findings in writing before anyone recommends a repair.

Identifying Drainage Problems Contributing to Cracks

Poor drainage around a home saturates the soil next to the footing and contributes to the settlement that shows up as cracked stucco. It gets worse with each wet season, which is why the assessment covers the concrete, the floor alignment, and the supporting beam together rather than the crack on its own.

When to Seek Foundation Repair for Stucco Issues

Visible cracks signal a need for immediate foundation assessment to avoid long-term damage and escalating repair costs. This guide outlines the signs that call for prompt inspection, what happens when elastomeric stucco crack repair is put off, and how price and insurance factor in.

Signs Indicating Immediate Foundation Assessment Needed

A stucco crack that widens near a bathroom or another high-moisture area can signal a foundation problem that needs repair. Checking which companies serve your zip code is the practical next step, and dealing with the moisture early limits the mold risk.

A gap or cracking pattern that appears suddenly is different from one that has been there for years, and it deserves a prompt look, especially where water is getting through. Water inside a wall assembly is what turns a cosmetic problem into a mold problem.

Long-Term Effects of Neglected Cracking Stucco

Over time, these cracks may widen, causing foundation stress that demands timely foundation crack repair to protect both the structure and its driveway access.

Benefits of Timely Foundation Repair Intervention

Timely foundation repair intervention can mitigate risks from a natural disaster while maintaining the property's overall integrity.

Repairing early limits the damage and takes stress off the components that fail first. A review of key benefits is summarized below::

Early Intervention	Reduces risk from natural disaster impacts
Local Knowledge	Crews who know the soils in your area
Property Value	Enhanced stability protects overall investment

Finding Qualified Professionals for Foundation Repairs

Finding the root cause of a structural shift means looking past the finish coat to what the wall is built on and what the ground under it is doing.

A good evaluation says plainly what it found and what it did not, whether the subject is a hairline stucco crack or a wider restoration. Ask for both halves of the answer: how the crack gets patched, and what is being done about whatever moved to open it.

Maintenance Tips to Prevent Stucco Cracks

Regular inspections of stucco surfaces, proper drainage, moisture control, and landscaping that impacts the foundation are key to preventing damage. This section offers practical insights akin to a podcast discussion on maintenance, including tips on patching stucco holes, securing wood elements, updating furniture arrangements, and safeguarding the fireplace to ensure long-term integrity.

Regular Inspections of Stucco Surfaces

Regular inspections of stucco surfaces help detect early signs of damage while preventing issues caused by environmental factors such as roof leaks and moisture.

Routine visual checks catch minor cracks before they widen. Keeping to the same schedule is what makes the comparison useful, because a finish that has been sealed and primed on time holds up better than one that gets attention only after a crack appears.

Importance of Proper Drainage Around Foundations

Proper drainage around a foundation reduces the moisture buildup that weakens both stucco and the foundation underneath. Homeowners are encouraged to contact foundation contractors near me for assessments and sign up for a mailing list to receive timely updates on maintenance practices and improvements.

Where heavy rain arrives in bursts, moisture control is what keeps water out of the wall and away from the footing. Gutters that discharge well clear of the house and grade that falls away from it do most of that work.

Moisture Control and Its Impact on Stucco Integrity

Homeowners who stay on top of moisture control are better positioned against the usual deterioration. Drainage that works and inspections that happen on schedule keep water out of the structure, and that is what keeps stucco crack repair cost down.

Getting ahead of moisture keeps the stucco looking right and keeps the repair bill small. An assessment that covers the foundation as well as the finish is the one that catches the conditions driving stucco crack repair cost up.

Addressing Landscaping That May Affect Foundation

Proper landscaping management helps safeguard the foundation by preventing excess moisture and soil movement that can enlarge stucco cracks. A reliable construction company often uses a brush and wire system to trim back overgrown foliage, ensuring that the soil does not encroach on the structure while the right paint is applied to refresh exposed surfaces.

Attention to landscaping protects a foundation by keeping roots and debris at a distance. Selective pruning and a root barrier do the structural part of that work, and a protective paint finish seals the exposed surfaces that are left.

The Cost of Ignoring Stucco Cracks and Foundation Issues

Potential financial strain may follow poor repairs, with issues like soil shifts and attic moisture worsening hairline cracks. This section covers the long-term value of professional foundation maintenance for stucco walls and compares what repair and replacement cost.

Potential Financial Implications of Poor Repairs

When minor issues such as a tiny inch-wide gap in stucco cracks are left unaddressed, costlier problems may emerge later.

Small failures in maintaining stucco cracks may lead to prolonged structural stress and deteriorated conditions that require advanced restoration efforts.

Long-Term Value of Proper Foundation Maintenance

Proper foundation maintenance ensures a long-lasting structure by addressing issues such as flawed plasterwork and uneven heat distribution early on.

Investing in proper foundation upkeep can extend the durability of the home and lessen future repair costs. Routine maintenance, with sound technique and a quality mix, helps maintain the plaster's integrity and keeps the heat transfer balanced, offering homeowners tangible benefits and safeguarding their investment over time.

Case Studies of Repair Costs Versus Replacement Costs

Catching a wall problem early is usually cheaper than replacing the wall, which is why the evaluation puts the options in writing before anything is sold. A thorough inspection often uncovers structural hazards that call for a steel pier repair before they escalate into wall replacement and larger foundation problems:

Timely Inspection	Lower repair expenses
Delayed Repairs	Higher replacement costs
Steel Pier Support	Load transferred to soil that can carry it

On our own projects, the wall inspection is what catches the hazard while it is still cheap to address. Installing steel piers while the movement is small keeps the work to the affected area instead of the whole elevation.

Benefits of Professional Inspection for Stucco and Foundation

A thorough home inspection finds damage that is not visible from the driveway, because it covers the exterior and the foundation together. This section sets out what the inspection involves, what to expect while it happens, and how to choose a foundation repair company.

How a Thorough Inspection Finds Hidden Damage

The subtle signs are the ones that matter: a slight shift at a corner, or an unusual pattern around a repaired stucco crack. A spider pattern spreading from a single point is read together with the elevation readings, because the same pattern means different things on a level floor and on a settling one.

A thorough inspection turns up what is not immediately visible and puts it in writing, so the homeowner can see the risk rather than take a description of it. Precise measurements are what make the recommendation checkable.

Importance of Comprehensive Evaluation for Homeowners

A comprehensive evaluation looks at the structure as a system, including a pier and beam foundation where there is one, and surfaces the issues behind the stucco damage.

A written evaluation, backed by measurements rather than impressions, is what tells a homeowner whether it is time to bring in a foundation company at all.

What to Expect During a Professional Inspection

During a professional inspection, the foundation repair expert examines the cantilever structure and stucco finish with careful precision to detect vulnerabilities that may lead to cracks. The inspection process includes a detailed review of the application techniques used during the original construction, ensuring that even subtle areas where fiberglass mesh has been applied are verified for stability and integrity:

Review of cantilever support systems
Assessment of stucco finish quality
Evaluation of fiberglass mesh installation
Verification of proper application methods
Password-protected technical reports for homeowner review

This thorough inspection provides a robust understanding of the structural health and ensures that any issues are appropriately addressed before they escalate.

How to Choose the Right Foundation Repair Company

Homeowners should select a foundation repair company with a proven track record, confirmed by positive reviews on the company website and verifiable local references. They may request a free evaluation to assess the effectiveness of foundation repair methods, and ask how the company handles drainage correction, since water is behind most of the movement that cracks stucco.

Reading a company's reviews and testimonials fills in what a sales visit will not, especially the reviews that describe what happened after the crew left. Ask directly how a repair method works, and judge the answer by whether it is explained in terms you can follow.

Frequently Asked Questions

What Causes Common Stucco Cracks?

Common stucco cracks occur when shifting soil and severe weather prompt foundation movement, stressing building materials. Dalinghaus Foundation Repair experts note these fractures result from material aging, moisture, and everyday wear.

How Does Foundation Settlement Affect Stucco?

Foundation settlement creates shifting that disrupts stucco integrity, causing cracks and separations along the exterior. This movement can allow moisture to seep in, resulting in costlier repair work if not addressed by experienced foundation repair specialists.

When Should Homeowners Consider Foundation Repair?

Homeowners may need foundation repair when cracks develop in walls, floors become uneven, or moisture issues arise. Dalinghaus Foundation Repair offers trusted expertise to ensure a rock-solid base, safeguarding your home's value and longevity.

Can Regular Maintenance Reduce Stucco Cracks?

Yes, regular upkeep often lessens stucco cracking by addressing minor issues quickly.

What Benefits Do Professional Inspections Offer?

Professional inspections pinpoint hidden foundation issues, validate repair plans, and secure effective solutions. Homeowners receive advice from trusted specialists like Dalinghaus Foundation Repair, ensuring improved home stability and long-term savings.

Conclusion

Identifying common causes of stucco cracks allows homeowners to catch small issues before they escalate into costly foundation repairs. Recognizing warning signs such as hairline, foam trim, cross-patterned, spider, and diagonal cracks prompts careful evaluations of the building's stability. Routine inspections and timely repairs empower property owners to maintain structural integrity and manage moisture effectively. Acting on these insights helps secure long-term investment value and ensures a safer, more resilient home.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Slab Leak Repair | Causes and Effective Solutions

Brian Dalinghaus — Tue, 01 Apr 2025 00:00:00 GMT

Imagine waking up to damp floors, an unexplained spike in your water bill, or the sound of running water when no taps are on. These could all be warning signs of a slab leak, a hidden plumbing issue that can severely damage your home's foundation.

Slab leaks occur when pipes beneath a home's concrete slab develop cracks, corrosion, or leaks, allowing water to seep into the foundation. Over time, this can cause structural instability, mold growth, and costly repairs. The good news? Early detection and timely repairs can save homeowners thousands of dollars in damage and prevent long-term issues.

In this guide, we'll explain what causes slab leaks, how to detect them, and the best repair methods to protect your home.

What Is a Slab Leak?

A slab leak is a water leak in the concrete slab floor from the pipes beneath a home's concrete foundation. Unlike visible leaks under sinks or in walls, slab leaks are hidden, making them harder to detect and more damaging over time.

These leaks can develop in the hot or cold water lines, typically due to corrosion, shifting soil, or pipe deterioration. Since the pipes run underneath the home's slab, any water escaping from a leak can seep into the foundation, leading to cracks, uneven floors, and even structural instability if left unaddressed.

The Cost of Undetected Leaks

According to the U.S. Environmental Protection Agency (EPA), house leaks waste more than 1 trillion gallons of water nationwide, the equivalent of the yearly household water use of more than 11 million homes.

Types of Slab Leaks

Slab leaks generally fall into two categories:

Pressure Line Leaks, These leaks occur in pipes carrying pressurized water, leading to faster damage and noticeable signs like warm spots on the floor or increased water bills.
Drain Line Leaks,These leaks develop in a home's drainage system and often go undetected because they don't create immediate pressure-related symptoms.

Slab leaks are serious plumbing issues that, if ignored, can weaken your home's foundation, cause mold growth, and lead to expensive repairs. That's why early detection and repair are essential to protecting your property.

Next, look at what causes slab leaks and how to prevent them.

Common Causes of Slab Leaks

Slab leaks don't happen overnight, they develop due to underlying issues that weaken your home's plumbing system over time. Here are the most common causes:

Pipe Corrosion: Over time, pipes buried beneath your house can corrode due to chemical reactions between water and metal, especially in areas with high water acidity or mineral content. Copper pipes are particularly vulnerable, leading to pinhole leaks that worsen over time.
Poor Installation: If the pipes under your foundation were poorly installed, bent, or damaged during construction, they may develop weak spots that lead to leaks. Even minor imperfections in the pipes can cause long-term wear and premature failure.
Shifting Soil and Foundation Movement: The ground beneath your home constantly shifts due to soil expansion, erosion, or seismic activity. When the foundation moves, it can pressure the pipes, causing them to crack, rupture, or disconnect.
High Water Pressure: Excessively high water pressure can stress your home's plumbing system. Over time, this pressure weakens pipes, making them more susceptible to leaks, especially in areas with existing vulnerabilities.
Abrasion and Vibration: Pipes naturally expand and contract as hot and cold water flows through them. If they contact rough concrete, gravel, or other hard surfaces, this movement can cause gradual wear and tear, leading to leaks.
Tree Root Intrusion: Tree roots can sometimes grow toward moisture and penetrate tiny cracks in underground pipes, causing blockages and leaks. This is more common in older homes with clay or cast iron pipes.

Slab leaks can be caused by one or a combination of these factors, making early detection and regular plumbing inspections essential.

How to Detect Slab Leaks?

Slab leaks are often difficult to notice because they occur beneath your home's concrete foundation. However, catching them early can save you from expensive repairs and structural damage. Here are some slab leak detection indicators to watch for:

Unexpectedly High Water Bills: If your water bill suddenly spikes without any change in usage, it could indicate an undetected leak beneath your slab. Since slab leaks often go unnoticed for long periods, wasted water can add up quickly.
The Sound of Running Water: Hearing water running when no faucets or appliances are being used strongly indicates a slab leak. If you suspect this, try turning off all water sources in your home and listening closely to your floors.
Warm or Damp Spots on the Floor: Hot water line leaks can cause unusual warm spots on your flooring, particularly on tile or hardwood. If you notice areas of your floor that feel warmer than others, it could be a sign of a slab leak.
Cracks in Walls or Flooring: Water leaks beneath your foundation can weaken the concrete slab, causing it to shift or settle unevenly. This can lead to cracks in walls, flooring, or ceilings, especially if the leak has been present for an extended period.
Mold, Mildew, or Musty Odors: Moisture from a slab leak can create the perfect mold and mildew growth environment. It could be a sign of hidden water damage if you notice persistent musty smells or see mold appearing along baseboards or flooring.
Low Water Pressure: If your water pressure suddenly drops and there's no sign of a clogged pipe, a slab leak could be the cause. A leak in the underground pipes can divert water from your fixtures, reducing overall pressure in your home.
Pooled Water Around the Foundation: Water accumulating around your home's foundation, especially during dry weather, could indicate a slab leak. Check for damp soil or pooling water near the perimeter of your home, as this may indicate an underground plumbing issue.

Slab Leak Repair Methods

Slab leaks waste water and can weaken your home's foundation, cause cracks in floors and walls, and lead to expensive structural repairs if left untreated. The right repair method depends on the leak's severity, the foundation's condition, and whether there is existing structural damage. Here's a breakdown of the most effective solutions:

1) Concrete Slab Leak Repair

Focuses on fixing the damaged plumbing pipes while minimizing disruption to the foundation. Slab leaks typically originate from corroded, cracked, or deteriorated pipes beneath the concrete slab. If detected early, targeted repairs can be made without requiring extensive foundation work.

Best for: Homeowners who need to fix a leaking pipe quickly while minimizing damage to the foundation. This method is ideal for leaks that haven't caused major foundation movement or soil erosion.

Spot Repair: A section of flooring and concrete is removed to access the leaking pipe, which is patched, replaced, or reconnected.
Epoxy Pipe Coating: A trenchless repair method where epoxy resin is applied inside the pipe to seal small cracks and leaks without cutting into the slab.
Pipe Rerouting: If the damaged pipe is beyond repair, a new pipe is rerouted above ground (through walls or ceilings), bypassing the slab entirely to prevent future leaks.
Quickly stops active leaks before they cause extensive damage.
Helps prevent water damage to your flooring, walls, and structural components.
Less invasive than digging through the entire foundation.
Doesn't address foundation movement caused by long-term water exposure.
If multiple leaks exist, additional plumbing repairs may be necessary.

2) Foundation Repair

This addresses any structural damage caused by the slab leak, restoring stability to your home's foundation. When slab leaks go undetected for months or years, the continuous water flow can erode the soil supporting your home's foundation, causing it to sink, crack, or shift. In these cases, simply repairing the pipe isn't enough, foundation repair is required to restore stability.

Best for: Homes where long-term water exposure has weakened the foundation, causing slab settlement, cracks, or structural instability.

Slab Jacking: If the leak has caused the foundation to settle or sink, polyurethane foam injection or mudjacking is a concrete repair method used to lift and level the slab.
Push or Helical Piers : If the foundation has shifted due to water damage or soil erosion, steel piers are driven deep into stable soil and carry the home's weight there instead of on the eroded soil.
Crack Repair: If water intrusion has weakened the concrete slab, epoxy injections or carbon fiber reinforcement are used to restore structural integrity and prevent future damage.
Addresses long-term foundation stability issues caused by slab leaks.
Prevents further movement, reducing the risk of additional structural damage.
Increases property value and home safety.
More expensive and time-intensive than simple pipe repairs.
Requires professional assessment to determine the best solution.

Stop Water Damage in Its Tracks: Fix Slab Leaks Today

If ignored, slab leaks can weaken your foundation, cause water damage, and lead to unexpected repairs. Slab leak detection and repair help identify and fix these issues early, protecting your home from costly damage.

At Dalinghaus, we specialize in foundation repairs. With expert solutions and advanced technology, we ensure your home stays safe, dry, and structurally sound.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Concrete Step Repair | Fix Steps Pulling Away from House

Brian Dalinghaus — Fri, 28 Mar 2025 00:00:00 GMT

If you've noticed a gap forming between your concrete steps and your house, you're not alone. This common problem can become a major safety hazard if left unaddressed. Over time, shifting soil, poor installation, or foundation movement can cause concrete steps to separate, leading to cracks, uneven surfaces, and potential tripping risks.

But don't worry, there are effective solutions to stabilize your steps through concrete repair before the damage worsens. In this guide, we'll discuss the common causes of step separation, warning signs to watch for, and the concrete step repair methods.

At Dalinghaus Foundation Repair, we specialize in foundation and concrete repairs that provide long-term stability for homes across California. Whether you're dealing with minor gaps or major structural concerns, we're here to help. Keep reading to learn how to fix your concrete steps and prevent future issues.

Why Are My Concrete Steps Pulling Away?

Concrete steps pulling away from your house are more than just an eyesore, a sign that something is shifting beneath or around your home. Understanding the main cause is the first step to finding a lasting solution. Here are the most common reasons this issue occurs:

Soil Movement and Erosion: Soil naturally expands and contracts due to moisture changes, and over time, this movement can shift the ground beneath your concrete steps. If water runoff isn't properly managed, erosion can wash away supporting soil, creating voids that cause the steps to settle and pull away from the house.
Poor Initial Installation: If concrete steps weren't installed with a proper foundation or reinforcement, they may not have the structural integrity to withstand natural settling. The steps can shift or sink without compacted soil or a sturdy base, leading to separation from the home.
Weather-Related Expansion and Contraction: Concrete is highly affected by temperature changes. During hot months, it expands; during cold months, it contracts. This constant movement can weaken the connection between your steps and the foundation, eventually leading to noticeable gaps.
Tree Roots Pushing Against the Foundation: Large trees planted too close to a home can cause structural problems over time. As tree roots grow, they can push against foundations, driveways, and concrete steps, forcing them to shift or crack.
Foundation Settlement Issues: Your concrete steps may move if your home's foundation is experiencing settlement or shifting. Foundation movement can be caused by unstable soil, poor compaction, or changes in moisture levels. The connection between the house and the steps weakens when the foundation shifts, leading to visible separation.

Warning Signs of Concrete Step Separation

Early detection is key to avoiding further damage if your concrete steps are pulling away from your home. While a small gap may seem harmless initially, it can quickly lead to structural issues that affect both your steps and your home's foundation.

Here are the most common warning signs to watch for:

Visible Gaps Between Steps and the House: One of the first signs of step separation is a noticeable gap forming where the steps meet the house. This space may start small but widen over time, indicating shifting or settling beneath the steps.
Cracks Forming Around the Steps or Foundation: As the steps pull away, cracks may develop in the concrete, the foundation, or the surrounding walkway. These cracks weaken the structure and allow water to seep in, leading to further erosion and damage.
Uneven Step Alignment or Sloping: If your steps appear tilted, sunken, or no longer level, this is a clear sign that the soil beneath them has shifted. Uneven steps create a tripping hazard and suggest that structural movement is occurring.
Water Pooling Near the Base of the Steps: If water consistently collects at the bottom of your steps, poor drainage could contribute to soil erosion. Excess moisture weakens the ground beneath your steps, making them more likely to settle and pull away from the house.
Doors and Windows Sticking Due to Shifting Foundation: While it may seem unrelated, difficulty opening or closing doors and windows can be a red flag for foundation movement. If your home's foundation is settling, it could also affect the stability of your concrete steps.

If you've noticed any warning signs, it's time to take action. In the next section, we'll explore the best solutions for repairing and stabilizing your concrete steps before the problem worsens.

How to Fix Concrete Steps That Are Separating

If your concrete steps are pulling away from your home, repairing them as soon as possible is crucial to prevent further damage. While minor concrete step issues can sometimes be addressed with DIY solutions, professional repairs provide long-term stability and safety. Here are the concrete repair solutions used by experts:

Polyurethane Foam Injection

Polyurethane foam injection is one of the best ways to lift and stabilize sunken concrete steps. This method involves injecting expanding foam in the gaps, filling voids, and gently adhering the concrete back into place.

Small holes (about ⅝ inch) are drilled into the concrete.
High-density polyurethane foam is injected in the gaps.
The foam expands and adheres to the steps.
The material cures within minutes, providing immediate support.
Non-invasive (no heavy equipment or major demolition).
Fast curing, most repairs are completed in a few hours.
Long-lasting stability with minimal maintenance.

Helical Piers

If your step separation is linked to foundation settlement, foundation repair methods such as installing piers beneath the steps may be necessary. These piers extend deep into stable soil, providing permanent support.

Steel piers with screw-like plates drilled into the ground.
Provide immediate load-bearing support.
Long-term stability, even in weak or shifting soil.
Prevents future settlement by anchoring to deeper, stable soil layers.
Suitable for cases where steps are pulling away due to a sinking foundation.

Reinforcement With Epoxy or Rebar

For minor cracks and small gaps between your steps and foundation, epoxy injections or rebar reinforcements can restore strength and prevent further separation.

Epoxy or specialized grout is applied to cracks, sealing them and preventing moisture intrusion.
Rebar or steel reinforcements can be inserted to reconnect the steps to the foundation.
Effective for minor to moderate separation issues.
Strengthens the bond between concrete and foundation.
Prevents further cracking or movement.

When Steps Are Beyond Repair

Steps that are severely cracked or crumbling can reach the point where lifting and sealing no longer make sense, and a concrete contractor pours a new set instead. That is a different trade from what we do. Our work is lifting settled steps back into position and stabilizing the ground under them, and the written findings will say plainly if your steps have gone past that.

How to Prevent Concrete Steps From Pulling Away

Keep your concrete steps stable and avoid costly repairs with these key prevention tips:

Proper Soil Grading, Ensure the ground slopes away from your foundation to avoid soil erosion and washout.

Routine Inspections, Check for small gaps, cracks, or uneven steps before they become major issues.

Seal Cracks Early, Use a high-quality concrete sealant to block moisture and prevent further separation.

Avoid Tree Roots, Plant trees 10, 20 feet away to prevent roots from pushing against concrete.

Professional Installation, Ensure proper soil compaction, reinforcement, and expert construction for long-term durability.

Schedule a free evaluation Today!

Dalinghaus Foundation Repair provides residential concrete repairs to stabilize and repair concrete steps and foundation issues. Our team offers a free, no-obligation evaluation to assess the main cause of the separation and recommend the best long-term fix. Get in touch with us today to schedule a free evaluation and protect your home from further damage.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Raise a Sinking Concrete Slab: Best Lifting Methods

Brian Dalinghaus — Mon, 17 Mar 2025 00:00:00 GMT

A sinking concrete slab is more than just an eyesore, it's a safety hazard. Uneven surfaces can lead to trips and falls, while structural damage can lower property value. If your driveway, patio, sidewalk, or garage floor is sinking, you need a reliable solution before the problem worsens.

At Dalinghaus Foundation Repair, we specialize in concrete leveling solutions that restore stability, improve safety, and protect your investment. In this guide, we'll explore why concrete slabs sink, the most effective methods to raise sinking concrete slabs, and why polyurethane foam injection is the best long-term solution.

Signs Your Concrete Slab Needs Lifting

If your concrete slab is sinking, addressing the problem before it worsens is important. Here are the most common warning signs that your slab needs lifting:

Cracks forming on the surface, Small cracks may seem harmless, but they often indicate that the slab is shifting due to soil movement or erosion. Over time, these cracks can widen, leading to more severe structural issues.

Uneven or sloping areas, A concrete surface should feel stable and even. If you notice dips, slopes, or sections that feel unstable underfoot, your slab may sink due to poor soil conditions.

Water pooling on the slab, Rainwater or irrigation water should drain properly. If puddles form in certain areas, the slab may have settled unevenly, creating depressions where water collects.

Doors or gates sticking near the concrete, If doors, gates, or fences connected to the slab become difficult to open or close, shifting concrete may be causing misalignment.

Visible gaps between the slab and adjacent structures, If your driveway is pulling away from your garage or your patio has separated from your home's foundation, the concrete may be settling due to soil shrinkage or erosion.

Ignoring these signs can lead to further structural damage and costly repairs. The sooner you address a sinking slab, the easier and more affordable the fix will be.

Common Causes of Concrete Slab Settlement

Concrete slabs sink for several reasons, most related to changes in the soil beneath them. Here's what could be causing your slab to settle:

Soil-Related Issues

The stability of your concrete slab depends on the soil beneath it. In California, expansive soils are common due to the state's geologic activity along the Pacific Rim, according to the American Society of Civil Engineers. These soils, especially clay-rich ones, expand when wet and shrink when dry, causing the concrete above to shift and settle unevenly. The slab becomes even more vulnerable to movement if the ground isn't properly compacted during construction. Additionally, heavy rain and poor drainage can erode the soil beneath the slab, washing away its support and leading to further sinking.

Water-Related Problems

California experiences severe precipitation events, where rainfall totals exceed one inch in just two days, according to the US Department of Agriculture. Many of these storms are caused by Atmospheric Rivers, which bring intense, prolonged rainfall that can overwhelm drainage systems and saturate the ground. This excess moisture weakens the soil beneath concrete slabs, making it unstable. Poor drainage, clogged gutters, or plumbing leaks can further contribute to soil softening and erosion and voids beneath the slab. Over time, this loss of support causes the concrete to sink, crack, or become uneven, creating both safety hazards and structural issues.

Impact of Tree Roots and Organic Material Decomposition

While trees add beauty and shade to a property, their roots can also cause significant damage to concrete slabs and foundations. As tree roots grow and spread, they can shift the soil, creating voids beneath the slab. Over time, this leads to uneven settling and cracks in driveways, sidewalks, and patios. According to Michigan State University, tree roots are a less obvious but costly cause of damage to sidewalks, sewers, and foundations. Additionally, buried organic materials, such as roots, leaves, and construction debris, naturally decompose over time, leaving empty spaces that weaken soil support. These voids increase the risk of concrete sinking, making managing tree placement and soil conditions around slabs essential.

Best Methods to Raise a Sinking Concrete Slab

Restoring a concrete slab requires choosing the right repair method when it sinks. Here are the most common concrete leveling solutions:

Mudjacking (Slab Jacking)

Mudjacking involves drilling large holes (typically 1 to 2 inches in diameter) into the concrete slab. A heavy cement-based slurry is pumped underneath the slab, filling the voids and lifting it back into position.

Less expensive than full slab replacement

Requires large drill holes, which can weaken the slab over time

The heavy slurry can add weight to already unstable soil, causing future sinking

Not suitable for areas with ongoing soil movement

Mudjacking has been used for decades, but it's now considered an outdated solution for most residential concrete lifting projects.

Deep Polyurethane Foam Injection

Deep polyurethane foam injection is a non-invasive and highly effective method. Small ⅝ inch holes are drilled into the concrete, and a lightweight, expanding polyurethane foam is injected beneath the slab. The foam fills voids, stabilizes the soil, and lifts the slab evenly in minutes.

Minimal disruption, Small drill holes and no messy excavation

Fast results, Foam cures within 15 minutes, allowing immediate use

Lightweight & durable, Doesn't add weight to unstable soil like mud jacking

Water-resistant, Prevents future erosion by sealing small cracks and voids

Long-lasting stability, Polyurethane foam maintains its strength for decades

Slightly more expensive than mud jacking (but longer-lasting)

Because of its speed, durability, and minimal impact, polyurethane foam injection is the best choice for homeowners looking for a long-term solution to sinking concrete slabs.

Full Slab Replacement

Lifting isn't an option if a concrete slab is severely cracked or crumbling. Instead, the old slab must be completely removed and replaced. This process includes demolishing the existing slab, preparing the soil, and pouring new concrete. The new slab then requires weeks to cure before it can support weight.

The best option for heavily damaged concrete

Most expensive solution, costing thousands of dollars

Time-consuming, Requires excavation and weeks of curing time

If the soil issue isn't addressed, the new slab may sink again

Full slab replacement should only be considered when other lifting methods aren't viable due to severe cracking or deterioration.

Concrete Underpinning

Underpinning may be required for severely sinking slabs or cases where the soil is highly unstable. This method uses helical or push piers to transfer the slab's weight to stable, load-bearing soil or bedrock.

More expensive than other lifting methods

Cost to Raise a Concrete Slab: What to Expect

The cost to raise concrete slab depends on several key factors, including the repair method chosen. Understanding these costs upfront can help you make the most cost-effective decision for your property.

Factors That Affect Pricing

Size of the Slab: Larger slabs require more material and labor, increasing the overall cost.

Depth of Settlement: The deeper the slab has sunk, the more material is needed to lift and stabilize it.

Soil Conditions: Unstable or expansive soils may require additional stabilization, affecting pricing.

Accessibility: Extra labor or equipment may be needed if the area is difficult to reach.

Extent of Damage: Additional repairs may be required if the slab has severe cracks or deterioration.

Why Choosing the Right Method Saves Money in the Long Run

While mudjacking is initially cheaper, it may fail within a few years, requiring repeated repairs and additional costs. Full slab replacement is expensive and often unnecessary unless the concrete is severely damaged beyond repair.

Polyurethane foam injection provides a long-lasting solution that prevents future settlement and requires minimal maintenance, making it the best investment for most sinking slabs.

For cases where extreme soil instability is causing significant foundation movement, underpinning with helical or push piers is the more involved option. Although it has a higher upfront cost, it anchors the slab to stable ground below the soil that is moving.

Fix Your Sinking Concrete Slab Today

A sinking concrete slab isn't just a cosmetic issue, it's a safety hazard and a sign of underlying soil problems. Ignoring it will only lead to more damage and higher repair costs.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

5 Most Common Structural Repairs for Homes & Buildings

Brian Dalinghaus — Mon, 03 Mar 2025 00:00:00 GMT

Your home's structure is its foundation, literally and figuratively. Over time, natural settling, soil movement, and moisture can lead to cracks, uneven floors, and failing walls. Ignoring these issues can lead to expensive damage and safety hazards. Fortunately, modern structural repair methods can restore stability and protect your home for years.

In this guide, we'll explore the five most effective structural repairs, how they work, and why hiring professionals like Dalinghaus Foundation Repair ensures lasting results.

What Are the Most Common Structural Repairs?

Your home's structure keeps it safe, stable, and strong. Over time, cracks in walls, sagging floors, and leaning retaining walls can develop, putting your home's integrity at risk. That's why structural repairs are so important, they restore strength, prevent further damage, and protect your investment.

One of the biggest structural concerns homeowners face is foundation damage.

The good news? Structural repairs can restore your home's integrity and prevent small problems from becoming major disasters. Let's explore the most effective structural repair methods and how they work to keep your home safe.

1) Foundation Crack Repair

Cracks in your foundation may seem small, but they can lead to big problems if ignored. They allow moisture to seep in, weakening concrete, promoting mold growth, and leading to foundation failure. The longer you wait, the worse it gets, and the more expensive the fix. The good news? There are proven foundation structural repair solutions that can stop the damage and reinforce your home's foundation.

How Foundation Cracks Are Repaired

Epoxy or Polyurethane Injection, If your cracks are minor, professionals can inject epoxy or polyurethane foam to seal them. Epoxy bonds and strengthens the concrete, while polyurethane expands to fill gaps, adding flexibility for slight foundation movement.
Carbon Fiber Straps, If the walls of your foundation are starting to shift or bow, carbon fiber straps are an excellent way to reinforce them. These strong, lightweight strips prevent further movement and restore stability without major excavation.
Underpinning with Helical & Push Piers, Push or helical piers provide deep, long-term support if cracks are caused by foundation movement or settling. Helical piers screw into stable soil for lighter structures, while push piers use hydraulic pressure to lift and stabilize heavier homes.

2) House Leveling & Foundation Stabilization

Do your floors feel uneven? Are your doors sticking or not closing properly? These are warning signs that your foundation may be sinking. Over time, soil movement, poor drainage, and natural settling can cause your foundations to shift, leading to structural damage. Fortunately, house leveling and foundation stabilization can correct these issues and protect your home's structure.

Effective House Leveling & Stabilization Methods

Helical Piers, These screw deep into stable soil to lift and support the foundation, preventing further sinking. Ideal for homes built on expansive or shifting soil.
Push Piers, Installed using hydraulic pressure, push piers drive into load-bearing soil to lift and stabilize sinking foundations, making them great for heavier homes.
Polyurethane Foam Injection, Expanding foam is injected beneath sunken concrete slabs, quickly lifting them back into place and with minimal disruption.

3) Retaining Wall Reinforcement

Retaining walls are built to hold back the soil and prevent erosion, but over time, they can weaken under pressure. Cracks, tilting, and bowing are signs that the wall struggles to do its job. The most common causes are shifting soil, water buildup, and poor construction, all of which can lead to failure if left unaddressed. Reinforcing your retaining wall restores stability, prevents further damage, and helps protect your property.

Why Do Retaining Walls Fail?

Too Much Soil Pressure, Expanding soil pushes against the wall, causing it to lean or crack.
Poor Drainage, Water buildup behind the wall adds weight, increasing stress on the structure.
Weak Construction, If the wall wasn't built with strong enough materials or proper footings, it won't hold up over time.

How to Reinforce a Leaning Retaining Wall

Helical Tiebacks, Think of these like giant screws that anchor deep into stable soil. They pull the wall back into place and prevent it from shifting further. Best for taller or severely leaning walls.
Wall Anchors, Steel rods attach the wall to buried anchors, slowly straightening and reinforcing it over time. A great option for walls with moderate movement.

4) Structural Beam and Girder Replacement

If your floors are sagging or feel unstable, your home's support beams or joists could be weakened. Over time, moisture, termites, and natural wear can cause wood to deteriorate, compromising the structure. Replacing a failed beam or reinforcing the framing around it restores strength and prevents further damage.

How Structural Beams & Joists Are Repaired

Inspection & Assessment, A professional evaluates the condition of your beams and joists, identifying rot, cracks, or weakening that could lead to further issues.
Sistering Beams, If the beam is still structurally sound but weakened, a new beam is attached alongside it for additional support. This reinforces the framing without a full replacement.
Full Beam Replacement, If the beam is too damaged, it is removed and replaced with a new wood or steel beam to restore full strength and load capacity.
Steel Beam Installation, In some cases, upgrading to steel beams provides superior durability compared to wood, ensuring long-term stability.

5) Wall Stabilization Techniques

Are your walls bowing, cracking, or shifting? This often means foundation movement or soil expansion puts too much pressure on them. If left unchecked, the walls can continue to move, leading to severe foundation damage or collapse.

How Bowing Walls Are Stabilized

Evaluation & Measurements, Experts inspect the wall, measure the degree of bowing, and determine the best stabilization method based on severity.
Carbon Fiber Straps, If the bowing is minor, high-strength carbon fiber straps are bonded to the wall, preventing further movement without invasive construction.
Steel I-Beams, For more significant bowing, steel beams are installed vertically along the wall, bracing it to provide heavy-duty structural support.
Wall Anchors, When a wall is severely leaning, anchors are placed deep into the soil outside and connected to the wall with steel rods. Over time, these rods gradually pull the wall back into place.

FAQs About the Most Common Structural Repairs

Does homeowners insurance cover structural repairs?

It depends on the cause of the damage. Most policies cover structural repairs if the damage results from sudden, accidental events like storms, fires, or plumbing leaks. However, foundation settlement, soil movement, and wear and tear are usually excluded. Always check your policy or consult your insurance provider for details.

Structural repairs restore the integrity of a home's foundation, walls, beams, and framing. These repairs address cracks, sagging floors, bowing walls, and failing support structures. Common solutions include foundation crack injections, pier installation, beam replacement, and wall stabilization techniques to ensure the home remains safe and stable.

How do you make structural repairs with no crawl space?

If there's no crawl space, structural repairs typically require accessing the foundation or support structures inside or outside the home. Methods include lifting floors to reinforce beams, cutting small sections for repairs, or using specialized equipment like polyurethane foam injection to stabilize foundations and correct structural issues without excavation.

What is the most common cause of structural failure?

The most common cause is foundation movement due to soil issues. Expansive soil, poor drainage, erosion, and shifting ground can weaken a home's foundation, leading to cracks, sinking, and structural instability. Other causes include poor construction, moisture damage, and lack of maintenance, all of which can lead to costly repairs.

What are some examples of structural issues?

These problems often result from foundation settlement, soil movement, moisture damage, or poor construction. Addressing these issues early with proper structural repairs prevents worsening damage and costly fixes.

Protect Your Home With Expert Structural Repairs

Structural issues don't get better with time, they get worse. Cracks grow, walls lean, and floors sink, making repairs more expensive and dangerous if left unchecked. The right structural repair method can restore your home's safety, stability, and value.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Effective Sinking Foundation Repair with Polyurethane Injection

Brian Dalinghaus — Mon, 03 Mar 2025 00:00:00 GMT

Noticing cracks in your walls? Uneven floors? Doors that won't close properly? These could all be signs that your foundation is sinking. Ignoring the problem won't make it disappear, it'll only worsen. But before you panic about costly repairs or digging up your yard, there's a better way.

Deep injection polyurethane is a fast, clean, cost-effective solution that lifts and stabilizes sinking foundations without major disruption. In this guide, we'll explore how deep injection polyurethane works, its benefits, and why it's one of the best solutions for sinking foundation repair. If you're noticing foundation problems, understanding this method could save you time and money while preserving your home's or building's stability.

What Is Deep Injection Polyurethane?

If your foundation is sinking, you might assume the only solution is heavy machinery, excavation, and costly repairs. Deep injection polyurethane provides a faster, cleaner, and more cost-effective alternative.

This method uses expandable polyurethane resin injected deep into the soil beneath your foundation. As the resin expands, it fills voids, strengthens weak soil, and lifts the foundation back into place, all without tearing up your yard or disrupting your home. Unlike traditional repairs, deep injection polyurethane stabilizes and reinforces the ground beneath your home, preventing future settlement and structural damage.

Why Homeowners Choose Polyurethane Soil Stabilization

Deep injection polyurethane isn't just a quick fix, it's a long-lasting solution that restores stability to sinking foundations without the mess of traditional repairs. Here's why homeowners, property managers, and builders prefer this method:

No Major Disruption

Traditional foundation repairs often involve digging up yards, tearing through driveways, and disrupting the home's structure. With deep injection polyurethane, this isn't necessary. Technicians drill only small, 5/8 inch holes into the affected areas, through which the polyurethane resin is injected. This means no excavation, heavy machinery, or damage to landscaping, patios, or sidewalks, just a clean, efficient repair process.

Fast-Acting & Immediate Results

Polyurethane expands and hardens in minutes, unlike traditional concrete-based solutions, which take days or weeks to cure. This means your home or building can be stabilized the same day, avoiding long waiting periods and minimizing disruption. Once injected, the foam lifts and levels the foundation, restoring its original position with pinpoint accuracy.

Structural Strength & Stability

Deep injection polyurethane isn't just about lifting the foundation, it reinforces and stabilizes the soil beneath it. The same ResearchGate study revealed that polyurethane injection doubled the foundation's bearing capacity, making it significantly stronger. By filling voids and compacting loose soil, the polyurethane foam creates a dense, load-bearing support system that resists future foundation movement and prevents further settlement.

Long-Term Durability

Many foundation repair solutions offer a temporary fix, but polyurethane foam is built to last. This makes it an excellent waterproofing solution for homes with moisture issues. Once injected, the foam compacts the soil and resists water, effectively preventing erosion, washouts, and future settlement. Unlike traditional materials that degrade over time, polyurethane maintains its structural integrity for decades, ensuring your foundation remains stable and secure.

Eco-Friendly & Cost-Effective

Homeowners today are looking for sustainable, budget-friendly solutions, and polyurethane injection checks both boxes. Polyurethane is a lightweight, non-toxic material that requires fewer resources and less energy to install compared to traditional repair methods. Because the process requires no excavation, labor and material costs are significantly lower. Plus, since polyurethane is water-resistant and long-lasting, it helps homeowners avoid costly foundation repairs in the future, making it a smart financial investment in your home's structural health.

How to Fix Sinking Concrete With Polyurethane Foam

If your concrete slabs, sidewalks, or foundations are sinking, you don't need to tear them out and start over. Polyurethane foam injection offers a fast, precise, non-invasive solution that lifts and stabilizes concrete without major disruption. Here's how polyurethane foam foundation repair works:

Small Injection Holes Are Drilled: Unlike mud jacking or full slab replacement, polyurethane injection requires only small ⅝ inch holes drilled into the affected concrete. These precisely placed holes serve as injection points for the expanding foam.
Polyurethane Foam Is Injected Beneath the Concrete: A high-density polyurethane resin is injected beneath the slab at multiple depths. The foam expands to fill voids, compact weak soil, and create a solid, load-bearing foundation that supports the concrete.
Concrete Is Lifted and Leveled: As the polyurethane foam expands and hardens, it gently lifts the concrete back to its original position. This process provides control and even lifting and ensures the slab is properly aligned without overcorrection.
Immediate Results with Long-Lasting Support: Unlike traditional methods that take days to cure, polyurethane foam sets within minutes, ready the repaired area for use the same day. The foam is water-resistant, non-degradable, and highly durable, preventing future settlement and erosion.

Deep Injection Polyurethane Alternatives

While deep injection polyurethane is one of the most effective solutions for lifting and stabilizing sinking foundations, there are alternative methods for fixing sinking concrete. Each has pros and cons, depending on the severity of the foundation settlement, budget, and project needs.

1) Mudjacking (Slabjacking)

How It Works: Mudjacking involves injecting a cement-based slurry beneath the sinking concrete. The heavy slurry fills voids and pushes the slab back into place.

Lower material cost compared to polyurethane
Effective for lifting sidewalks, driveways, and small slabs
Requires larger drill holes, making it more invasive
Heavy material can add extra weight to already weak soil
Takes days to cure, delaying usability
More prone to erosion and washout over time

2) Helical Piers

How It Works: Helical piers are steel shafts with screw-like plates driven deep into the soil to anchor the foundation to more stable ground.

Best for severe foundation settlement
It can be used for new construction and existing homes
Carries the load to deeper, more stable soil
Requires excavation around the foundation
Higher installation costs
Does not lift the foundation, only prevents further movement

3) Push Piers

How It Works: Push piers are long steel tubes hydraulically driven deep into the ground until they reach load-bearing soil or bedrock. The foundation's weight is then transferred onto these piers.

Ideal for significant foundation settlement
Can lift and support sinking foundations
Suitable for heavy structures
Expensive compared to other methods
Requires excavation
Not suitable for all soil types

4) Concrete Piers

How It Works: Concrete piers are large, precast, or poured concrete columns installed beneath a foundation to provide additional support.

Strong and durable support system
Suitable for heavy structures
Requires extensive excavation
Slow installation process
Expensive compared to polyurethane and helical piers

Fix Your Foundation Without the Hassle

A sinking foundation doesn't have to mean extensive excavation or costly repairs. Deep injection polyurethane is a fast, effective, and minimally invasive solution that stabilizes soil, lifts foundations, and prevents further damage. Whether you're a homeowner, property manager, or contractor, choosing polyurethane soil stabilization can help protect your investment.

Contact Dalinghaus Foundation Repair today for a FREE foundation evaluation and determine if deep injection polyurethane is the right solution for your home or property.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Are Concrete Piers? Foundation Support Explained

Brian Dalinghaus — Mon, 03 Mar 2025 00:00:00 GMT

Your home's foundation keeps everything stable. However, when the soil shifts from moisture changes or other factors, it can stop carrying the weight above it, which shows up as cracks, uneven floors, and more significant structural problems.

Drilled concrete piers are one of the deep foundation systems engineers use to reach past that soil to ground that can hold the load. This article explains what they are, how they go in, what drives the cost, and how they compare with the two deep foundation systems Dalinghaus Foundation Repair installs on homes, helical piers and push piers.

What Are Drilled Concrete Piers?

According to the book Methods of Foundation Engineering, drilled concrete piers are deep foundation supports made of reinforced concrete. These piers are built by drilling a hole in the ground, adding reinforcement, and filling it with concrete. Its main job is to support heavy loads and transfer weight into stable soil. This prevents further sinking and damage.

Size and Classification

Drilled piers vary in size, but most are at least 0.6 meters (2 feet) in diameter based on engineering standards:

American Society of Civil Engineers (ASCE): Defines drilled piers as those larger than 0.6 meters in diameter.
American Concrete Institute (ACI): Sets the minimum diameter at 0.76 meters.
German DIN 4014,2 Standard: Requires a diameter greater than 0.5 meters.
Bored piles are foundations smaller than 0.6 meters but serve a similar function. While size is the main difference, there is no strict boundary between the two.

Types of Drilled Concrete Piers

Straight-Shaft Piers: Used when soil is dense and stable.
Belled Piers: Have a flared base for extra support in softer soils.
Socketed Piers: Extend into the rock for maximum stability.

How Do Drilled Concrete Piers Work?

Drilled concrete piers address foundation settlement by bearing on stable soil or bedrock below the layer that moved. Reaching competent ground is where the capacity comes from, and the steps below are how a drilled shaft gets there.

Site Inspection: Experts check soil type, moisture levels, and foundation damage. They may run a geotechnical survey to find the right depth for the piers.
Drilling: A powerful drill creates a deep hole based on your soil conditions. If needed, a temporary casing keeps the hole from collapsing. According to the International Building Code, foundation walls, piers, and other permanent supports must extend below the area's frost line.
Reinforcement Placement: A steel rebar or cage is added for extra strength, helping the pier handle heavy loads without cracking.
Concrete Pouring: High-strength concrete fills the hole, securing the steel reinforcement and forming a solid support. This step must be precise to avoid air pockets.
Curing: The concrete hardens over several days, turning into a strong foundation support.
Load Transfer: Once cured, the piers connect to your foundation, stabilizing your home. Engineers may test them to ensure they can handle the weight before completing the job.

Reinforced concrete holds up well underground, which is why drilled shafts are common on engineered projects.

Strengths and Limits of Drilled Concrete Piers

Depth is the point of the system. A drilled shaft gets past the surface soils that move and bears on ground that does not. It also carries trade-offs, and those trade-offs decide most residential jobs.

Where they are strong:

Load capacity: A large reinforced shaft carries weight that lighter systems cannot.
Designed depth and diameter: Each pier is sized from geotechnical data for the soil and the load at that specific site.
Durability: Reinforced concrete resists soil movement and holds up well underground.

Where they are limited:

Labor-intensive installation: The work requires excavation and cure time, so it takes longer than a driven steel system.
Higher upfront costs: More labor and more material mean a higher initial expense.
Cleanup required: Drilling leaves displaced soil and debris that has to go somewhere, which is a real problem in a finished side yard.
No proof as the pier goes in: Capacity comes from the engineer's calculation and the soils report, not from a reading taken during installation.
Room to work: A drilling rig, a concrete truck, and a place for the spoils all need space. Most home repair happens in a few feet along an existing footing.

Drilled Concrete Piers vs. Other Foundation Repair Options

When fixing a sinking foundation, it's important to choose the right support system. Drilled concrete piers, helical piers, and push piers each serve different purposes based on the soil type, load requirements, and long-term durability. Here's a table for helical piles vs concrete piers vs push piers:

Feature	Drilled Concrete Piers	Helical Piers	Push Piers
Construction	Involves drilling deep holes into the ground, inserting steel reinforcement, and filling them with concrete.	Consist of steel shafts with helical plates that are screwed into the ground.	Made of steel pipes driven into the ground hydraulically until they reach load-bearing soil or bedrock.
Best For	Heavy structures and areas with unstable or expansive soils.	Lighter structures or situations requiring quick installation.	Heavy structures and multi story homes.
Durability	High; designed for long-term stability with minimal maintenance.	Moderate; suitable for various soil conditions but may not be ideal for extremely heavy loads.	Varies; effectiveness depends on reaching suitable load-bearing strata.
Installation Time	Longer due to the curing time required for concrete.	Fast; can be installed quickly with minimal disturbance.	Moderate; installation is relatively quick without curing time.
Cost	Moderate; while labor-intensive, they offer a durable solution.	Higher due to specialized equipment and materials.	Lower; less labor and material required.
Considerations	The installation process is labor-intensive and may require significant excavation, leading to higher costs and more site disruption.	Helical piers are advantageous in areas with limited access and cause minimal disruption to the surrounding landscape.	Push piers are less invasive and can be installed with minimal disturbance, but their long-term effectiveness depends on reaching stable soil layers.

How Much Do Concrete Piers Cost?

The cost of drilled concrete piers can vary widely based on several key factors.

Soil Conditions: Piers must be drilled deeper to reach solid ground if your property has soft or unstable soil. This increases material and labor costs. In contrast, stable soil allows for shorter, less expensive piers.
Pier Depth: Deeper piers require more concrete, steel reinforcement, and drilling time, raising the overall cost. Soil tests and structural requirements determine pier depth.
Foundation Size and Load: Larger homes and heavy structures need more piers to evenly distribute weight. The more piers required, the higher the total cost.
Labor Costs: Prices vary based on location, contractor experience, and job complexity. In areas with higher labor rates, expect to pay more for installation.
Site Access and Excavation Needs: Costs will increase if the work area is hard to access or requires extensive digging. Projects in tight spaces may need specialized equipment, adding to the expense.
Permits and Engineering Fees: Some regions require permits, soil tests, and engineering assessments, which can add a few thousand dollars to the total cost.

FAQs About Drilled Concrete Piers

How deep do drilled concrete piers need to be?

Drilled concrete piers typically range from 10 to 30 feet deep, but deeper installations may be required for unstable soil or heavier structures. Engineers determine depth based on geotechnical testing to ensure the piers reach stable ground or bedrock, preventing future foundation movement and ensuring long-term support.

Depending on pier quantity, depth, and site conditions, the process usually takes several days to a week. Deeper piers or poor soil can slow drilling. Concrete must cure before supporting weight, adding time. Weather, accessibility, and excavation needs also impact installation speed, requiring careful planning for efficiency.

Are drilled concrete piers better than slab foundations?

They are two different things, so the comparison only goes so far. A slab is the foundation itself, sitting on the soil near the surface. Drilled piers are a support system that carries a foundation down to competent ground. Where the surface soil moves with moisture, a deep system reaches below the layer causing the trouble, which a shallow slab cannot do. Which one belongs at a given property is the engineer's call, made from a soils report.

Can they be used for home additions and decks?

Drilled concrete piers are often used for additions, decks, and porches that need deep support, particularly where expansive soil or a heavy load rules out a shallow footing. The diameter and depth come from the soils report for that site rather than from a standard detail.

Does Dalinghaus install drilled concrete piers?

No. Our deep foundation work on homes is done with helical piers and push piers. If the evidence at your property points toward a drilled shaft, we will say so and point you to the engineer who should design it.

What Dalinghaus Installs, and Why

Dalinghaus Foundation Repair does not install drilled concrete piers. On homes we use helical piers and push piers, both driven galvanized steel, for reasons that come off the job site rather than out of a brochure:

The pier reports its own capacity. Installation torque on a helical pier tracks the strength of the soil it is turning into, and a push pier is driven against the weight of the house until the ground resists harder than the structure weighs. Either way there is a number on the day of installation.
The equipment fits the property. A hydraulic drive head works in a side yard and under a deck, where a drilling rig cannot get in.
There is no cure time. Load transfers to the steel as soon as the brackets are set.
Lift is sometimes available. Where the structure can take it, we can lift back toward level during the transfer, which often closes cracks the settlement opened.

Early attention still saves time and money, whichever system a property turns out to need.

Get a free evaluation today! Contact Dalinghaus Foundation Repair and a specialist will look at what your foundation is actually doing.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How To Support A Floor Joist In Crawl Space?

Brian Dalinghaus — Mon, 18 Nov 2024 00:00:00 GMT

The floor joist in the crawl space is one often-overlooked yet essential element that supports your building's foundation. Over time, these joists can be affected by wear and tear, moisture, and even pest damage. If you are a property owner looking to make informed repair decisions, knowing how to support floor joists properly can help you avoid costly problems down the line. In this guide, we'll explore effective methods to reinforce and stabilize floor joists, keeping your property safe and strong for years.

What Is a Floor Joist?

A floor joist is a key structural element in a building. It is a horizontal support that spans the open space beneath a floor, providing essential strength and stability. Floor joists typically support the weight of the floor above and are often reinforced by beams and load-bearing walls. In crawl spaces, they play a vital role in maintaining the overall integrity of the floor system in a home or building.

Signs of Failing Floor Joists

Detecting signs of failing floor joists early can help you evade extensive damage and costly crawl space repairs.

Here are some common indicators that your floor joists might be failing:

Sloping Floors: When floor joists fail, they can no longer support the weight evenly, causing the floors to slope or become uneven. This can be noticeable when walking across the floor, as you might feel a slight dip or rise. In severe cases, the unevenness becomes visible to the naked eye, with noticeable dips or tilts on the floor surface. This unevenness can also affect the alignment of furniture and doors.
Drywall Cracking: Drywall cracking often occurs due to structural issues. If floor joists fail, their support becomes inconsistent, leading to movement in the building's frame. This movement can cause stress on the drywall, leading to cracks. These cracks might appear suddenly, grow larger over time, or seem to multiply as the structural issue worsens.
Stucco Cracking: Stucco is applied over a building's exterior frame, and its integrity depends on the stability of the underlying structure. If floor joists fail, shifting the building's frame can stress the stucco. This can cause cracks to form, which may start small but can expand and worsen if the underlying issue is not addressed.
Leaning Chimney: A chimney that leans or tilts can indicate significant structural problems. The foundation and floor joists support the entire structure, including the chimney. If the floor joists are failing, the chimney can shift out of alignment. This misalignment can lead to further structural issues and affect the chimney's stability and safety.
Cracked Concrete Slab: The concrete slab serves as the base for the flooring system and is supported by the floor joists. If the joists are failing, they may cause shifting or settling of the slab, leading to cracks. These cracks can compromise the foundation's structural integrity, making the entire building less stable. In some cases, cracks in the concrete slab may also indicate other underlying issues with the foundation.
Difficult-to-Operate Windows: Windows are designed to fit snugly within their frames. When floor joists fail, shifting the building's frame can cause distortions in the window frames. This can result in windows that are hard to open or close properly. Misaligned windows may also lead to gaps affecting energy efficiency and overall comfort in your building.

Common Causes of Floor Joist Damage

Floor joists can suffer damage for various reasons, possibly compromising the structural integrity of your building.

Moisture and Humidity: Excess moisture is a major cause of floor joist damage, especially in poorly ventilated crawl spaces. High humidity levels can lead to wood rot, mildew, and mold, weakening the joists and compromising the structure's integrity.
Pest Infestation: Termites, carpenter ants, and other wood-destroying insects can severely damage floor joists by feeding on the wood. This compromises the structural strength of the joists, leading to potential safety hazards.
Overloading: Floor joists are built to support a specific amount of weight. Excessive weight from heavy furniture, appliances, or additional flooring materials can stress the joists, causing them to bend, crack, or break.
Construction Defects: Poor construction practices, such as using undersized joists or improper installation, can damage floor joists. Ensuring that joists are correctly installed and comply with building codes is essential for long-term durability.
Foundation Shifting: Movement or settling of a building's foundation due to soil instability, poor drainage, or extreme weather conditions can cause stress on floor joists, leading to cracks and other damage.
Age and Wear: Even the best-maintained floor joists will naturally degrade over time. Regular crawl space inspections and maintenance can help identify and address issues caused by aging and normal wear, extending the joists' lifespan.

How to Support a Floor Joist in a Crawl Space?

Maintaining the stability and integrity of floor joists in a crawl space is essential for the overall strength of your building.

Below are several effective methods to reinforce and support floor joists:

Sistering the Joists: Sistering involves strengthening a damaged or weakened joist by adding a new one alongside it. The new joist runs parallel to the old one and helps share the load. This method is commonly used to fix sagging or weakened joists by effectively doubling their support capacity and redistributing the weight more evenly across the original and new joists.
Installing Additional Crawl Space Supports: Adding new supports, such as beams or concrete/brick columns, can enhance the stability of the floor joists. These additional supports, often called "piers" or "posts," help distribute the floor's weight across a larger area, reducing the stress on any single joist. These supports can also help fix sloping or uneven floors by lifting areas sagged due to joist failure.
When a Joist Is Past Reinforcing: Rot, insect damage, or a structural failure can take a joist beyond what sistering and bracing will restore. Swapping the member out is general carpentry rather than foundation repair, so Dalinghaus reinforces what can be reinforced and tells you plainly when a joist has gone past that point.
Bridging: Bridging uses small, diagonal braces installed between joists to increase rigidity. These braces help distribute weight and prevent joists from flexing or twisting under load. Bridging effectively reinforces floor systems and makes them more resistant to heavy loads or shifting. This method improves the overall structural integrity of the floor system.
Blocking: Blocking involves regularly inserting short wooden blocks between the joists. These blocks act as stiffeners, preventing the joists from twisting under load and improving their ability to bear weight. Blocking adds extra stability, especially when joists may be experiencing additional stress from heavy furniture or appliances.
Crawl Space Jacks: Crawl space support jacks are adjustable steel jacks placed beneath floor joists. These jacks can be adjusted to lift and level sagging floors, providing long-term structural support. They are often used when the floor has settled due to foundation issues or when joists are not providing adequate support. Crawl space jack installation is a versatile solution, ideal for quick adjustments and providing extra stability in problem areas.

How to Prevent Floor Joist Problems?

Preventing floor joist problems is key to maintaining your property's structural integrity and safety.

Here are some proactive measures to safeguard your floor joists:

Control Moisture Levels: Excessive moisture is one of the main causes of joist damage. A dehumidifier under the house masks the damp without drying out the crawl space producing it. Keep the gutters clear, run every downspout well past the foundation, and make sure the crawl space still has the airflow it was built for.
Regular Inspections: Conduct inspections of your crawl space and floor joists to catch early signs of damage, such as sagging, cracking, or mold. Identifying issues early lets you address them immediately before they become larger, costlier problems.
Ensure Adequate Supports: Ensure your floor joists are properly supported with beams, columns, and necessary bracing to distribute weight evenly. Proper support prevents joists from becoming overloaded or stressed, which can lead to structural failure over time.
Proper Installation: Correct installation is crucial to avoiding joist problems. Ensure that professionals install floor joists and meet all building code requirements. Misalignment or improper installation can cause long-term structural weaknesses.
Manage Load Distribution: Avoid placing heavy furniture, appliances, or materials in areas with limited support. Distribute weight evenly across your floors to prevent excessive strain on individual joists, reducing the risk of sagging or cracking.
Fix Water Leaks Immediately: Address plumbing or roof leaks as soon as they occur to prevent water from seeping into the crawl space and damaging the joists. Regular crawl space maintenance and prompt repairs can help keep your joists dry and in good condition.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Much Foundation Movement Is Acceptable?

Brian Dalinghaus — Sat, 09 Nov 2024 00:00:00 GMT

The foundation of your home is pivotal to its stability and overall health. While any movement in your foundation can understandably cause concern, it's important to recognize that most foundations will experience some movement over time. But how much movement is considered acceptable, and when should you start to worry?

In this blog post, we'll explore the nuances of foundation movement, the factors that influence it, how to distinguish between normal and problematic shifts, and the steps you can take to monitor and repair any foundation issues.

What Is Foundation Movement?

Foundation movement refers to the shifting or settling of a building's foundation over time. This movement is a natural process influenced by soil composition, moisture, and the building's weight. While all foundations settle to some degree, how they settle is crucial to the structure's overall stability.

Uniform Settlement

Uniform settlement occurs when the foundation settles evenly across its entire footprint. This type of settlement is generally less problematic because the structure remains level and is less likely to experience significant damage. Uniform settlement often results from consistent soil conditions and uniform moisture levels beneath the foundation.

Differential Settlement

In contrast, differential settlement happens when different foundation parts settle at different rates. This inconsistency can cause cracks in the walls, sloping floors, and even structural failure. Variations in soil conditions, poor drainage, or uneven load distribution typically cause differential settlement. Differential settlement is more concerning than uniform settlement because it can severely impact the structure's stability.

Why Do Foundations Move?

Foundations are essential for maintaining a building's stability and structural integrity. However, various factors can cause a foundation to move, jeopardizing the structure's safety and longevity. Homeowners and property managers can address and prevent these issues by understanding the causes of foundation movement.

Environmental Changes: Environmental changes, like fluctuations in temperature and moisture levels, can lead to soil expansion or contraction. These shifts can pressure a foundation, causing it to move or settle over time.
Improper Soil Compaction: Proper soil compaction is crucial before laying a foundation. If the soil is not compacted adequately, it may settle unevenly under the structure's weight, leading to movement in the foundation.
Under Slab Leaks: Leaks beneath the slab from plumbing or irrigation systems can erode or swell the soil, affecting the foundation's stability. Excess moisture can result in differential settlement and uneven foundation movement.
Soil Conditions: Soil conditions vary in their ability to support loads and respond to moisture changes. For example, clay-rich soils, classified as moderately to highly reactive, can expand when wet and contract when dry. This fluctuation causes the foundation to shift as the soil's moisture content changes. Non-reactive soils, like sand and rock, experience minimal ground movement, while extremely reactive soils can exhibit significant movement under varying moisture conditions. Understanding these classifications helps in predicting how different soils will impact foundation stability.
Natural Disasters: Natural disasters like earthquakes, floods, or landslides can lead to sudden and severe foundation movement. These events can shift the ground beneath a structure, causing significant damage and instability.
Poor Drainage: Poor drainage around a building can lead to water pooling near the foundation. This excess moisture can weaken the soil, resulting in uneven settling and compromising the foundation's stability.
Tree Roots And Plants: Tree roots and large plants can grow beneath a foundation, applying pressure and causing movement. Additionally, roots can draw moisture from the soil, leading to uneven settlement.
Extensive Digging: Extensive digging near a foundation, whether for construction, landscaping, or utilities, can disturb the soil's stability. This disruption can result in shifting or settling, impacting the foundation's integrity.
Soil Slips On Hillsides: For structures on or near hillsides, soil slips or landslides can cause significant foundation movement. Shifting soil can undermine the foundation, leading to uneven settling and structural issues.
Negligent Construction: Negligent construction practices, such as using substandard materials or incorrect building techniques, can lead to foundation problems. The foundation is more vulnerable to movement and damage without proper structural integrity.

How Much Foundation Movement Is Acceptable?

Foundations typically undergo a "settling in" phase lasting 12 to 24 months, during which landscaping, yard work, and irrigation systems are installed.

Guidelines for Slab-On-Ground Foundations

According to the Post-Tensioning Institute, a floor levelness or elevation survey measures levelness, deflection, and tilt to assess foundation performance. Evaluating these factors requires engineering judgment to discern whether differences in elevation stem from original construction or foundation movement. Comparing results from two surveys offers the most accurate measure of movement.

Tilt: Tilt is a key factor in evaluating foundation performance.
Flexural Deflection: The acceptable deflection is L/360, meaning a deflection of 1 inch throughout 360 inches. It's important to note that performance deflection criteria are not directly comparable to design deflection criteria. Foundations are designed with specific stiffness criteria based on the materials used, and while stiffness coefficients relate to deflection, they are not directly comparable to the L/360 criteria.

Foundations are not always perfectly level. Typical construction tolerances allow for a variance of up to 3/4 inch, resulting in an acceptable elevation difference of up to 1 1/2 inches.

Guidelines for Other Types of Foundations

For other foundation types, the general guidelines include:

Vertical Movement: A vertical foundation movement of 1/2 inch to 1 inch over a 20-foot span is typically acceptable.
Lateral Movement: Lateral (side to side) movement should ideally not exceed 1/4 inch.

However, these are general guidelines, and acceptable movement may differ based on construction materials, design specifications, and local conditions.

When to Worry

If your home shows signs of excessive foundation movement, it's a cause for concern. Even if the movement is within acceptable limits, persistent or worsening symptoms can indicate a problem. Expanding cracks and doors indicate real-time shifts in your home or commercial property's foundation. In such cases, it is essential to contact a foundation repair expert.

Signs of Foundation Movement

The foundation of your home is crucial for maintaining its structural integrity. When foundation issues arise, they can lead to significant problems.

Here are some common signs that indicate foundation movement:

Misaligned Windows and Doors: If you notice that windows and doors no longer close correctly or appear misaligned, it may be a sign of foundation movement. This occurs when settling or shifting disrupts the structural alignment, causing frames to warp. Symptoms include windows that stick, gaps around door frames, and doors that swing open or shut independently.
Cracks in Walls, Floors, or Tiles: Unexpected cracks in walls, floors, or tiles can indicate foundation movement. Although these cracks might seem cosmetic initially, they often signal more serious underlying issues.
Gaps Between Walls, Floors, or Ceilings: Spaces forming between walls, floors, or ceilings can signify foundation movement. Such gaps suggest that parts of your structure shift apart, potentially leading to more severe problems. Look for cracks where walls meet the ceiling, separated molding or baseboards, and gaps between floors and walls.
Creaking or Cracking Sounds: Unusual creaking or cracking sounds in your home may indicate foundation distress. These noises often result from structural components like beams and joists reacting to shifts in the foundation. Potential causes include seasonal soil moisture changes, foundation settling, and shifts due to expansive soils.
Visible Tilt of Building or Chimney: A visibly tilting building or chimney can indicate foundation problems. This often signifies severe issues, as one side of the structure may sink more rapidly than the other. Look for a leaning chimney, sloped floors, and noticeable tilting of the entire building.

How to Repair Foundation Problems?

To maintain your home's structural integrity, various repair methods can address foundation issues. These include:

Foundation Underpinning: Stabilizes the foundation by extending it to more stable soil.
Helical Tiebacks: Reinforces bowing or leaning walls using helical steel shafts.
Polyurethane Concrete Lifting: Raises sunken concrete slabs with injected foam.
Polyurethane Concrete Void Fill: Fills voids under concrete slabs for added support.
Crawl Space Jacks: Lifts and stabilizes sagging floors.
Post & Pad Replacement: Replace deteriorated support posts and pads.
Seismic Retrofitting: Strengthens homes in earthquake-prone areas with steel bracing and shear walls.
Stem Wall Repair: Fixes cracks and damage in stem walls.
Moisture Control: Manages moisture around the foundation to prevent soil issues.

Who Can Help in Identifying and Fixing Foundation Movement?

If you're experiencing foundation movement and need a reliable solution, Dalinghaus Foundation Repair is here to help. With extensive expertise in foundation repair across Southern California, Arizona, and Nevada, our team provides tailored solutions, including inspections, concrete lifting, and crawl space repair, to address all your foundation concerns. With extensive experience as reliable foundation repair contractors, we're committed to serving multiple states. In California, our services cover Los Angeles, San Diego, Bakersfield, Long Beach, Riverside, Irvine, Newport Beach, and surrounding communities. Contact Dalinghaus Foundation Repair today to schedule your free evaluation!

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Happens If A Foundation Is Not Level?

Brian Dalinghaus — Mon, 21 Oct 2024 00:00:00 GMT

Concerned about an unlevel foundation and its impact on your building's safety and value? An unlevel foundation can lead to serious issues, including cracks in walls, uneven floors, and sticking doors or windows. These problems often stem from poor soil compaction, water damage, or soil movement.

In this article, we'll guide you through assessing and addressing foundation issues. We'll discuss how to identify the root causes and explore foundation repair solutions such as soil stabilization, water drainage management, and leveling techniques like push piers and helical piers.

What Happens If a Foundation Is Not Level?

A building's foundation is the critical element that connects it to the ground. Located at the base of the structure, it directly contacts the soil and ensures that the weight of the building is evenly distributed to the ground. A well-constructed foundation helps prevent uneven settling by spreading the load across the soil surface.

When a foundation is not level, it can lead to numerous problems that jeopardize your home's or commercial property's safety and value. Here's what you can expect if your foundation is not level:

Structural Damage: An unlevel foundation can lead to significant structural damage as the shifting foundation causes the entire structure to move unevenly. This may result in cracked walls and ceilings, misaligned doors and windows, and uneven floors.
Sloping Floors: Sloping floors are a common problem with an unlevel foundation. As the foundation settles unevenly, portions of the floor may sink, leading to noticeable inclines across rooms.
Drywall and Stucco Cracks: An unlevel foundation can cause drywall and stucco to crack. As the foundation shifts, the walls above move with it, resulting in unsightly cracks that can indicate more serious structural issues.
Hard-to-Open Windows and Doors: Windows and doors may become difficult to open and close as the framing warps due to foundation movement. This is not just an inconvenience but also a security issue, as windows and doors that do not close properly can compromise the safety of your property.
Water Seepage and Plumbing Issues: An uneven foundation can stress the plumbing system, causing pipes to crack or break. This can lead to water leaks, further exacerbating foundation problems due to soil expansion, contraction, or erosion. Water seepage can also compromise the structural integrity of your foundation and promote mold growth.
Electrical System Stress: The shifting foundation can also stress electrical systems, potentially leading to fire hazards. Outlets and wiring may become misaligned or damaged, increasing the risk of electrical issues and fire.
Increased Vulnerability to Natural Disasters: Uneven foundations weaken the overall structure, making it more susceptive to natural disasters like earthquakes, floods, and hurricanes. This increased vulnerability puts both the building and its occupants at greater risk.
Risk of Collapse: In severe cases, the unleveled foundation can lead to partial or complete building failure. Multi-story buildings are particularly vulnerable, with uneven settling causing catastrophic failures. This poses significant risks to occupants and nearby structures.
Financial Implications: The financial implications of an unlevel foundation can be substantial, including costly repairs, decreased property value, and potential lawsuits from structural failures

What Causes Foundation Settlement?

Foundation settlement occurs when a building's foundation sinks into the ground. It can happen in different ways, each with distinct concerns and consequences. The two main types of settlement are differential and uniform settlement.

Types of Foundation Settlement

Uniform Settlement: This type of settlement happens consistently beneath the foundation and rarely causes major structural problems. However, significant uniform settlement can still lead to issues over time, such as lowering the building's elevation. Without proper monitoring, uniform settlement can evolve into differential settlement.
Differential Settlement: This occurs when different parts of the foundation settle at varying rates, causing uneven settling. It often leads to structural problems like cracks in walls and floors, uneven flooring, and misaligned doors or windows. In extreme cases, differential settlement can result in building collapse.

Causes of Foundation Settlement

Soil Movement: Expansive soils, like clay, expand when wet and shrink when dry, causing the foundation to shift. These movements create gaps or cracks, leading to uneven settlement and structural damage over time.
Poor Soil Compaction: Loose pockets can form if the soil beneath a foundation is not compacted adequately during construction. These voids eventually collapse under the building's weight, causing uneven settlement and structural instability.
Water Damage: Excess moisture from poor drainage, plumbing leaks, or flooding can weaken the soil, leading to uneven settling and cracks in the foundation.
Tree Roots: Tree roots absorb moisture from the soil, especially in dry periods, causing the soil to shrink and form gaps beneath the foundation. This can result in uneven settlement, cracks, and tilting.
Heavy Loads: Heavy structures can compress the soil beneath a foundation over time, leading to uneven settlement and potential structural problems. Proper soil preparation and balanced weight distribution are crucial to avoid these issues.

How Do You Know If Your Foundation Is Unlevel?

An unlevel foundation can cause severe structural issues in your home or building, such as damage to the walls, flooring, and other building components. Early detection can help prevent additional degradation and costly repairs. To check if a foundation is not level, you need to perform a foundation inspection.

Here are some signs to look for:

Cracks: Look for cracks in the interior walls, particularly around doors and windows, as well as in the exterior brickwork or siding.
Uneven Floors: Notice if the floors have noticeable slopes or dips, which can become more evident with rolling objects or furniture. Also, gaps between the floor and the baseboards can indicate an issue.
Misaligned Doors and Windows: If doors or windows are difficult to open or close or appear misaligned, it may be due to an unlevel foundation affecting the building's framing.
Gaps and Separation: Check for gaps between walls and ceilings or between walls and floors.
Foundation Cracks: Inspect the foundation for large cracks, particularly those wider than 1/4 inch.
Visible Shifts: Look for signs of shifting or tilting in exterior features like the foundation or porch.

How Do You Level a Foundation?

Foundation leveling is a repair method designed to address foundation settlement. It's crucial because untreated foundation movement can lower property value, create structural risks, and lead to more expensive repairs. Top foundation repair companies recommend addressing issues early to avoid more complex and costly maintenance.

Here are some common foundation leveling methods:

Underpinning

Underpinning is a process that strengthens and stabilizes foundations that have shifted or settled over time.

Push Piers: Push piers are hollow pipes or concrete cylinders that are pushed down into the ground using a hydraulic ram and bracketed to the foundation, allowing the weight of your building to press them into the earth. Because the piers are pushed into the ground instead of being pulled down by a helix, this method is ideal for fitting into small places and working with big projects. However, they are less useful for lesser loads, such as a one-story house or garage, because lighter structures need to provide more resistance to push beyond the active zone.
Helical Piers: In contrast to push piers, helical piers "screw" into the ground. These heavy-duty steel piers use hydraulic pressure to drill into the ground, exposing solid soil strata. Unique brackets are installed on the piers, and your foundation is elevated using a special jack. These highly versatile piers can be used regardless of the structure's weight. They use precision technologies to reach the soil strata exactly where they need to go.

Polyurethane Deep Injection/Void Fill/Leveling

Small holes are drilled strategically into the affected area of the foundation. A polyurethane foam mixture is then injected into the holes under high pressure. The foam expands to fill voids beneath the foundation, lifting and leveling it. This method is quick, minimally invasive, and effective for filling voids and stabilizing loose soils.

Replacing Old Post-and-Pad Systems

First, inspect the current post-and-pad system to determine which elements need replacement. Temporarily support the structure using jacks and beams, then remove the old, damaged posts and pads. Install new concrete pads and posts, ensuring they are level and properly anchored. Lower the structure onto the new supports carefully to avoid any sudden shifts.

The methods described above should only be performed by licensed professionals. Attempting to level a foundation without the appropriate expertise and equipment can result in significant damage or total structural failure. Always seek professional advice and services for foundation repair and leveling.

Who to Call When You Have Foundation Problems?

Are you concerned about your foundation's stability or need foundation repairs? Early action is key to avoiding bigger issues. If you see cracks, uneven floors, or doors that stick, these could be signs of foundation problems. Contact us today for a thorough inspection and expert advice. We help you maintain a strong, safe, and secure foundation. Reach out now to ensure your building's stability and protect its value.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How To Fix A Shifting House Foundation?

Brian Dalinghaus — Tue, 15 Oct 2024 00:00:00 GMT

Foundation issues can be the bane of any homeowner's existence. They can compromise the structural integrity of your home and result in expensive repairs if not repaired right away. House shifting, in particular, can cause significant damage, such as cracked walls, uneven floors, and sticking doors and windows.

In this blog post, we'll explore the signs of a shifting foundation, provide insights into the causes, and offer effective foundation repair solutions to fix the issue. Keep reading to learn how to protect your home's foundation and ensure its long-term stability.

What Does Foundation Shifting Mean?

Foundation shifting is when your home's foundation settles or moves due to various factors such as soil conditions, moisture levels, or structural imbalances. Foundation settlement can be categorized as uniform or differential.

Uniform Settlement

Uniform settlement, as the term suggests, occurs evenly across the entire foundation. This type typically happens when the soil beneath the foundation compresses uniformly. While it may sound harmless, any kind of settlement can lead to concerns and potential structural issues. Here's what you need to know:

Causes: Uniform settlement is often due to the consolidation of soil, where the weight of the building compresses the soil evenly.
Indicators: Look for minor cracking in the interior and exterior walls, floors settling smoothly, and uniform sinking around the structure.

Differential Settlement

Differential settlement occurs when one part of the foundation settles more than another, leading to an uneven foundation. This type of settlement can cause significant structural damage and pose a severe risk to the integrity of your home.

Causes: Differential settlement arises from various things including soil conditions beneath the foundation, improper construction techniques, and poor drainage.
Indicators: Signs of differential settlement include uneven floors, cracks in walls and ceilings, doors and windows that stick or don't close properly, and noticeable tilting or sinking in certain areas of the home.

Why It Matters

Both types of settlement can affect your home's stability, but differential settlement typically poses a higher risk due to the uneven stress it places on the structure. These issues can worsen if left unaddressed, leading to structural instability, expensive repairs, or even a complete foundation failure over time. Acting quickly can prevent these outcomes and save you money in the long run.

For more information, see What Happens if a Foundation Shifts.

How to Fix a Shifting House Foundation?

Is your house showing signs of foundation issues such as sloping floors, cracked walls, or hard-to-open windows and doors? Foundation problems can be daunting, but addressing them immediately can help restore your peace of mind and the value of your home.

First Things First: Get a Professional Foundation Inspection

A thorough, professional foundation inspection is the first step in fixing a shifting house foundation. This inspection typically includes:

Visual assessment of the foundation and surrounding areas.
Measurement of floor levels to detect unevenness.
Identification of cracks in walls, floors, and ceilings.
Checking doors and windows for alignment issues.

Foundation Underpinning

After the inspection, the next step is determining the best course of action. If your foundation has shifted, it may need underpinning. Underpinning involves placing piers under the foundation to stabilize it and prevent additional movement. This process can be crucial if your house shifts due to unstable soil.

Push Piers

Push piers are hydraulically driven piers used to lift and stabilize your foundation. The piers are pushed deep into the ground until they reach stable soil or bedrock. Once in place, they're attached to the footing, and the foundation is raised as much as possible without causing damage.

Benefits include:

Ability to stabilize and even lift a sunken foundation.
Minimal disruption to your property.
Long-lasting solution for severe foundation shifting.

Helical Piers

Helical piers, shaped like giant corkscrews, are twisted into the ground until they reach the required depth and torque to stabilize the foundation. They provide strong support for both lightweight structures, such as garages and porches, and bigger buildings.

They are ideal for:

Areas with limited access.
Sites requiring tension resistance.
Quick installation with immediate load-bearing capabilities.

Slab Piers

Slab piers, either push or helical, are installed through holes drilled in the concrete slab to lift and stabilize settled sections. These piers transfer the slab's weight to more stable soil, preventing further movement. Foundation underpinning using slab piers is a minimally invasive and relatively quick procedure, typically causing little to no disruption to the homeowner's daily routine.

Foundation Crack Repair

Several effective methods are available to repair foundation cracks caused by a shifting foundation, each suited for different types and severities of damage.

Epoxy Injections: This method repairs non-structural cracks by injecting epoxy resin into them. Once cured, the epoxy creates a solid bond that restores the concrete's original strength.
Carbon Fiber Patches: Carbon fiber patches are applied to reinforce larger or more significant cracks. These patches add tensile strength to prevent further cracking or movement, making them ideal for supporting critical areas of the foundation.
Polyurethane Injections: These injections are perfect for sealing and waterproofing cracks. Polyurethane expands to fill the cracks and creates a flexible seal, preventing moisture from entering and ensuring a watertight solution.

For more information, see How Are Foundation Cracks Repaired?

Recognize the Signs of Foundation Problems

Before taking preventive measures, you must identify the early signs of foundation problems. Sloping floors, for instance, often indicate foundation settlement. Wall cracks, especially around doors and windows, suggest your home is shifting. A chimney pulling away from the house is a classic symptom of foundation issues. Difficulty opening and closing windows and doors is another common sign that your house is shifting.

How to Prevent Foundation Problems

Taking a proactive approach is essential for protecting your home from foundation problems. Here are several effective preventive measures to help you avoid the stress and cost associated with foundation problems.

Control Water Around Your Home: Water is a primary cause of foundation problems. Ensure your home has good drainage to direct water away from the foundation. Regularly clean gutters and extend downspouts to prevent water from pooling around your foundation. Grade your yard to slope away from your foundation, reducing the risk of water accumulation.
Manage Your Landscape Properly: Be mindful of how you manage your landscape. Avoid planting large trees too close to your house, as their roots can extend under the foundation. Ensure that irrigation systems do not oversaturate the soil near the foundation.
Regular Foundation Inspections: Regular inspections can help identify problems early. Look for signs like cracks or uneven floors. Catching foundation issues early can prevent more severe problems down the line.
Timely Foundation Repairs: If your home is already experiencing foundation issues, timely repairs are crucial.

Who to Call for Foundation Problems?

If you're experiencing foundation problems, it's important to address them immediately with a trusted and experienced contractor. For expert foundation repair services, call Dalinghaus. We specialize in various aspects of foundation repair and serve Southern California, Arizona, and parts of Nevada.

Dalinghaus Foundation Repair offers tailored solutions, including:

Foundation Repair
Foundation Inspections
Concrete Lifting and Repair
Crawl Space Repair
Retaining Wall Repair
Seawall Repair

Our team ensures a straightforward, stress-free process, from the initial free evaluation to the final repair. Contact us to protect the value of your home and restore your peace of mind.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Happens When A Post-Tension Slab Fails?

Brian Dalinghaus — Wed, 02 Oct 2024 00:00:00 GMT

Post-tension slabs are a modern engineering marvel, offering strength, durability, and flexibility in building design. Reinforced with high-strength steel cables or tendons, they support heavy loads and span long distances without needing additional support columns.

Expectedly, post-tension slabs can be found today in everything from towering skyscrapers to humble residential foundations. But like any marvel, they are not infallible. When you face a post-tension slab failure, the consequences can range from unsettling to catastrophic.

Let's go through various aspects of post-tension slab failure, unraveling the warning signs, potential causes, and the serious implications of such an event. If you suspect that your home or building may be suffering from a compromised slab, this guide will help you understand the gravity of the situation and the steps you should take to address it.

What Is a Post-Tension Slab?

Post-tensioning is a process that allows the slab to withstand greater forces and reduces the risk of cracking under load.

The steel tendons are placed within plastic sheaths and tensioned after the concrete has reached a certain strength. The method imparts compressive forces to the concrete, enhancing its load-bearing capacity and enabling the slab to span larger areas without additional support.

Causes of Post-Tension Slab Failure

Several factors can contribute to the weakening or failure of a post-tensioned slab, each with its own set of challenges.

Poor Design or Construction

Here is one of the primary causes of post-tension slab failure. If the system was not adequately designed to handle the loads it will bear, or if the tendons were not correctly placed and tensioned, the slab is at risk of failure from the outset.

Additionally, errors during the concrete pour, such as incorrect mixing ratios or insufficient curing time, can weaken the slab, making it more susceptible to cracking and other forms of damage.

Corrosion of Steel Tendons

Over time, moisture can penetrate the concrete, particularly if the slab has not been adequately sealed or the protective sheaths around the tendons have been damaged. Once moisture reaches the steel, it can cause rust and corrosion, weakening the tendons and compromising the slab's structural integrity.

Soil Movement

The ground beneath your home or building plays a significant role in the health of your foundation. Whether due to poor drainage, changes in moisture levels, or seismic activity, soil movement can exert tremendous pressure on a post-tension slab.

Expansive soils, which swell when wet and shrink when dry, are particularly problematic, often leading to failure if the stress becomes too great.

Overloading

While this type of slab is particularly designed to carry heavy loads, it does have its limits. Overloading beyond its intended capacity can lead to post-tension slab failure.

This is often seen in commercial buildings where additional floors or heavy machinery are added after the initial construction. Without proper reinforcement, the slab may not be able to handle the increased load, resulting in cracks, sagging, or complete failure.

Warning Signs of Post-Tension Slab Failure

Post-tension slabs, while designed to be robust, can still fail due to a variety of factors. Recognizing the early warning signs of a failing slab can make a significant difference in the outcome, preventing further damage.

Visible Cracking

One of the most obvious signs of a failing post-tension slab is visible cracking. While hairline cracks in concrete are expected as they settle and cure, significant or rapidly expanding cracks are cause for concern.

In a post-tension slab, cracks may appear on the surface or along the edges. That often means the slab is under stress, possibly due to the failure of one or more tendons.

Uneven Floors and Sloping

As the slab shifts or sags, the floors might become uneven. A misaligned building's frame also often causes the doors and windows to stick or not close properly.

If you notice that your floors are no longer level, it's important to investigate further immediately and determine if a failing slab is the culprit.

Unusual Noises

Post-tension slabs are under constant strain, so when something goes wrong, you might hear it before you see it. Popping or creaking sounds are one of the early warning signs that the tendons within the slab are beginning to fail.

Unusual noises come as a precursor to more visible manifestations of damage and should not be ignored.

The Consequences of Post-Tension Slab Failure

The failure of a post-tension slab can have far-reaching consequences, affecting not only the structural integrity of the building but also the safety and well-being of its occupants. Hence the importance of addressing any signs of strength loss as soon as they arise.

Structural Damage

As the foundation shifts or cracks, it can cause walls to crack, floors to buckle, and windows and doors to misalign. Over time, this damage can worsen, leading to costly repairs and potentially rendering the building unsafe for occupancy.

Safety Hazards

A compromised slab can lead to sudden collapses, particularly in multi-story buildings, where the failure of a lower-level slab can have a cascading effect on the floors above.

Even in single-story homes, a failing slab can create tripping hazards, uneven surfaces, and other dangers that put residents at risk.

Financial Implications

Repairing a failed post-tension slab is not a minor expense. The cost of repairs can vary widely depending on the extent of the damage, the underlying cause, and the methods required to stabilize and reinforce the slab.

In some cases, extensive repairs may be necessary, involving the removal and replacement of large sections of the slab or even the entire foundation. Additionally, if the failure has caused other structural damage, those repairs will add to the overall cost.

How to Address Post-Tension Slab Failure

If you suspect that your post-tension slab is failing, taking prompt action is essential to prevent further damage and protect the safety of your home or building. Here's what you should do if you notice any warning signs mentioned above.

Conduct a Professional Inspection

The first step in addressing post-tension slab failure is to have a professional inspection by a qualified structural engineer or foundation specialist. They will assess the slab's condition, identify the failure's underlying cause, and recommend the appropriate course of action.

It's important to choose a professional with experience in post-tension slab systems, as these structures require specialized knowledge to diagnose and repair correctly.

Temporary Stabilization Measures

In some cases, temporary stabilization measures may be necessary to prevent further damage while a long-term solution is developed. This could involve the use of temporary supports, such as shoring, to prevent further sagging or cracking.

Additionally, measures may be taken to reduce stress on the slab, such as removing heavy loads or improving drainage around the foundation to prevent soil movement.

Repairs After the Cause Is Found

Once the underlying cause of the slab failure has been identified, the specific repair methods will depend on the nature and extent of the damage, as well as the cause of the failure. Common repair techniques include:

Tendon Replacement: If the failure is due to corroded or broken tendons, these can be replaced to restore the slab's strength.
Epoxy Injection: For minor cracks, epoxy injection can fill the cracks and restore the slab's structural integrity.
Slab Jacking: In cases where the slab has settled or become uneven, slab jacking is often used to lift and level the slab by injecting a stabilizing material beneath it.
Soil Stabilization: If soil movement is the cause of the slab failure, soil stabilization techniques, such as chemical grouting or the installation of piers, may be necessary to prevent further shifting.

Preventing Future Post-Tension Slab Failures

While it's not always possible to prevent post-tension slab failure, especially in older buildings, there are steps you can take to reduce the risk of future problems. Regular maintenance and monitoring are key to ensuring the long-term health of your slab.

Regular Inspections: This is especially important if your building is located in an area with expansive soils or if you've noticed any changes in your floors or walls.
Proper Drainage: Preventing soil movement and the associated risks to your foundation involves maintaining gutters and downspouts, grading the soil away from the foundation, and addressing areas where water pools near the building.
Avoid Overloading: Be mindful of the loads placed on your post-tension slab, particularly if you plan to add heavy machinery, additional floors, or other significant weight. Consult with a structural engineer to ensure that your slab can handle the additional load without risk of failure.

Don't Wait for the Problem to Worsen. Contact Us Today!

Protect your investment and ensure the safety of your home by addressing any potential issues as soon as they arise. Request a quote for foundation repair today!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

The Top 5 Problems With Self-Leveling Concrete

Brian Dalinghaus — Mon, 30 Sep 2024 00:00:00 GMT

Self-leveling concrete has gained popularity for its ability to create a smooth, flat surface with minimal effort. However, despite its advantages, several common issues can arise when working with this material. Understanding these problems is crucial when deciding the best concrete repair method for your project. This article will review the top five issues associated with self-leveling concrete and how to pick the best concrete leveling method.

What Is Self-Leveling Concrete?

Self-leveling concrete is a versatile product that creates a smooth, level surface on various substrates with minimal effort. Unlike traditional concrete, it flows easily, making it ideal for smoothing uneven surfaces. It is popular in renovation projects for its flat, polished finish. DIY enthusiasts and professionals appreciate its convenience for small-scale projects or quick flooring repairs. However, it presents challenges, particularly for beginners, making it essential to understand these issues before use.

Appropriate and Inappropriate Applications for Self-Leveling Concrete

Self-leveling concrete can be an excellent solution for various flooring applications, but knowing when and where to use this material is essential.

When to Use Self-Leveling Concrete

Self-leveling concrete is an excellent choice for projects where a smooth, even surface is desired, such as when preparing subfloors.

Self-leveling concrete is also beneficial in areas difficult to reach with traditional tools, such as narrow corridors or small rooms. Its fluid consistency allows it to flow into tight spaces, creating an even surface without requiring extensive manual labor or adjustment.

When Not to Use Self-Leveling Concrete

While self-leveling concrete is quite versatile, it may not be the optimal choice in some situations. For example, self-leveling concrete is unsuitable for vertical applications. Unlike conventional concrete, which can be manipulated to adhere to vertical surfaces, self-leveling concrete is designed to flow and level itself horizontally.

It is also vital to note that not all floors are suitable candidates for self-leveling concrete; one must consider the condition of the existing subfloor. If the subfloor has significant structural issues or damage, applying self-leveling concrete could lead to further complications and is not recommended.

Another inappropriate use of self-leveling concrete is in outdoor applications or areas subjected to extreme temperatures and weather conditions. The material's composition is not designed to withstand freeze-thaw cycles or direct exposure to elements, which can lead to premature degradation.

Finally, self-leveling concrete should not be used in areas subject to heavy loads or traffic, such as garages or driveways. The material is not engineered to bear substantial weight and may not provide the durability or support required in these environments.

The Best Way to Level Concrete

Polyurethane Foam Injection

For those seeking a more robust solution to concrete leveling, polyurethane foam injection is the superior option. This method, also known as polyjacking, involves injecting foam beneath the existing slab, which expands and raises the concrete to the desired level. There are numerous benefits, including quick application, minimal disruption, increased load-bearing capacity, and greater versatility since it can be used in interior and exterior spaces.

Polyurethane foam injections provide longevity and resilience, ensuring a stable surface that stands up to the test of time and heavy use.

More Severe Cases

In situations where structural issues are beyond the reach of surface-level treatments or even polyjacking, complete concrete replacement may be necessary.

Concrete replacement, while more invasive, offers a fresh start for severely compromised surfaces. It resolves the underlying issues, providing a clean slate for future flooring applications.

Always Address Underlying Issues

Regardless of the chosen solution, addressing underlying issues is paramount to preventing future settlement and instability. Conduct thorough assessments of the affected area and work with professionals to determine the best approach. For example, you may need a retaining wall if you live near a cliff and the foundation experienced differential settlement due to soil erosion. Or, if your area suffers from frequent flooding, you may need a superior drainage system. Taking the time to address these problems properly ensures the success of the current project and protects against future complications and expenses.

Call the Experts

Book a free evaluation and repair quote with Dalinghaus Foundation Repair to ensure your concrete repair project starts correctly. We provide concrete repair services in Southern California, Arizona, and Nevada, including polyurethane concrete lifting and crack repair. Grant yourself peace of mind by consulting with one of our experts today.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Does It Mean When Your House Is Shifting?

Brian Dalinghaus — Tue, 24 Sep 2024 00:00:00 GMT

Homeownership comes with its fair share of challenges, including dealing with the shifting of your house. Shifting can cause various issues, from minor cosmetic changes to significant structural problems.

In this article, we'll help you understand what it means when your house shifts, the signs, and the causes to help you address these issues effectively.

What Does It Mean When Your House Is Shifting?

When your house shifts, it means that its foundation is moving. According to Britannica, a foundation supports and anchors a building's superstructure, transmitting its loads directly to the ground. Movements in the foundation can directly affect the whole house because it is the base of your home. So, when you notice your house shifting, it often signals potential foundation issues.

House shifting can manifest in various ways, including cracks in the walls, ceiling, or floors, doors and windows that no longer open or close properly, and even uneven floors. House or foundation movement is normal. All homes experience it, especially the newly constructed ones. However, uneven movement or excessive shifting can indicate serious foundation problems.

So, how do you know which house movement is normal and which is not?

Uniform Settlement

It is indicated by minor cracks, level floors, and maintained structural integrity. Uniform settlement is generally less concerning since it doesn't typically lead to severe structural problems. However, it's still worth monitoring for any ongoing changes.

Differential Settlement

Differential settlement, on the other hand, is uneven and can result in significant structural issues. This type of settlement occurs when different foundation parts settle at different rates. Differential settlement is a more serious concern and may require professional intervention to correct and stabilize the foundation.

How Much Movement in a Foundation Is Normal?

The amount of movement in a house foundation considered "normal" can vary, but some level of settling is generally expected. Typically, minor movement within 1/4 inch to 1/2 inch over a few years is not a cause for concern. This slight adjustment can occur due to factors like soil compaction and changes in moisture levels. However, persistent or worsening symptoms, such as significant cracks or uneven floors, engineering standard is no more than 1/2″ over a 20′ span, may indicate a problem.

Causes of House Shifting: Why Is My House Shifting?

So, what causes a house to shift?

Many factors can contribute to the foundation movement, including:

Structure's Weight: The weight of the house itself can lead to gradual settling. Over time, the foundation may shift due to the pressure exerted by the structure.
Soil Compaction: Inadequately compacted soil can settle over time, causing the foundation to move. Proper soil compaction is crucial during the initial construction phase.
Expansive Soil: Certain soil types, such as clay, can expand and contract when dry, leading to significant foundation movement. The soil type under your home can significantly influence stability.
Weather: Extreme weather conditions, including heavy rainfall and drought, can affect soil moisture levels and contribute to foundation issues. Seasonal changes can lead to cyclic soil expansion and contraction.
Poor Drainage: Insufficient and damaged drainage systems can cause water to accumulate around the foundation, softening the soil and leading to settlement. Proper drainage is essential to maintain a stable foundation.
Nearby Excavation: Near the foundation, extensive digging or excavation can destabilize the surrounding soil, causing the foundation to shift. Safe distance practices must be followed when digging.
Natural Disasters: Earthquakes, floods, and landslides can cause sudden and significant shifts in the foundation. These natural disasters can lead to instant damage that might require immediate and extensive foundation repairs.
Soil Creep: Slow and gradual downhill movement of soil, known as soil creep, can lead to foundation movement over time, especially on slopes.
Soil Erosion: Areas prone to erosion can see the gradual removal of supporting soil, causing instability in the foundation.
Poor Construction Practices: Improper building techniques, such as inadequate soil compaction, poor foundation design, or using substandard materials, can result in long-term foundation problems.
Leaky Pipes: Water leakage from plumbing can saturate the soil around the foundation, causing it to weaken and leading to foundation issues. Plumbing should be regularly inspected for leaks.
Moisture Levels: Fluctuating moisture levels around the foundation can lead to instability. Excessive moisture can soften the soil, weakening its ability to support the foundation, while lack of moisture can cause the soil to shrink and settle unevenly.
Tree Roots: Roots from large trees planted near the house can grow beneath the foundation, upheaving the soil and affecting the foundation's stability. As the roots expand, they displace the soil and exert pressure on the foundation.

What Are the Signs That Your House Is Shifting?

There are several signs that your house is shifting. If you notice any of these signs, it's essential to reach out to a professional foundation repair company as soon as possible.

Doors and windows that are difficult to open or close.
Noticeable gaps between walls and ceilings or floors.
Floors that slope or have noticeable dips and rises.
Cracks appear in the drywall, plaster, or flooring materials.
Walls that bulge or curve inward or outward.
Cracks form a stair-step pattern in brickwork.
Visible gaps between the house and the chimney or porch.
Molding and baseboards that are separated from their attachment points.
Cracks that run diagonally across walls, often from corners of windows and doors.
Water leaks or plumbing issues due to pipe damage.
Cracks in your foundation.

Can an Old House Still Shift?

Yes, an old house can still shift. Shifting can occur due to various factors such as soil movement, changes in moisture levels, natural settling, and even seismic activity. As the foundation and structural components age, they may become more susceptible to these influences.

How to Prevent House Shifting

While house movement is normal, there are ways to prevent it from becoming problematic.

Here are some prevention tips:

Adjust yard slopes to divert water away from the foundation.
Maintain a safe space between trees and the foundation.
Regularly check and maintain your drainage systems to ensure efficiency.
Manage soil moisture levels consistently.
Keep plants with extensive root systems, such as shrubs and bushes, at a distance from the house.
Fix any leaks in the plumbing systems promptly.

What to Do If Your House Is Shifting

If you suspect that your house is shifting, do not panic. In most cases, you can let it be. House movement is normal, it happens in all homes.

However, it is time to take action if the movement is extreme or if you notice any of the above signs. Do not try to DIY your way out of this kind of situation. Instead, call in a foundation professional. They can evaluate your foundation and check for telltale signs of house movement.

After the inspection, the foundation experts may recommend the following repair methods:

Push Piers: Push piers are steel piers that are hydraulically driven through the soil to bedrock or a stable soil layer. They help lift and stabilize the foundation by transferring the weight of the house to more stable ground.
Helical Piers: Helical piers, or screw piles, are steel shafts with helical plates that are mechanically screwed into the ground. They can support new and existing structures and offer a versatile solution for foundation stabilization.
Slab Piers: Slab piers are specifically designed to support the weight of concrete slab foundations. These piers are installed through the slab and into the soil beneath, helping to lift and stabilize the slab foundation.
Drilled Concrete Piers: Drilled concrete piers, also known as caissons or bored piles, are constructed by drilling holes into the soil and filling them with concrete, usually with steel reinforcement inside. They are an engineer's call, most often on new construction, and Dalinghaus does not install them. Our deep foundation work on homes uses the driven steel systems above.

Contact Us Today

At Dalinghaus, we are the foundation repair experts in Southern California, Arizona, and parts of Nevada. We have the experience and knowledge to handle any foundation problem, from minor cracks to major structural issues.

If your house shows signs of shifting, don't hesitate to call us. We offer free evaluations for all of our services.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why Is Water Coming Up From The Floor On My Slab?

Brian Dalinghaus — Thu, 19 Sep 2024 00:00:00 GMT

Imagine walking through your home only to find puddles of water seeping up from your floor. It's a situation that can cause immediate concern.

But why does this happen? What causes water to infiltrate your living space from below? In this blog, we'll explore the common reasons behind this troublesome issue, from plumbing leaks to groundwater intrusion.

What Is a Slab Leak?

Water accumulating below the floors causes water to rise upwards, affecting the flooring and other areas of the house.

According to Ruby Home, around 14,000 Americans are affected by water damage daily. However, if left unattended, the floor or foundation repair may cost more than a few thousand dollars.

Why Is Water Coming up From the Floor on My Slab?

There are many reasons why water may be coming up from the floor on your slab.

Some of these include:

Groundwater Seepage

Groundwater seepage happens when the water table rises high enough to exert pressure on your concrete slab. Water can penetrate these areas and enter your home if the slab has weaknesses like small cracks or porous spots. This issue is prevalent in regions with high rainfall or naturally elevated water tables. Over time, constant exposure to groundwater can worsen existing cracks, intensifying the problem.

Poor Drainage

When drainage around your foundation is ineffective, water can pool near the slab. Poor drainage could result from improper landscaping, clogged gutters, or insufficient slope away from the foundation. When water accumulates around your home, it can seep into the soil below and cause floor leaks.

Plumbing Leaks

A leak in your plumbing system, especially in pipes located under the slab, can cause water to seep upward.

These leaks might be caused by:

Corroded pipes
Physical damage
Poor initial installation
Excessive pressure
Aging pipes
Extreme temperatures
Clogs
Ground movement
Harsh chemicals

Because the leak is under the slab, it may not be immediately visible, but over time, it can create significant moisture issues and water damage to your home.

Hydrostatic Pressure

Hydrostatic pressure is the pressure exerted by standing water in the soil around your foundation. When this pressure becomes significant, it can force water through even the tiniest imperfections in your concrete slab. This issue often arises during periods of heavy rain or rapid snowmelt, where the volume of water in the soil increases dramatically.

Slab Cracks

Cracks in the slab provide a pathway for water to enter your home. These can form due to the house's natural settling, temperature fluctuations, or poor initial construction practices. Even minor cracks can allow enough water to seep through to create noticeable dampness or even puddles on your floor.

Improper Grading

Incorrect grading around your home can also lead to water problems. If the ground slopes toward the foundation rather than away from it, rainwater and runoff will accumulate near the slab. This water will then increase the pressure against the foundation and heighten the risk of seepage through the slab.

Heavy Rainfall

Excessive rain can raise the local water table, especially during prolonged periods of heavy rainfall. When the soil becomes saturated, the water has nowhere to go but up, potentially seeping through cracks or porous areas in your slab foundation. Excessive rain may also enter your home directly.

Roof Damage

Roof leaks involve water penetration from above. Even though roof leaks are not directly related to water coming up through the slab, the accumulated water from these leaks can pool around the exterior foundation. Over time, this water can enter your home if the foundation isn't properly sealed. Water can also leak inside and wet your floors.

Window Leaks

Window leaks are similar to roof leaks. When windows are improperly sealed or damaged, water can enter through them and accumulate near the foundation. This stagnant water can eventually find its way through vulnerable spots in the slab.

Expansive Soils

Expansive soil shift is another potential cause. Certain soils expand when they absorb water and contract when they dry out. This constant movement can exert pressure on the slab foundation, leading to cracks and gaps through which water can penetrate.

Degrading Concrete

Concrete degrades over time as the material is exposed to various elements, such as water, freeze-thaw cycles, and general wear and tear. As concrete ages and deteriorates, it may become more porous or develop cracks, inviting water infiltration from below or around the foundation.

Seismic Activity

Seismic activity can also contribute to your problem. Earthquakes and smaller seismic events can shift the ground beneath your home, causing your slab foundation to crack or move. These new cracks and structural shifts allow groundwater to seep through the floor, especially if the area experiences frequent or intense seismic activity.

How Do You Fix Water Coming up Through a Slab?

When you observe signs of water coming up from the floor on your slab, it's essential to take action quickly. If you don't, the problem can worsen, leading to more severe issues.

Here are some steps you can take to fix water coming up through a slab:

Step 1: Figure Out the Cause: Is Water Really Coming up From the Floor?

Before you can fix the problem, you need to figure out what's causing it. It's easy to assume that the problem came from below the floors, but you must first check for other observable signs from above.

Start by doing a visual inspection. Look for signs of moisture, such as discoloration, bubbling, or flaking on the floor surface. Inspect nearby plumbing, appliances, or walls for any visible leaks that might indicate the source is not directly underneath the slab. Once you have crossed off all other possibilities, it's time to contact a professional to check your floors.

Step 2: Check Below Your Floors

The next step is to hire a foundation professional to check your foundation and floors. The experts will be able to check all the possible causes of the problem, such as cracks in the foundation, water seepage, and other issues.

They will carefully remove a section of your floor coverings, such as carpet, wood, or tiles, to inspect underneath. They will look at the subfloor for any signs of moisture or water pooling.

Step 3: Slab Leak Repair

Hiring a professional is usually the best course of action due to the complexity and potential for structural damage.

Here are some common foundation repair options:

Waterproofing: Apply a waterproof sealer to the exterior walls and foundation. This can reduce the penetration of water through the slab and foundation.
Pipe Repairs: Installing a new lining within the existing pipe using a trenchless method. Rerouting pipes through walls or the attic if the existing pipes are heavily damaged. For minor leaks, epoxy can be used to coat the interior of the pipes.
Grading and Drainage: Ensure the ground around the home slopes away from the foundation. Also, check that gutters and downspouts are functioning correctly and direct water at least 4-6 feet from the home.
Repairing Foundation Cracks: Inspect the foundation for any visible cracks. Small cracks can sometimes be sealed with epoxy or polyurethane injections, preventing water from seeping. Larger issues may require extensive foundation repair to ensure structural integrity.

Is Water Coming up From the Floor an Emergency?

Yes, water coming up from the floor can be considered an emergency. This could be a sign of a slab leak or other severe plumbing issues that, if not promptly addressed, can lead to significant structural damage, mold growth, and other health hazards.

Dalinghaus specializes in foundation repairs and can assist with slab leak repairs. We provide a variety of services tailored to fixing foundation issues. If you're in Southern California, Arizona, or Nevada, contact us for a free evaluation!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Water Seepage Can Affect Your Home's Foundation

Brian Dalinghaus — Mon, 16 Sep 2024 00:00:00 GMT

Are you wondering how water seepage can affect your home's foundation? Many homeowners are unaware of the damage that water and moisture can do to their homes and how it can affect their foundation.

In this article, we'll discuss some of the ways that water can seep into your home, how it affects your foundation, and what you can do to prevent it from happening.

So, keep reading to learn more.

What Is Water Seepage?

Water will always flow towards the lowest point, and the foundation is the lowest point of your home. Water and foundation are two things that shouldn't mix. Just the mere presence of standing water around your home can cause damage to your foundation.

How Water Seepage Can Affect Your Home's Foundation

Water seepage can have several detrimental effects on your home's foundation. Here's a detailed look at how water seepage can impact a foundation:

Foundation Cracks

Continuous water exposure can weaken the foundation material, causing it to crack and shift. Water also expands when it freezes, leading to cracks in the foundation. Over time, these cracks can widen and compromise the structural integrity.

Additionally, saturated soil can lose its bearing capacity, causing foundation parts to settle unevenly. This can lead to differential settlement, which may cause significant structural damage.

Shifting Foundations

Water seepage can lead to soil erosion, hydrostatic pressure, and soil expansion, which can cause the foundation to shift. This can lead to uneven flooring, cracked walls, and other structural problems.

Deterioration of Building Materials

Water can cause concrete to deteriorate over time, leading to spalling (flaking of the surface layer) and weakening the overall structure. If the foundation is constructed with or connected to wood elements, prolonged exposure to moisture can lead to wood rot and attract pests like termites.

Bowed or Leaning Walls

When water accumulates in the soil around a foundation, it increases the hydrostatic pressure exerted against the walls, pushing them inward. Additionally, certain soils expand when wet, exerting lateral pressure on the walls, leading to bowing or leaning.

Mold and Mildew

Persistent moisture provides an ideal condition for mold and mildew to thrive. Mold can grow on foundation walls and floors and spread to other parts of the home. Mold spores can cause health issues such as allergies, respiratory problems, and other illnesses for the inhabitants.

Decreased Property Value

Signs of water damage and a weakened foundation in a home can significantly lower property value and scare off potential buyers. These problems usually require expensive and extensive foundation repairs. Water or moisture damage can also lead to mold growth and health risks, making the property less appealing.

Mortgage lenders and insurers might be unwilling to finance or insure such properties, reducing the number of potential buyers and increasing costs. A bad inspection report can lead to price drops or necessary repairs, making it harder to sell the property.

Costly Repairs

Ignoring water seepage can lead to extensive damage requiring costly repairs, such as underpinning the foundation, waterproofing, or even complete foundation replacement.

Causes of Water Seepage

There are many causes of water seepage. Knowing the causes can help prevent it from happening. Some of the most common causes include:

Poor Drainage: When drainage systems, such as gutters, downspouts, and French drains, are improperly installed, clogged, or insufficient, they fail to channel water away from a structure effectively. This can lead to water accumulating around the foundation, increasing the risk of seepage.
Cracks and Gaps: Over time, various factors, like settling, thermal expansion, and contraction, or even construction defects, can cause cracks and gaps in a structure's walls, floors, and foundation. These openings act as direct pathways for water to enter.
Hydrostatic Pressure: When the soil surrounding your foundation becomes saturated, the increased water pressure can force water through even small cracks or porous materials.
Heavy Rainfall or Melting Snow: Periods of heavy rainfall or rapid snowmelt can saturate the ground quickly, exceeding the capacity of natural or man-made drainage systems.
Leaky Pipes: Pipes that are leaking due to corrosion, breaks, or poor connections can discharge water into walls, floors, or soil surrounding a structure.
High Water Table: A high water table means the natural groundwater level is close to the surface. Structures built in areas with a high water table are more prone to seepage, especially during seasons when the water table rises due to precipitation.
Poor Grading of Surrounding Soil: Improper land grading around a structure can cause water to flow towards the building instead of away from it. This often happens when the soil slopes towards the foundation. Correct grading should direct water away from the structure to prevent pooling and subsequent seepage.
Expansive Soils: Swelling soils like clay expand significantly when they absorb water. This expansion can exert pressure on foundations, causing cracks and, consequently, entry points for water. During dry periods, these soils contract, which can also contribute to the formation of gaps and cracks.

Signs of Water Seepage

Recognizing the early signs of water seepage in your foundation can help you address the problem before it becomes severe.

Here are some common signs to watch for:

Moist or wet walls
A musty smell
Wall cracks
White powdery deposits, known as efflorescence
Standing water around your home
Elevated humidity levels
Peeling or blistering paint
Pest problems
Warped floors
Discoloration of foundation walls
An unexplained increase in utility bills

How to Fix and Prevent Water Seepage

The longer you wait, the bigger the foundation damage and the more you'll pay to repair it.

Here are steps to fix and prevent water seepage:

Waterproofing

Waterproofing involves applying waterproof materials, sealants, or membranes to the walls of your foundation. This creates a barrier that hinders water from seeping into your foundation walls. Some standard waterproofing solutions include liquid coatings, sheet membranes, and water-resistant exterior paints.

Foundation Repairs

Foundation repairs are necessary if your foundation has structural issues, such as cracks or settling. These repairs involve filling cracks with epoxy or polyurethane sealants, installing steel or carbon fiber reinforcements, or even stabilizing the foundation via underpinning. Addressing structural issues not only stops water seepage but also ensures the overall stability of your home.

Well-Functioning Drainage System

A well-functioning drainage system is crucial to direct water away from your foundation. This could involve installing or maintaining gutters, downspouts, French drains, or other drainage solutions. Adequate drainage prevents water from pooling around your foundation, reducing the risk of seepage.

Seal Cracks and Gaps

This should be checked and maintained regularly to ensure no new cracks have developed.

Properly Grade the Soil

Properly grading the soil around your home ensures water flows away from the foundation rather than towards it. The soil should slope away from your foundation at a gradient to effectively channel water away from your home, reducing the risk of seepage.

Fix Leaky Pipes

Leaky and damaged pipes can lead to water seepage in your foundation and should be repaired promptly. Identify the leak by looking for visible signs like water stains, dripping noises, or damp areas. Turn off the water supply before proceeding. Sometimes, leaks can be fixed by tightening loose fittings with a wrench.

Regular Maintenance

Regular maintenance is crucial for keeping your foundation and drainage systems in optimal condition. This involves:

Inspecting for any signs of water or moisture damage
Inspecting and cleaning your gutters
Ensuring downspouts direct water away from your foundation
Checking for new cracks in the foundation walls

How Can a Professional Help?

Hiring a professional can be incredibly beneficial if you are dealing with water seepage and foundation problems in your home. If you live in Southern California, Arizona, or Nevada, Dalinghaus can help you with your foundation repair needs.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How To Identify And Remedy Foundation Failure

Brian Dalinghaus — Thu, 12 Sep 2024 00:00:00 GMT

Owning a home is one of the most significant investments you'll make. But what happens when the very foundation of your home, the structure that holds everything together, begins to fail? Recognizing the signs of foundation failure early can save you thousands of dollars and prevent further damage. This article will explore foundation failure, its causes, warning signs, remedies, and prevention methods. Equip yourself with this knowledge and protect your home from the ground up.

What Is Foundation Failure?

Foundation failure occurs when the base structure of your home starts to deteriorate or move. Such failure will compromise the stability and safety of your entire house. The foundation supports all the walls, roofs, and floors; any instability affects the whole structure.

Foundation failure can manifest as cracks in the walls , uneven floors, or doors and windows that won't close properly. If not addressed promptly, these issues can worsen and lead to severe structural damage, rendering your home uninhabitable in extreme cases.

Understanding this issue is crucial for homeowners, as early detection and intervention can prevent catastrophic outcomes. By knowing what to look for, you can take proactive steps to maintain the integrity of your home's foundation.

The Main Causes of Foundation Failure

Several factors can contribute to foundation failure, each affecting the stability of your home differently. Here are some of the most common causes:

Poor Soil Conditions: The type of soil your home is built on plays a significant role in the likelihood of foundation failure. Expansive clay soils, for example, swell when wet and shrink when dry, causing the foundation to shift.
Inadequate Drainage: Water is a primary enemy of your foundation. Poor drainage around your home can lead to water pooling around the foundation, eroding the soil and putting immense pressure on the structure ( hydrostatic pressure). Over time, this can cause significant damage.
Poor Construction Practices: Sometimes, substandard construction practices are the culprits. If the foundation wasn't properly designed or constructed initially, it's prone to failure. Poor construction practices include improper concrete mixing, insufficient reinforcement, and neglecting to account for soil conditions.
Natural Disasters: Earthquakes, floods, and heavy rainstorms can severely impact your foundation's integrity. Earthquakes can shift the ground and cause the foundation to crack or settle unevenly. Flooding can saturate the soil around your foundation, leading to instability and erosion, while heavy rainfall can overload drainage systems and result in water pooling.

Recognizing these causes can help you take preventive measures to safeguard your home. You can address these issues with the proper knowledge before they escalate into severe problems.

11 Warning Signs of Foundation Failure

Early detection is critical to preventing severe damage. Here are 11 warning signs that your foundation may be failing:

Cracks: Look for noticeable cracks in walls, floors, and ceilings, especially larger, horizontal, or diagonal ones.
Uneven Floors: Check for sagging or dips in floors, which may signal uneven foundation settling.
Sticking Doors and Windows: The increasing difficulty of opening or closing doors and windows suggests shifting frames due to foundation issues.
Leaning Chimney: A chimney that leans or has cracks indicates potential instability in the foundation.
Gaps: Look for gaps between walls and the floors or ceilings; these can grow larger over time.
Porch or Steps Pulling Away: Separating porches or steps from the home may signal a shifting foundation.
Water Intrusion: Look for pooling water, dampness, stains, or mold, which can signify a compromised foundation.
Separating Counters and Cabinets: If counters or cabinets pull away from the walls, this can indicate foundation shifts.
Damaged Wallpaper: Loose or wrinkled wallpaper may indicate uneven walls due to foundation issues.

If you notice any signs, addressing them promptly is essential to prevent further damage.

How to Remedy Foundation Failure

Once you've identified potential foundation issues, the next step is to explore remedies. Here are some practical solutions:

Professional Inspection: The first step is to hire a professional to evaluate your foundation. They can provide a detailed assessment and recommend the best course of action. An inspection involves checking the soil conditions, drainage systems, and the overall health of the foundation.
Foundation Repair Methods: Several methods can be used to repair foundation issues, including:
Piering: This process involves the installation of steel push or helical piers deep into the ground to provide additional support and stability for a building's foundation. Utilizing steel piers helps to distribute the structure's weight more evenly and mitigates the risks associated with soil movement, ensuring the long-term integrity of the home. By driving these piers into the earth, the foundation can also be elevated and secured, effectively addressing issues such as settling. This technique is especially beneficial for homes constructed on expansive or unstable soils, where traditional foundation methods may not suffice.
Slabjacking: Polyurethane foam is injected beneath a sinking concrete slab, creating an upward pressure that helps lift and stabilize the slab. As the mixture cures and hardens, it provides a solid foundation, supporting the slab and preventing further sinking. This method effectively addresses issues related to uneven surfaces, ensures structural integrity, and improves safety.
Crawl space jack solutions: When dealing with foundation problems related explicitly to crawl spaces, crawl space jacks provide additional support to the foundation by transferring the load directly to the ground beneath. They can help stabilize and reinforce sagging beams and floors, preventing further sinking or settling. Installation of crawl space jacks typically involves placing adjustable steel jacks at strategic points in the crawl space, allowing for fine-tuning to ensure proper alignment and support.
Address Underlying Issues: It's crucial to address the root causes of foundation failure. For instance, improving drainage around your home, waterproofing the foundation, or reinforcing the soil can prevent future problems. Make sure to implement long-term solutions to avoid recurring issues.

Taking these steps can restore the stability of your home's foundation and prevent further damage. Professional guidance is essential to identify the most effective remedy for your situation.

How to Prevent Foundation Failure

Prevention is always better than cure. Here are some steps you can take to prevent foundation failure:

Maintain Proper Drainage: Ensure water drains away from your home's foundation. This can be achieved through gutter systems, downspouts, and proper grading around the foundation.
Regular Inspections: Conduct regular inspections of your home's foundation. Look for any signs of cracks, water damage, or movement.
Quality Construction: If you're building a new home, ensure the foundation is constructed using high-quality materials and practices. Work with reputable contractors who understand the importance of a solid foundation.

Taking these preventive measures can significantly reduce the risk of foundation failure. Consistent maintenance and proactive steps are vital to preserving the integrity of your home's foundation.

Call the Foundation Repair Experts

Foundation failure is a severe issue that can compromise the safety and stability of your home. If you suspect any foundation damage, do not attempt to make the repairs yourself. Schedule a free evaluation and repair quote with our Southern California, Nevada, and Arizona experts. They can provide a comprehensive assessment and recommend tailored solutions to ensure your home remains safe and secure. Remember, a strong foundation is the key to a strong home.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Reinforce Your Retaining Wall With Tieback Anchors

Brian Dalinghaus — Tue, 10 Sep 2024 00:00:00 GMT

If you're a homeowner with a retaining wall, you're likely aware of its vital role in protecting your property. But what happens when your retaining wall shows signs of stress or failure? The solution might involve tiebacks and anchors. In this article, we'll explore how these components can save your retaining wall and why they're essential for maintaining the structural integrity of your home.

What Purpose Does Retaining Wall Tiebacks and Anchors Serve?

Retaining walls are designed to hold back soil and prevent erosion, but over time, pressure from the earth or over-saturation of the soil can cause these walls to bow or lean. This is where tiebacks and anchors come into play. These devices provide additional support by connecting the wall to stable ground behind it. This helps to counteract the forces pushing against the wall, ensuring it remains upright and functional.

A retaining wall can fail without tiebacks and anchors, leading to soil erosion, property damage, and even safety hazards. Tiebacks and anchors are particularly crucial for retaining walls that support large loads or are situated on slopes where the pressure from the soil is most intense.

What Is the Difference Between a Tieback and an Anchor?

While both tiebacks and anchors serve to stabilize retaining walls, they function differently.

A retaining wall tieback is typically composed of steel cables or rods installed at an angle, extending from the wall into the stable soil or rock to help counteract the lateral forces exerted by the soil. This connection aids in stabilizing the wall, preventing it from bending or bulging under pressure. Tiebacks are especially useful when the wall is subject to significant loads or when space constraints limit the use of other stabilizing methods.

A retaining wall anchor is usually installed with a tieback, so you may often hear them called tieback anchors. These devices are embedded deep into the earth and connect to a plate or similar structure that evenly distributes the load. By anchoring the wall securely, retaining wall anchors help resist movement and prevent failure caused by soil pressure or erosion. Their installation is crucial for walls facing particularly heavy loads or those located on steep inclines, enhancing the overall structural integrity of the retaining wall system.

Tiebacks are often used in situations where deep soil stabilization is required. They can be adjusted for tension, offering flexibility in their application. Anchors are typically easier to install and use in various soils and conditions. Knowing the difference between these two can help you understand which solution might be better for your retaining wall.

Types of Tiebacks and Anchors

There are several types of tiebacks, each suited to different conditions and requirements:

Grouted Tiebacks: Grouted tiebacks involve drilling a hole into the ground, inserting a steel rod, and then filling the hole with grout. This type of tieback creates a strong bond with the surrounding soil, making it ideal for high-load applications. However, the installation process is more complex and requires specialized equipment.
Helical Tieback Anchors: These anchors consist of a steel shaft with helical plates welded to it, resembling a screw. During installation, the anchor is rotated into the ground until it reaches a suitable depth, where the helical plates engage the surrounding soil. This design allows for efficient load transfer and minimizes the risk of soil displacement. Their installation process is straightforward and often requires less excavation than other types, making them an excellent option for residential retaining walls facing moderate to high lateral pressures.
Deadman Anchors: Deadman anchors use large, buried objects (called deadmen) to provide anchorage. These can be concrete blocks or heavy timbers. Cables or rods connect the deadman to the retaining wall, pulling it back into place. This method is traditional but can be labor-intensive and less flexible than other options.
Plate Anchors: Plate anchors involve placing a large steel plate behind the wall, connected to a rod or cable that extends into the soil. The plate distributes the load over a larger area, providing strong and stable support. This method is particularly effective for walls experiencing severe bowing or leaning.
Earth Anchors: Earth anchors are composed of a shaft or rod driven deep into the soil and then tensioned to hold the wall in place. They're highly effective in soft soils or situations where other types of anchors might not hold as well. Earth anchors can be used for both temporary and permanent stabilization projects.

Signs Your Retaining Wall Needs Repairs

Recognizing when your retaining wall requires maintenance is crucial for preventing more significant and costly damage. Here are some key signs to look out for:

Visible Leaning or Bowing: If your retaining wall is leaning or bowing, it indicates it's experiencing excessive pressure and needs additional reinforcement. This situation often arises from soil saturation due to heavy rain or improper drainage, or it may stem from inadequate construction methods used during its initial build. Addressing these issues promptly can help prevent a complete structural failure.
Cracks and Gaps: The appearance of cracks in the wall or gaps between the wall and the surrounding soil is a strong sign of movement, which can lead to potential collapse. These cracks can allow water to seep through, worsening the underlying problems and leading to further deterioration. Regular inspections and repairs are essential to ensure the integrity of the wall.
Water Accumulation: If you observe water pooling at the base of your retaining wall, this may indicate poor drainage conditions, significantly increasing the soil pressure behind the wall. Over time, this excess pressure can lead to shifting and damage. Implementing proper drainage systems, such as weep holes or drainage pipes, is vital to manage water flow effectively and prevent these issues from escalating.

By paying attention to these signs and taking timely action, you can extend the life of your retaining wall and maintain the stability of your landscaping. Regular inspections and proactive maintenance are vital to safeguarding your investment and ensuring your outdoor space remains safe and visually appealing.

Call the Professionals

When it comes to repairing retaining walls, professional intervention is critical. Retaining wall repair, especially involving tiebacks and anchors, is not a DIY project. The complexity and risk involved require specialized knowledge and equipment. Attempting to fix it yourself can lead to further damage or even injury. Professionals have the expertise to assess the condition of your retaining wall and recommend the best course of action. They can determine the appropriate type of tieback or anchor for your specific situation, ensuring the repair is effective and long-lasting.

The first step in resolving any retaining wall issue is to schedule a free evaluation with a qualified professional. They will evaluate the wall, identify the underlying problems, and provide a detailed repair plan. If you live in Southern California, Nevada, or Arizona, Dalinghaus Foundation Repair is here to help you construct and repair your retaining wall. By acting early, you can prevent further deterioration and protect your property.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Crawl Space Repair: Sistering Floor Joists

Brian Dalinghaus — Tue, 03 Sep 2024 00:00:00 GMT

The crawl space under your home might seem like an insignificant area, but it plays a crucial role in maintaining the structural integrity of your house. One essential aspect of crawl space repair is sistering floor joists. This article will discuss the importance of floor joists, what causes them to fail, and how to fix them using the sistering method.

What Is a Floor Joist?

Floor joists are horizontal structural elements that support the floors of your home. These wooden or metal structures are spaced evenly and run perpendicular to the beams, forming a grid that provides strength and stability to the floor above. Joists distribute the load of the floor, furniture, and occupants, ensuring that everything stays level and secure.

When floor joists are in good condition, they create a strong base for your flooring materials and keep your home structurally sound. However, like any other part of your home, floor joists can deteriorate over time due to various factors. Understanding what a floor joist is and its function is the first step in recognizing when it needs repair.

Reasons for Floor Joist Failure

Several factors can lead to the failure of floor joists. The most common reasons include:

Moisture damage: Water seepage into the crawl space or high humidity levels can cause wood rot, leading to weakened or decayed joists. This is especially prevalent in areas with heavy rainfall, high water tables, or poor drainage around the foundation.
Termite damage: Termites can silently munch away at the wood, compromising the integrity of the joists. Regular inspections are crucial to catch such infestations early and take appropriate action.
Improper construction or overloading: If the joists are not installed correctly or bear more weight than they were designed to support, they may start to sag or crack over time. Reinforcing the joists becomes necessary to prevent further damage.
Wear and tear: Even well-constructed and maintained floor joists can suffer from normal wear and tear over time. Routine use and the natural settling of a house can stress the joists, leading to minor cracks, splits, or general weakening.

Understanding these causes helps homeowners take preventive measures and address issues before they escalate, ensuring the longevity of their home's structure.

Signs of Damaged Floor Joists

Identifying damaged floor joists early can save you from extensive and costly repairs. Here are some signs to look out for:

Sagging or uneven floors: If certain areas of your floor feel bouncy or uneven, it could indicate compromised joists.
Cracks in walls or ceilings: Weak floor joists can cause structural shifts, leading to visible cracks.
Creaking or groaning noises: These sounds can signal stressed joists when walking across the floor.
Mold or musty odor: A persistent moldy or musty smell in your home, especially in areas near the crawl space, could indicate moisture problems affecting your floor joists.
Sticking doors and windows: Shifts in the structural integrity due to damaged floor joists can cause door and window frames to become misaligned and stick or jam.

Regularly inspecting your crawl space and checking for these signs can help you catch problems early and maintain your home's stability.

Purpose of Sistering Floor Joists

Sistering floor joists is a technique for reinforcing existing joists by attaching a new joist alongside the damaged one. This method effectively doubles the strength of the weakened joist, providing additional support to the floor above. Sistering is particularly useful when the damage is localized to a specific area, and the rest of the joist is still in good condition.

The primary purpose of sistering floor joists is to restore structural integrity without a complete replacement. This method is cost-effective and less disruptive than removing and replacing the entire joist. The load is shared between both beams by bolting or nailing the new joist to the old one, significantly reducing the strain on the damaged area. Furthermore, sistering can help prevent future problems by adding an extra support layer. It's a practical solution that extends the life of your floor joists and ensures the safety and stability of your home.

How to Sister a Floor Joist

Sistering a floor joist involves a few key steps:

Assess the extent of the damage and measure the length of the joist that needs reinforcement. For uniform support, use a joist of the same size and material as the existing one.
Prepare the new joist by cutting it to the required length and treating it with a wood preservative to prevent future moisture damage.
Place the new joist alongside the damaged one, ensuring it fits snugly and aligns properly.
Secure the new joist by drilling pilot holes and attaching it to the existing joist with bolts or nails. Make sure the fasteners are evenly spaced to distribute the load effectively.
Tighten all the fasteners to ensure a strong connection.
For added stability, check for any gaps and fill them with construction adhesive or shims.

This step-by-step process ensures that the sistered joist provides the necessary support and extends the life of your floor structure.

Should You Sister a Floor Joist Yourself?

While sistering a floor joist may be a tempting DIY project for those with carpentry skills, it's not recommended to tackle it alone. If done incorrectly, it could lead to further damage or even compromise the stability of your home. Common problems associated with DIY joint sistering include:

Incorrect measurements: Misjudging the length or width of the joist can result in inadequate support, failing to address the original problem effectively. It is also easy to misjudge your home's overall structural needs, potentially leading to more significant issues.
Incorrect notching: Notching a joist involves cutting portions to fit utilities, but improper notching weakens the structural integrity. Deep or poorly placed notches reduce load-bearing capacity, risking cracks or breaks. Building codes specify maximum notch size and location; ignoring these can cause major structural issues.
Improper installment: If the new joist is not aligned correctly with the existing one, it can cause uneven load distribution and further structural issues. Using the wrong type or number of fasteners can lead to a weak connection, reducing the reinforcement's effectiveness.
Ignoring underlying issues: Sistering a joist without addressing the root cause of the damage, such as moisture or termite infestations, can result in recurring problems.

Professionals have the expertise and tools to assess the damage accurately and perform the repair to industry standards. While DIY can be tempting to save money, the risks involved in sistering floor joists make it advisable to seek professional help.

How Much Does It Cost to Sister a Floor Joist?

The cost of sistering a floor joist can vary depending on several factors, including the extent of the damage, the size of the joist, and labor rates in your area. It can range from a few hundred dollars for sistering a single joist to a few thousand for more extensive crawl space repair.

Investing in professional repair may seem costly upfront, but it can save you money in the long run by preventing more extensive damage and expensive repairs. Properly sistering your floor joists ensures the stability and safety of your home, making it a worthwhile investment.

When Is Sistering a Floor Joist Not Enough?

While sistering a floor joist is an effective solution for many types of damage, it may not be sufficient in all situations, including:

Foundation Issues: Address foundation problems like settling or cracks before sistering joists. Repair methods include underpinning and crawl space support joists.
Building Codes: Local codes may require more extensive repairs or specific materials, making sistering insufficient.

Consulting a structural engineer or a professional contractor is essential in these scenarios to determine the most appropriate repair method.

If you suspect damage to your crawl space and live in Southern California, Arizona, or Nevada, contact us for a comprehensive crawl space inspection and personalized repair quote. We can help you make informed decisions about your home's maintenance and repair needs.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Basics Of Monolithic Slab Foundations

Brian Dalinghaus — Thu, 29 Aug 2024 00:00:00 GMT

Your foundation is one of the most critical parts of having a safe and happy home. Since your home is likely the biggest investment you'll make in your lifetime, educating yourself on the components that make up your property is a smart choice for any homeowner. And while talking about foundations doesn't sound particularly exciting, you'll be surprised at what you can discover! Here's a quick tutorial on a monolithic slab foundation, why it's a great choice for your home and a simplified look at the construction process.

What Is a Monolithic Slab Foundation?

A large piece of concrete called a concrete footing acts as the base of the home's foundation, holding up the exterior walls. The poured concrete floor lies on top of the footer, and the gap underneath is filled with caulk or some other filling material.
A floating slab foundation is similar as it also includes the footings and holds up the exterior walls; however, the slab floor rests against the footing rather than on top, so it doesn't support the structure.
A monolithic slab foundation is poured as one single continuous piece of concrete and serves as both the foundation for your building and the structure's floor. This method speeds up the construction process and provides a sturdy and durable base for the structure.

Monolithic slabs are commonly used in residential construction, primarily when building sheds or outbuildings, as they are cost-effective and quick to construct. They are also very popular for garages, as the concrete base is an ideal choice for supporting the weight of vehicles because of its strength and longevity.

The Benefits of Monolithic Slab Foundations

Monolithic slab foundations offer numerous benefits, particularly in Southern California, Arizona, and Nevada. These areas are characterized by unique climate and soil conditions, making the monolithic slab an exceptionally suitable choice. Here are some advantages of using monolithic slab foundations in these regions:

Adaptability to Arid Climates

Southern California, Arizona, and Nevada all experience arid or semi-arid climates with minimal rainfall. Monolithic slab foundations are well-suited to these conditions because they minimize the risk of moisture-related issues. The continuous concrete slab acts as a barrier against water seepage, reducing the likelihood of problems such as mold and mildew that can plague other foundation types.

Energy-Efficient Temperature Control

The monolithic slab's concrete construction provides excellent temperature regulation, which can be particularly beneficial in hot climates like those found in Arizona and Nevada. The slab absorbs heat during the day and slowly releases it at night, helping to maintain a more consistent indoor temperature and potentially reducing the need for air conditioning or heating. Not having to rely on using your heating and cooling systems as much will lower your energy bills and help the environment.

Stability Against Shifting Soil

In this part of the country, the soil is generally stable, which is great for monolithic slab foundations. Since a single piece of concrete supports the entire structure, a monolithic slab is much less likely to shift or settle than a typical slab foundation.

Cost-Effectiveness and Quick Construction Time

Monolithic slab foundations are an absolute win in places with high construction costs. They can be budget-friendly since they need fewer materials and less labor. Additionally, since the whole piece is completed simultaneously, it speeds up the building process and helps you hit tight deadlines.

Low Maintenance

A monolithic slab is straightforward to maintain compared to other foundations. Here are three great tips to help you stay on top of your foundation.

Monitor for Cracks: Regularly evaluate your foundation for any signs of cracking or movement. Most cracks will be cosmetic and easily fixed with supplies you can find at your hardware store. If the cracks seem extensive, the earlier you spot them and consult a foundation repair specialist, the better off you'll be.
Control Moisture: Ensuring that you have proper drainage around your foundation to prevent pooling water and soil erosion is another proactive way to protect your home. Soil should slope away from your foundation, and installing a sound drainage system while grading the soil is essential.
Professional Inspections: When you notice cracks in the walls or floors or doors and windows that don't open easily, it's likely time to call in the pros for an evaluation. Scheduling inspections every six months to a year can give you peace of mind and put off any expensive repairs.

Resistant to Pest Infestations

With a monolithic slab foundation, the gaps that pests like termites and ants exploit don't exist. This extra protection keeps your home safe from bugs that could cause damage and spread disease, keeping them outside where they belong.

Durability in Extreme Weather

We have all experienced changes in the weather over the past few years. The dips and peaks have grown exponentially, affecting your home and foundation. Monolithic slab foundations are tough enough to handle intense sun, extreme temperature swings, and heavy rains, making them an excellent choice for this part of the country.

Seismic Protection

As we know, this region of Southern California and surrounding states are prone to earthquakes. While monolithic slabs are not earthquake-proof, they can make your home more stable than a floating slab foundation. Used in tandem with other earthquake-resistant techniques, such as base isolators and damping systems, the one-piece design of a monolithic slab foundation will help distribute tremors more evenly.

Potential Drawbacks

Of course, like anything else, monolithic slabs also have some disadvantages.

Sensitive to Soil Conditions: Monolithic slabs are best suited for stable soil conditions. Additional precautions, including drainage and reinforcement to reduce shifting, may be necessary to prevent foundation movement in areas with expansive or highly reactive soils.

Difficult to Insulate: We've all felt a cold concrete floor before. Because the slab is in direct contact with the ground, insulating it can be more challenging than other foundation types. Proper insulation techniques are essential to maintaining energy efficiency and comfort in your home.

Challenging to Repair: The monolithic slab is made of one piece, so if it develops cracks or other issues, repairs can be more complex and costly than those of other foundation types. This may lead to lengthy and disruptive construction around your property.

Installing or repairing any plumbing or electrical equipment may necessitate cutting through the concrete slab, so professionals must carefully plan and coordinate it.

Walkthrough of the Construction Process

Here's a simplified version of constructing a monolithic slab foundation.

Site Preparation: The construction site is cleared of any vegetation and debris. The ground is then leveled and compacted to create a stable base.
Formwork: Wooden forms are set up around the perimeter of the foundation to contain the concrete. These forms are essential for shaping the slab and ensuring it remains level during the pour.
Reinforcement: Steel rebar or wire mesh is placed within the forms to provide additional strength and prevent cracking.
Pouring the Concrete: Concrete is poured into the forms continuously. This step requires careful attention to ensure the slab is level and free of air pockets.
Finishing: Once the concrete is poured, it is smoothed and finished. Control joints may be added to help manage cracking as the concrete cures.
Curing: The concrete is allowed to cure and harden over several days. Keeping the surface moist during this time is essential to prevent premature drying and cracking.

Dalinghaus Foundation Repair Knows Foundations

No matter what type of foundation you have, the team at Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011, including the homes of your neighbors in Southern California. Our main goal is to ensure that you feel educated and supported by our team, and we can rest easy knowing you and your family are safe for years to come. Call for your free evaluation today!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How To Repair Damaged Concrete?

Brian Dalinghaus — Mon, 26 Aug 2024 00:00:00 GMT

Concrete is everywhere. It's a fundamental part of our driveways, sidewalks, and even the foundations of our homes. And there are many reasons why: few materials are as cost-effective and durable as concrete. It's easy to maintain with a good pressure wash and adaptable to any style or design you prefer, making it an excellent choice for outdoor living.

But even the most robust materials can show wear and tear over time. Whether your driveway has cracks or your patio has a chipped surface, you want to solve your problem quickly and easily. Let's dive into this brief guide on the basics of how to repair damaged concrete, starting with the most critical step: evaluating and planning your project.

Understanding the Problem

Identifying the cause helps ensure your repair lasts longer and addresses the root of the problem. Before jumping in the car and heading to the nearest home supply store, it's essential to understand what is causing the damage to your concrete. The most common culprits are:

Weathering: Freeze-thaw cycles can cause concrete to expand and contract, leading to cracks. While these cycles are a natural part of the year, when temperatures and weather events are extreme, such as floods or droughts, the effects increase exponentially.

If you regularly have a few on your driveway, that constant pressure can stress the concrete. This also applies to any heavy outdoor furniture and equipment.

Tree Roots: While you can't see them, the roots of your trees are constantly growing and spreading through your property. Roots can push up from the ground underneath your concrete slab, causing surface cracks and unevenness. While that may seem more cosmetic than dangerous, those cracks can lead to more substantial damage down the road.

Poor Installation: It won't get better if it's not done right the first time. If your driveway or patio was installed haphazardly due to improper mixing or pouring of concrete, the chance you will experience cracks prematurely increases.

Types of Concrete Repair

You've figured out your root problem, so now you must decide what repair you need. There are three main types: Decorative, Surface, and Structural.

Decorative Repair

If your concrete driveway or patio appears to be in good structural shape but looks less attractive than you'd like, you can grab some materials like colored cement paste or color patch to restore it to its original beauty. This will also help your curb appeal and resale value.

Surface Repair

When minor cracks, general wear and tear, and spalling (chipping and flaking of the surface layer) occur, patching material can restore the concrete to its original appearance. It helps in the short run, but patching material is generally not a permanent fix. You may have to repeat the process periodically.

Structural Repair

If you are seeing signs of something more significant, and primarily if it's affecting the structural integrity of your property, it's time to call in the professionals.

Tools and Materials You'll Need

You can repair your damaged concrete yourself if you feel confident in your construction skills. Here's what you'll need for your standard concrete repair toolkit:

Concrete patching compound or mix
Chisel and hammer
Wire brush
Pressure washer or hose
Trowel
Concrete sealant
Safety gear (gloves, goggles)

Getting the standard store-brand for most of these materials will help save you money, and many brands have ready-made sets available to purchase.

Step-by-step Guide on How to Repair Damaged Concrete

After you've completed your evaluation and gathered your supplies, it's time to tackle those cracks! Here's a quick walkthrough of common concrete repair steps.

Step 1: Clean the Area

Start by thoroughly cleaning the damaged area. Use a pressure washer or hose to remove dirt, debris, and any loose pieces of concrete. A wire brush can help scrub away stubborn dirt. Ensuring the repair area is clean allows the patching material to adhere well.

Step 2: Remove Damaged Concrete

For larger cracks or chipped areas, use a chisel and hammer to remove loose or damaged concrete. This might seem counterintuitive, but clearing these pieces creates a stable base for your repair. Wear safety goggles during this step to protect your eyes from flying debris.

Step 3: Prepare the Surface

Once the damaged concrete is removed, clean the area again to remove dust and small particles. Wet the surface slightly, making sure that there is no pooling or wet spots. You're aiming for a damp surface; this helps the patching compound bond better.

Step 4: Apply the Concrete Patching Compound

Mix the concrete patching compound according to the manufacturer's instructions. Using a trowel, apply the compound to the damaged area. Press it firmly into place, securely filling all the cracks and gaps. Smooth the surface with the trowel, blending it with the surrounding concrete into one even slab.

Step 5: Let It Cure

This is the hard part because while concrete begins to cure within 24 to 48 hours of the repair, it's generally not quite ready for full use until at least seven days. You can likely drive on it without damaging it at that time, but it would be wise to wait at least 28 days before replacing any heavy equipment or furniture in the repaired area. Make sure to cordon off the area to keep cars and people away until the concrete is satisfactorily cured.

Step 6: Seal the Repair

After doing all this work, you want to add a concrete sealant to ensure water doesn't seep into the concrete and damage it further. Concrete sealants are available in several forms, such as epoxy (for indoor use) and polyurethane (for indoor and outdoor use). Concrete sealants can be applied to protect the repair from future damage. The sealant acts as a barrier against moisture, chemicals, and wear. Follow the manufacturer's instructions for the best results.

Tips for Long-Lasting Repairs

Now that you know how to repair damaged concrete, a job well done is only the beginning. Add these insider tips to your toolkit to ensure your work stays solid.

Use High-Quality Materials: Invest in good-quality patching compounds and sealants. They offer better durability and performance than less expensive solutions. Consult your local hardware store or home supply store for expert advice.
Follow Instructions: Always follow the manufacturer's guidelines for mixing and applying products. Trying to cut corners or rush a job will only cause bigger headaches later on.
Regular Maintenance: evaluate your concrete surfaces regularly for early signs of damage. Addressing minor issues promptly prevents more significant problems.
Avoid Heavy Loads: After you complete your concrete repairs, it's an excellent time to reassess whether you need to have as much weight on the area.

When to Call a Professional

While DIY concrete repair is feasible for minor damages, some require professional intervention. If you see extensive cracking, sloping door or window frames, or water pooling in and around your foundation, you'll be better off contacting a construction engineer or foundation repair specialist.

At Dalinghaus Foundation Repair, we've been helping homeowners from Southern California, Arizona, and Nevada repair their concrete and learn how to care for their most significant investment. We walk you through each process step, and our customer service doesn't end when the job is completed.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How To Stop Erosion On A Slope: Effective Strategies

Brian Dalinghaus — Fri, 23 Aug 2024 00:00:00 GMT

Erosion on slopes can cause big headaches for homeowners, leading to soil loss, landscape damage, and even structural issues with your property. But don't worry, there are effective ways to combat this problem. In this guide, we'll walk you through practical and proven methods to stop erosion on a slope, ensuring your landscape stays intact and beautiful.

Understanding Erosion

Before we discuss the solutions, let's define erosion. Erosion is the process by which soil and rock are removed from the Earth's surface by natural forces such as wind or water flow. The soil is then deposited in other locations.

It's a natural process that can be accelerated by heavy storms or construction in your yard. This is particularly heightened on slopes due to the angle of the land, gravity, or lack of stabilizing elements like vegetation or a wall.

Why Is Erosion a Problem?

Erosion on slopes can cause several issues, including:

Soil Loss: The topsoil, rich in nutrients necessary for plant growth, can be washed away, leading to unsightly patches in your grass and damage to your foundation.
Landscape Damage: Erosion can create unsightly gullies and ruts in your landscape, leading to dangerous uneven surfaces for your family to navigate.
Foundation Issues: Severe erosion can undermine the foundations of buildings and other structures, making your home unsafe.
Water Quality: Eroded soil can end up in nearby water bodies, degrading water quality and harming aquatic life.

Effective Methods to Stop Erosion on a Slope

While it is a natural process, there are actions homeowners can take to slow it down. Here are the best ideas on how to stop erosion on a slope.

Planting Vegetation

Vegetation is one of the most effective ways to control erosion. Plants help to anchor the soil with their root systems, reducing the speed at which water flows down a slope and providing a natural barrier against wind. Work with a trusted landscaper or home supply staff to help you determine the following:

Choose the Right Plants: Select deep-rooted plants, grasses, and shrubs native to your area. Native plants are well-adapted to the local climate and soil conditions and provide sustainable spaces for pollinators to land and eat.
Use Ground Covers: Ground cover plants like creeping thyme, periwinkle, or ivy can spread out and cover the soil, providing a protective layer and a lovely view.
Terracing with Plants: Create terraces on your slope and plant them with erosion-control vegetation. This method combines physical barriers with the stabilizing power of plants. This is an excellent choice if you're looking for a show-stopping yard to complement your home.

Mulching

Mulching is another effective way to reduce erosion. It involves covering the soil with organic or inorganic material to protect it from rain impact and runoff. While store-bought mulch can run quite expensive, options are available in your neighborhood (and even your yard) to help you mulch easily.

Organic Mulch: Use straw, fallen leaves, wood chips, or bark. Organic mulch adds nutrients to the soil as it decomposes.
Inorganic Mulch: Gravel or landscape fabrics can also be used. These materials don't decompose but provide excellent protection against erosion.

Most gardening or neighborhood associations offer organic mulch made from autumn leaf debris for free or for a small fee. This means you would be mulching with native plants and keeping your area's ecosystem clean.

Retaining Walls

Retaining walls can hold back soil and prevent erosion while adding charm to your outdoor space. They are beneficial if you have a steeper slope where vegetation alone is insufficient to slow erosion.

Materials: Building retaining walls using stone, concrete blocks, or wood can be a weekend project for a skilled homeowner.
Design: Make sure the wall is designed to handle the load so you don't cause further damage or repairs. Consult with a foundation engineer or landscape specialist for larger projects in Southern California, Arizona, and Nevada, where the soil can be a mixture of different types.

Erosion Control Blankets

Erosion control blankets are designed to stabilize the soil while vegetation becomes established. They are usually made from biodegradable materials like straw, coconut fiber, or jute and can be laid over the slope.

Installation: Secure the blanket with stakes or staples to keep it in place.
Vegetation Growth: The blanket will degrade over time, leaving behind a well-rooted plant cover to hold the soil in place.

Terracing

Terracing involves creating a series of flat areas or steps on a slope. This reduces the speed of water flow and provides flat surfaces where plants can grow more quickly. Terracing can be ideal for the furthest part of your yard, creating a welcoming gathering spot or firepit area.

Construction: Terraces can be constructed of various materials, including wood, stone, or concrete blocks.
Planting: Each terrace can be planted with vegetation that helps to stabilize the soil further. Using native grasses and plants will ensure they grow quickly.

Using Riprap

Riprap consists of large stones or boulders placed on the slope. These stones help break up the water flow and reduce its erosive force. You see these quite often on the slopes of storm drains and bridges.

Riprap should be placed where water flow is the strongest, such as along channels or at the base of slopes.
Combining plants and vegetation in the gaps between the stones increases the stability of the riprap as it beautifies the landscape.

Installing Drainage Systems

Proper drainage is crucial in preventing erosion. Water allowed to flow uncontrolled can cause significant erosion on a slope quickly during a stormy season. There are three standard drainage systems:

French Drains: Also known as trench drains, this option consists of gravel-filled trenches and a perforated pipe that redirects water from the slope.
Dry Wells: Fed by gravity, underground structures collect and slowly release runoff water into the groundwater aquifer.
Swales: Swales are shallow ditches that follow the contour of the land and slow down water flow. These are a better choice for suburban or rural areas as they require ample space to be shaped correctly, something not found in most urban areas.

Lasting Solutions for Long-Term Erosion Control

Once you've finished choosing and installing your erosion solution, you still need to develop a strategy to make sure it stands the test of time and weather. Here's what a smart homeowner can do to keep the erosion to a minimum:

Regular Inspections: Check your slope regularly once a year for signs of erosion or damage. Early detection allows for quick repairs.
Maintain Vegetation: Ensure that plants remain healthy and replace any that die. Proper watering, mulching, and pruning can help maintain plant health.
Repair Damage Promptly: Address any damage to retaining walls, terraces, or drainage systems immediately to prevent further erosion and more significant issues with your home's foundation.
Monitor water flow over your slope during rainstorms and other extreme weather events. If you notice areas where water accumulates or flows too quickly, take steps to mitigate this by calling a professional to evaluate the problem.

Dalinghaus Foundation Repair Can Fix Your Slope

Remember, the key to successful erosion control is a combination of these methods tailored to your situation. And, like anything else, regular maintenance and monitoring are essential to ensure your efforts remain effective. With the right approach, you can protect your property from the damaging effects of erosion and enjoy a beautiful, stable landscape for years to come.

When faced with solving an issue like how to stop erosion on a slope, it's wise to get it done the right way the first time. At Dalinghaus Foundation Repair, we're happy to offer a helping hand in Southern California, Arizona, and Nevada. We have completed more than 2,000 quality foundation repair projects since 2011 and we take great pride in educating and partnering with our clients to ensure they feel comfortable maintaining and caring for their yards. Call us today for a free evaluation!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Long Does It Take for a House to Settle? Your Essential Guide

Brian Dalinghaus — Mon, 12 Aug 2024 00:00:00 GMT

Buying a home is a thrilling milestone, creating a place for your coziest dreams and future memories, and likely the most expensive purchase you'll ever make. While some aspects of it can be fun, others cause a flurry of questions. One that comes up a lot in our line of work is how long it takes for a house to settle.

Knowing the ins and outs of the settling process is critical to keeping your home sturdy and safe for you and your family. Let's discuss what settling entails, what to expect, and how to handle any bumps along the way.

What Does It Mean for a House to Settle?

When we talk about a house "settling," we're referring to the natural process where a building gradually adjusts to its foundation and the soil beneath it. This process involves slight movements and shifts as the materials in the house and the ground underneath it settle into a stable position. While some settling is expected, excessive and uneven settling can indicate underlying issues that need attention.

The Timeline for House Settling

When asked, 'How long does it take for a house to settle?', we can consider the natural progression of the process in three stages: Initial, Ongoing, and Long-Term.

Initial Settling Phase (First Few Months to a Year)

The most significant settling occurs within the first few months to a year after construction. During this period, the house undergoes adjustments as the materials used in construction, such as wood, drywall, and concrete, acclimate to their new environment. Minor cracks in walls, slight door misalignments, and small gaps in molding are common signs of initial settling. These issues are usually cosmetic and can be quickly addressed with minor repairs.

Ongoing Settling (1 to 3 Years)

After the initial settling phase, the process continues slower over the next few years. During this time, the house will continue to adjust to the foundation and the soil conditions. Homeowners may notice additional minor cracks or slight shifts, but these are generally not cause for concern. Regular inspections and maintenance can help identify and address any developing issues early.

Long-Term Settling (Beyond 3 Years)

Beyond the first three years, the settling process significantly slows down. By this point, most homes have reached a stable state. However, external factors such as soil conditions, climate, and nearby construction activities can influence the ongoing settling process. Continuous monitoring and proper maintenance remain crucial to ensure the long-term stability of the house.

From Soil to Structure: Factors Influencing House Settling

While it's normal for all houses to settle to some degree, the extent and impact of settling can vary significantly based on several key factors. By recognizing these influences, homeowners can better anticipate potential issues and proactively protect their investments. Here are the main aspects that most affect your home's settling process.

The type of soil on which a house is built plays a significant role in how the house settles. Clay-rich soils, for example, expand and contract with moisture levels, leading to more pronounced settling. On the other hand, sandy soils provide a more stable base and result in less settling.

The type of foundation used in construction also affects settling.

Weather conditions, including temperature fluctuations and rainfall, can influence the rate and extent of settling. Areas with significant seasonal changes or heavy rain and flooding may experience more noticeable settling as the soil expands and contracts.

The quality of construction and materials used also impact settling. Well-constructed homes with proper materials and techniques are less likely to experience significant settling issues.

Be a Proactive Homeowner: Tips for Handling House Settling

While understanding how long it takes for a house to settle is essential, being proactive can significantly minimize potential issues. As a homeowner, you can take several steps to ensure that your home settles smoothly and remains structurally sound over time.

By taking these proactive measures, you'll be better equipped to handle the natural settling process and protect your investment. Here's a quick walkthrough of what to look for and what you can do independently.

Key Indicators to Watch Out For

So when is it time to start worrying? Hopefully, never, but here are some signs to look out for:

Cracks in Walls and Ceilings: Minor cracks, especially around doors and windows, are typical in a settling house. However, large or widening cracks may indicate more serious issues. Also, pay attention to the direction of the cracks, as vertical cracks tend to be more cosmetic, while horizontal or diagonal cracks can signal serious structural problems with your foundation.
Sticking Doors and Windows: If doors and windows become difficult to open or close, it may be due to the house settling and causing slight shifts in the frame.
Uneven Floors: Floors that become uneven or develop slopes are a sign of settling that may require further inspection.
Gaps in Molding and Trim: Gaps between the molding, trim, and walls are common in a settling house.
Cracks in the Foundation: While small hairline cracks are normal, larger cracks in the foundation can indicate significant settling and should be inspected by a professional.

As you would in any other situation, trust your gut and have your foundation evaluated by a professional foundation specialist near you if you're losing sleep over these developments.

Tackling House Settling Issues Like a Pro

By arming yourself with knowledge and taking decisive action, such as the four strategies below, you can protect your investment and enjoy peace of mind that your home is on solid ground.

Conduct regular inspections of your home to identify and address settling issues early. Pay attention to any new cracks, shifts, or changes in the structure and document them for any future foundation repair contractors to refer to when needed.

You must seek a professional assessment if you notice significant settling signs, such as large cracks or uneven floors. A structural engineer or a foundation repair specialist can evaluate the extent of the settling and recommend appropriate solutions.

Address minor settling issues through routine maintenance and repairs. Caulking cracks, adjusting doors and windows, and filling gaps in molding are simple fixes that can prevent more extensive problems using tools you can easily purchase at a home supply store near you.

In cases of severe settling, house leveling, and foundation reinforcement may be necessary. This can involve underpinning, where additional support is added to the foundation to stabilize the house.

Preventing Settling Before It Starts

It's a fact that every home will settle. That doesn't mean that expensive repairs are inevitable, however. Minimizing the impact of home settling can be as easy as focusing on these three keys.

Laying the groundwork for a stable home and minimizing settling issues over time can save headaches during construction. Conducting soil testing helps identify potential challenges, such as expansive clay soils or poor drainage areas. Based on these findings, proper grading can effectively ensure that water drains away from the foundation. Appropriate foundation techniques like soil stabilization or compaction can enhance the soil's load-bearing ability.

Effective water management is crucial for maintaining the stability and integrity of your home's foundation. Installing gutters and downspouts and ensuring they are clean and debris-free directs rainwater away from the house, preventing pooling near the foundation. Grading the landscape around the house to slope away from the foundation also helps channel water away from the structure.

Building good habits at the start will help keep your home safe for the future. Consistently checking for leaks in plumbing and ensuring that all drainage systems are functioning properly helps to prevent excess moisture buildup around the foundation. Using the above checklist can make regular inspections more efficient and enable timely intervention to save you from costly repair bills.

Dalinghaus Is Your Foundation Repair Specialist

We understand what it's like to have concerns over how long it takes for a house to settle because we're not only foundation experts but homeowners, too! We're proud to serve sunny Southern California, Arizona, and parts of Nevada, educating homeowners rather than trying to sell them something they don't need. We will tell you what we found and what it will take to stop it. Schedule a free evaluation with our friendly team today!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Understanding Brick Cracks: Signs You Shouldn't Ignore

Brian Dalinghaus — Wed, 07 Aug 2024 00:00:00 GMT

Seeing cracks in your bricks can raise alarm bells, and with good reason. While some cracks are just cosmetic, others might signal more significant problems with your foundation. Thanks to the challenging climate, homeowners in places like Southern California, Arizona, and Nevada often have to deal with cracked brick wall repair.

At Dalinghaus Foundation Repair, we've seen it all when it comes to brick damage. Knowing when to worry about these cracks can help you avoid costly repairs in the future, so let's help you distinguish between harmless cracks and those that require professional attention.

What Causes Bricks to Crack?

Before diving into which cracks to worry about, it's essential to understand why bricks crack in the first place. Here are some common causes:

Settling and Shifting: As buildings like your home settle over time, slight shifts in the foundation can cause bricks to crack. This is common and often only a major concern if the settling is uneven.
Thermal Expansion and Contraction: Temperature fluctuations cause your housing materials to expand and contract. This can lead to cracking in the hot, dry climates of Southern California, Arizona, and Nevada.
Moisture Damage: Water can seep into bricks and mortar, causing them to weaken and crack over time. This is particularly troubling if there are issues with drainage around your home and you notice soil pulling away from your foundation.
Poor Construction Practices: Sometimes, cracks result from poor previous work or substandard materials used during construction. This includes improper mortar mixing, inadequate support, or insufficient expansion joints.
Seismic Activity: In earthquake-prone areas like Southern California, seismic activity can cause sudden and significant cracks in brick structures.

From Hairline to Hazard: What Your Brick Cracks Are Telling You

Depending on the age of your home, some cracks that look threatening could be pretty innocent. But of course, you don't want to take any chances. Here are five of the most common cracks you will encounter and when to be concerned.

Hairline Cracks

Hairline cracks are thin, barely visible cracks, often less than 1/16 inch wide. Usually caused by minor settling, changes in temperature over time, or material shrinkage, they're not a cause for alarm. These can be fixed easily with silicone sealant on a free weekend afternoon.

Vertical Cracks

Vertical cracks are just as they sound, they run up and down in a straight line. Often, vertical cracks appear when your home's foundation settles, or there are minor shifts over time. Less concerning than horizontal cracks, you should have them inspected if you see they're wider than ¼ inch and getting more prominent with time.

Stair-step Cracks

Stair-step cracks follow the mortar joints in a classic staircase pattern, commonly brought on by one part of the foundation settling at a different rate than another. If you notice stair-step cracks, you should get a foundation inspection soon because they're almost always a sign of foundation movement.

Diagonal Cracks

Diagonal cracks can run through both the bricks and their mortar and usually indicate settlement or structural shifting, often brought on by earthquakes or other seismic activity in the Southern California and Nevada regions. These can be serious, especially when they extend from the brick to the foundation. Your best bet is to have your home evaluated as soon as possible to avoid a more costly repair situation in the future.

Horizontal Cracks

Horizontal cracks are serious, indicating your home's foundation is shifting and there's a potential for structural failure. Seeing horizontal cracks in your brick wall means the soil under your foundation is destabilizing.

How You Can Prevent Brick Cracks Getting Worse

As we've seen, some cracks in your bricks will simply happen, especially as your house ages and goes through year after year of extreme weather conditions. But there are some things you can do to keep them under control.

Control Moisture Levels: Bricks can be very absorbent. Controlling moisture levels around your home can prevent the expansion and contraction of your bricks and mortar in regions with high temperatures, such as Southern California, Arizona, and Nevada. Monitor your home's airflow, especially in rooms that generate a lot of moisture, like bathrooms or laundry rooms.
Maintain Proper Drainage: Ensure your home has adequate drainage on all sides to prevent water from seeping into the foundation and causing damage. This can be accomplished with a perforated drain pipe covered in gravel and topped off with soil, a straightforward foundation repair step to direct water away from the foundation.
Pay Attention: Whether it's every quarter, every month, or even after every bad storm, regularly evaluate your brickwork for signs of cracks and address them early. Also, make sure that any construction or repairs you do on your home are done by reputable professionals using high-quality materials.

When It's Time to Call in the Professionals

While some brick cracks are harmless eyesores that can be fixed with some DIY repair, others signal more severe problems. Rely on the experts when it comes to these red flags.

Cracks Wider Than 1/4 Inch: Any crack wider than 1/4 inch, especially if it's growing, should be inspected. If you're unsure, always err on the side of safety and get the cracks evaluated.
Cracks That Let Water In: If you notice puddling or standing water in your home, it could indicate a more severe structural issue. New mortar or even new bricks might be the solution here.
Multiple Cracks: If you notice several cracks in different areas, this could indicate a systemic issue with your home's foundation or structure. Addressing these quickly could potentially save you a fortune in repair work.
Sudden Appearance: Cracks that appear suddenly, especially after seismic activity or severe weather, should be evaluated by a construction company that specializes in cracked brick wall repair to determine their severity. Also, make sure to review your homeowner's insurance policy when dealing with natural events.

Rely on the Experts at Dalinghaus Foundation Repair

At Dalinghaus, we specialize in foundation repair and construction services, but our specialty is helping people. We are homeowners, too, so we know how important it is to feel educated and involved in the entire process.

Our expertise is tailored to the unique needs of homes in Southern California, Arizona, and Nevada. Our team of experts can assess the severity of brick cracks and provide the best solutions to ensure your home's structural integrity.

Thorough Inspections: Our professionals conduct comprehensive inspections to identify the root cause of brick cracks and determine the best course of action, keeping your budget in mind.
Foundation Repair: We offer a range of foundation repair services, including piering systems, polyurethane foam injections, and more, to address underlying issues causing brick cracks and other foundation issues.
Seismic Retrofitting: We provide seismic retrofitting services for homes in earthquake-prone areas to enhance your home's resistance to seismic activity.
Waterproofing: We offer waterproofing solutions tailored to your home's needs to prevent water damage and moisture-related cracks.
Quality Workmanship: Our team is committed to using high-quality materials and adhering to the industry's highest standards to ensure lasting repairs. We take great pride in breaking the contractor stereotype.

Cracks in your brickwork can be worrying, but not all cracks are a sign of serious trouble. Understanding the different types of cracks and knowing when to call a professional can protect your home from significant damage. Regular maintenance, proper drainage, and professional inspections are crucial to keeping your brickwork in top shape.

If you're concerned about cracks in your brickwork, don't hesitate to contact Dalinghaus Foundation Repair. Our experienced team is here to help you keep your home safe for you and your loved ones, now and for years to come. Schedule your free evaluation today!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

When To Worry About Cracks In Brick: A Comprehensive Guide

Brian Dalinghaus — Wed, 07 Aug 2024 00:00:00 GMT

Maintaining your home's structural integrity is paramount to ensuring its longevity and safety. One particularly concerning issue that homeowners and property managers often face is the appearance of cracks in brickwork. While some cracks are harmless, others can signal serious foundation problems that require immediate attention.

To learn about the different types of cracks to monitor and the actions to take when you spot them, keep reading.

Identifying Different Types of Cracks in Bricks

Understanding the various types of cracks in brickwork is essential for accurate assessment and timely intervention. Sometimes, these cracks are not a significant issue, but they may indicate a severe problem in other cases. Recognizing the different types of cracks can help determine the appropriate solution. Additionally, monitoring changes to the cracks over time is crucial for addressing potential issues early.

Hairline Cracks

Hairline cracks in structures are generally thin and superficial, often caused by natural settling or minor thermal expansion and contraction. These cracks typically do not pose structural concerns and can often be addressed with simple cosmetic repairs. However, it is crucial to monitor these cracks for any changes in size or pattern, as widening or spreading could indicate underlying structural issues that may necessitate professional evaluation.

Vertical Cracks

Running straight up and down, these cracks may indicate foundation movement and should be monitored closely. Vertical cracks can occur due to soil settling, shrinkage, or the natural aging of materials. If you notice these cracks, keep an eye on their progression. Small vertical cracks can usually be sealed with epoxy or polyurethane injections, but if they continue to grow, it may be necessary to consult a professional.

Horizontal Cracks

Often the most concerning, horizontal cracks can suggest severe foundation shifts or hydrostatic pressure. These cracks can compromise the structural integrity of your home and need immediate attention. Horizontal cracks are usually caused by soil pressure against the foundation walls, poor drainage, or water infiltration. Addressing these issues might involve improving drainage around the home with gutters, downspout extensions, and corrected grading, reinforcing the foundation walls, or underpinning.

Stair Step Cracks

Cracks resembling a staircase and usually following mortar joints can result from differential settling. These indicate that parts of the foundation are settling at different rates, potentially leading to structural problems. Addressing step cracks involves identifying the cause, which might require improving drainage, addressing moisture issues, or underpinning the foundation to stabilize settling.

Diagonal Cracks

Appearing at an angle and running across walls and foundations, diagonal cracks signal uneven foundation settlement. Similar to stair-step cracks, they can be caused by shifting soil. A professional evaluation is crucial to determining the severity. Solutions may involve underpinning and soil stabilization.

When to Worry: Guidelines for Seeking Professional Help

Knowing when to seek professional help is crucial in preventing minor issues from escalating into major problems.

Large or Widening Cracks

If you notice any crack that is more than 1/10 inch wide or appears to be widening over time, it's time to consult a foundation repair expert. These cracks can indicate significant structural movement or settling, and delaying repairs may lead to more extensive damage. Monitor cracks in your brickwork closely to see if there are any changes occurring over time. But keep in mind that if the cracks are serious, solving the issue as soon as you can is the preferred approach.

Multiple Cracks

The presence of numerous cracks in different areas of your brickwork could indicate widespread structural issues. These cracks might appear in various patterns, such as stair-step, vertical, or horizontal. Each pattern can suggest different types of structural problems. For example, stair-step cracks often indicate differential settlement, where one part of the foundation is sinking more than another. Consult a pro who can help diagnose the specific issue and recommend appropriate solutions.

Misaligned Door and Window Frames

Doors and windows that no longer fit their frames properly may be a sign of significant foundation movement. This can make opening and closing doors and windows difficult, and you might notice gaps between the frames and the walls. Such misalignments often occur when the foundation settles unevenly, causing parts of the house to shift.

Bulging or Bowing Walls

Any visible deformation of your walls is a serious indicator of underlying structural problems. Bulging or bowing walls can be caused by lateral pressure from soil, water, or other forces pushing against the exterior of your foundation. If not addressed promptly, this issue can lead to severe structural damage. Typically, this requires intervention from a foundation repair contractor who can recommend solutions such as wall anchors, braces, or rebuilding the affected section.

Water Infiltration

If cracks are accompanied by signs of moisture intrusion, such as dampness or mold growth, immediate action is required to prevent further damage. Water infiltration can weaken your foundation over time and lead to mold-related health issues. Waterproofing solutions, such as sealants and drainage that carries roof and yard water away from the footing, may be necessary to keep your foundation dry and secure.

Solutions, Repairs, and Prevention: Addressing Brick Cracks

Depending on the types of cracks in brick that you have, there are different solutions, repairs, and preventative steps that you can take.

Preventing and Slowing Cracks in Brick

Whether you already have issues with brick cracks or you just want to avoid the problem altogether, there are a few preventative measures you can take to mitigate some of the underlying issues that lead to cracks in your brickwork.

Here are some of the most common preventative measures to consider:

Control Moisture Levels: Use soaker hoses or drip irrigation to maintain consistent soil moisture levels around your foundation. Avoid excessive watering near the foundation. In dry climates, watering the soil around your foundation can help prevent soil shrinkage and expansion.

As previously mentioned, it's also a good idea to ensure water is directed away from your foundation using gutters and downspouts. The ground around your home should slope away from the foundation to prevent water accumulation.

Plant Trees and Shrubs Carefully: Plant trees and large shrubs away from the foundation to prevent root intrusion. A general rule is to plant them at a distance equal to their mature height.

If you have existing trees close to your home, consider installing root barriers to prevent the roots from growing under your foundation.

Foundation Maintenance: Use simple tools like a carpenter's level to check for any changes in the foundation's level. Schedule a free evaluation by a professional to catch potential problems early.

Seismic Retrofitting: In earthquake-prone areas, retrofitting your home to withstand seismic activity may be a good idea. This can prevent foundation movement and subsequent brick cracking.

By implementing these preventative measures, you can significantly reduce the risk of cracks in your brickwork and address foundation issues before they become more serious. Regular maintenance and vigilance are key to preserving the structural integrity of your property.

Foundation Repair Solutions

When facing foundation problems, it is a good idea to consult a professional contractor or structural engineer for an accurate assessment and tailored solutions. Reliable foundation repair methods differ based on the specific issues causing brickwork cracks, and professionals are adept at navigating the complexities of any problem you may encounter.

Here are some of the most effective methods for addressing and resolving these issues:

Underpinning (Piering): Underpinning, or piering, is a method to stabilize and strengthen compromised foundations by extending their depth or breadth to more stable soil. Contractors typically use push piers or helical piers. Push piers are hydraulically driven through weak soil to a load-bearing stratum, while helical piers are screwed into the ground, ideal for lighter structures and precise placement.

The primary goal is to stop building settlement and lift the foundation back to its original position (or as close as possible), closing cracks caused by uneven settling. This method effectively stabilizes the structure and prevents future cracks, ensuring long-term integrity.

Foundation Wall Anchors: Foundation wall anchors offer a reliable solution for structural issues, particularly for cracks in brick walls. By installing heavy-duty, galvanized steel anchors, the system stabilizes and reinforces the foundation. The anchors are embedded deep into stable soil, away from the foundation, effectively counteracting the lateral pressure that causes walls to bow and crack.

This method distributes the pressure evenly, pulling the wall back and ensuring long-term stability.

Steel or Carbon Fiber Reinforcement: Steel or carbon fiber reinforcement is a reliable method to address structural issues in cracked brick walls, ensuring long-term stability. For steel reinforcement, plates or strips are fastened using high-strength epoxy or anchors to distribute the load and mitigate forces causing cracks. Carbon fiber reinforcement involves applying a carbon fiber fabric with strong adhesive, offering lightweight yet durable support.

Both techniques slow or even halt crack progression and prevent new ones as long as the underlying issues are not too severe.

Final Thoughts

Property owners must maintain structural integrity by understanding brickwork cracks, knowing when to get professional help, taking preventive actions, and addressing issues promptly. Regular maintenance preserves property value and ensures safety. Proactive measures and vigilance are crucial; consult a foundation repair specialist if needed.

If you're worried about cracks in your home's brick wall and you live in Southern California, Arizona, or Nevada, contact us today to schedule an evaluation and receive an estimate.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How To Build A Retaining Wall On A Slope

Brian Dalinghaus — Fri, 02 Aug 2024 00:00:00 GMT

Retaining walls are not just for show; they serve several important purposes, especially if you have a sloped yard. Building a retaining wall on a slope can be a rewarding project that enhances your outdoor space's functionality and beauty while increasing your home's curb appeal and resale value. But what exactly is a retaining wall, and how would you build it yourself?

Why Build a Retaining Wall?

A retaining wall is designed to hold or retain soil behind it. It creates level areas, reduces erosion, and manages water runoff on a slope. The design and materials of your retaining wall can vary based on your specific needs and your property's landscape, along with your home's style and yard size. Let's go a bit more in detail on these points:

Prevent Soil Erosion

On a slope, rainwater can wash away soil, leading to soil erosion. A retaining wall holds the soil in place, preventing it from being washed away and helping keep your yard neat and stable. This also helps keep your house leveled and makes the structure safe for generations to enjoy.

Create Usable Space

Sloped yards, in particular, can be tricky to use effectively. By building a retaining wall, you can create flat, level areas perfect for planting a garden, adding a patio, or simply having more usable outdoor areas for activities, increasing the size and enjoyment of your living space.

Improve Drainage

Retaining walls can help manage water runoff by directing water away from certain areas of your yard. This can prevent pooling and reduce the risk of flooding or water damage to your property, often leading to mold and foundation cracks.

Enhance Aesthetics

A well-built retaining wall can be a beautiful addition to your landscape. It can add structure and design elements to your yard, making it visually appealing. Later in this post, we'll look over different materials to use when we explore how to build a retaining wall on a slope.

Increase Property Value

A retaining wall can increase your property's value by preventing erosion, creating more usable space, and enhancing the overall look of your yard. It's a smart investment that benefits your home's functionality and curb appeal.

Support Structures

If your property is on a steep slope, a retaining wall can provide essential support to prevent the soil from shifting. This is particularly important for protecting the foundations of buildings or other structures and can save you from costly future repairs.

Retaining walls is practical and beneficial and can significantly improve the look and utility of your outdoor space. Whether you're looking to prevent erosion, create a garden area, or just add a touch of elegance to your yard, a retaining wall is a great solution.

How to Plan Your Retaining Wall

Building a retaining wall is more than just stacking stones or bricks and calling it a day, it requires thoughtful planning and precise execution. While foundation construction experts are available to help you, starting on the right foot is best if you want to tackle this project yourself.

Assess the Slope

Begin by evaluating the slope where you plan to build the retaining wall. Determine the height and length of the wall required to achieve your desired level area. Understanding the slope gradient will help you plan the necessary steps and materials. 2. Check Local Regulations

Before starting construction, check with local authorities for any regulations or permits required to build a retaining wall. Some areas have specific wall height, drainage, and structural support guidelines. 3. Choose Your Materials

Retaining walls can be constructed from various materials, including concrete blocks, natural stone, bricks, or timber. Each material has its advantages:

Concrete Blocks are durable and versatile, ideal for DIY projects. They lend a clean, modern design while being easy to install. Concrete blocks come in various sizes, shapes, and colors.
Natural Stone: Popular types are limestone, granite, and sandstone. These offer a natural, rustic look and are very durable, making them a good choice for high-end projects.
Bricks: For a classic appearance, choose red or other colored bricks, ideal for formal gardens and traditional designs.
Timber: If your budget is tight, pressure-treated wood or landscape timbers are easy to work with and give your wall an informal and rustic vibe. However, depending on the climate of your area of the country, they may require more maintenance.

Build Your Retaining Wall Right: Step-by-Step Guide

So here you are, ready to roll up your sleeves and build your retaining wall! Follow this step-by-step guide to build a retaining wall on a slope so it will stand the test of time.

Gather Your Tools and Materials

Shovel
Level
Tape measure
Wheelbarrow
Gravel
Landscape fabric
Drainage pipe
Concrete adhesive (for blocks or bricks)
Hammer and nails (for timber)

Prepare the Site

Mark the Location: Use stakes and string to outline the location of your retaining wall. This will serve as a guide during construction.
Excavate the Area: Dig a trench along the marked line. The trench should be wide enough to accommodate the base of your wall and deep enough to allow for a stable foundation. A good rule of thumb is to make the trench about one-tenth the height of the wall.

Lay the Foundation

Add Gravel Base: Fill the trench with a 4-6 inch layer of gravel. This gravel base will provide stability and facilitate drainage.
Compact the Gravel: Use a tamper to compact the gravel firmly. This ensures a solid foundation for your retaining wall.

Install the First Course

Level the Base: Place the first row of your chosen material (blocks, stones, bricks, or timber) on the gravel base. Ensure each piece is level and tightly aligned. Use a level to check the alignment frequently.
Secure the Base: For concrete blocks or bricks, apply concrete adhesive between the pieces to secure them in place. For timber, nail the pieces together securely.

Build Subsequent Courses

Stagger the Joints: Stagger the joints to enhance the wall's stability when adding additional rows. This means each new piece should overlap the one below it.
Check for Level and Alignment: Continuously check that each row is level and aligned. Adjust as necessary to maintain a straight, stable wall.

Incorporate Drainage

Install Drainage Pipe: Place a perforated drainage pipe behind the first course at the base of the wall. This pipe will help direct water away from the wall and prevent water pressure buildup.
Add Gravel and Fabric: Backfill the area behind the wall with gravel up to about 12 inches from the top. Cover the gravel with landscape fabric to prevent soil from clogging the drainage.

Backfill and Finish

Backfill with Soil: Fill the remaining space behind the wall with soil, compacting it to reduce settling.
Cap the Wall: If desired, cap the top with special capstones or timber to give it a finished look.

Pro Tips for Upkeep of Your Retaining Wall

Ensuring your retaining wall stands strong and looks great requires more than basic construction. Here are some expert tips to help you build a successful retaining wall that will last for years.

Start with a Solid Foundation: A strong foundation is crucial for the stability of your retaining wall. Take the time to excavate and compact the gravel base properly.
Ensure Proper Drainage: Good drainage is essential to prevent water buildup, which can compromise the wall's integrity. Always incorporate a drainage system.
Use Quality Materials: Invest in high-quality materials suitable for your specific project. This will enhance the durability and appearance of your retaining wall.
Regular Maintenance: evaluate your retaining wall regularly for any signs of damage or movement. Address any issues promptly to maintain its structural integrity.

Make It Simple With Dalinghaus Foundation Repair

If you've read through all this and it seems too big to tackle on your own, we're here to help! When it comes to building something safe and lasting for you and your family, our family-owned and operated business has completed more than 2,000 foundation projects since 2011 across Southern California, Nevada, and Arizona, retaining walls included. Contact us today for a free quote!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

5 Ways To Prevent Home Foundation Issues

Brian Dalinghaus — Wed, 31 Jul 2024 00:00:00 GMT

The foundation is the backbone of your house and one of the most critical aspects of home maintenance that often gets overlooked. This comprehensive guide will cover how to prevent home foundation issues, recognize signs of trouble, and take action before it's too late.

Signs Your Foundation Has Issues

Identifying foundation problems early can save you time, money, and stress. Here are some common signs of foundation issues:

Cracks in Walls and Floors: Cracks can appear suddenly along the interior or exterior of your home and grow over time. Pay attention to any new cracks that form, especially if they are wider than 1/16 inch.
Doors and Windows Misalignment: Misaligned doors and windows often indicate that your house's frame is no longer level and that the foundation is shifting.
Uneven Floors: If you notice any dips or slopes, it might be a cause for concern. Uneven floors can indicate that your foundation is settling unevenly, which needs immediate attention.

When to Worry About Foundation Problems

Not all foundation issues are created equal. Some might be minor, while others could signify significant structural problems. Knowing when to worry can help you take timely action.

Large Cracks: While small hairline cracks are relatively common and not usually a reason for concern, you should be worried if you notice large cracks, especially those wider than 1/16 inch. If you can fit your fingernail in the crack, it is time to have it inspected. Horizontal and diagonal cracks are particularly alarming as they can indicate severe pressure on your foundation walls.
Water Intrusion: Persistent water seepage or standing water in your crawlspace is a red flag. Water intrusion could indicate poor drainage around your foundation or a compromised waterproofing system, which can lead to significant damage over time.
Significant Settling: If your house appears to be significantly sinking on one side or in the middle, it may suggest your foundation is settling unevenly. If not promptly addressed, this could lead to extensive structural issues.
Bowing Walls: Walls that bow inward suggest that external pressure is pushing against them, often due to issues like expansive soil or water saturation. Bowed walls require immediate professional evaluation.
Combination of Symptoms: Experiencing more than one of the above signs simultaneously can indicate a compounded foundation problem that needs immediate attention.

Ignoring foundation problems can compromise a structure's integrity, leading to costly repairs and even making your home unsafe. Swiftly addressing issues can prevent further damage and save you money and stress.

How to Prevent Home Foundation Issues

Preventing foundation problems is easier and more cost-effective than repairing them. Here are some proactive steps to keep your foundation in good shape.

1. Maintain Proper Drainage

Water is one of the primary causes of foundation damage. Proper drainage can prevent water from pooling around the foundation, which can cause it to weaken and crack. Consider taking the following steps:

Install Gutters and Downspouts: Ensure your home has a functional gutter and downspout system to direct rainwater away from the foundation. Regularly clean the gutters to prevent clogs and extend the downspouts at least ten feet from the foundation.
Grade Your Yard: Slope the soil around your home away from the foundation. This grading should be about one inch per foot for at least the first six to ten feet. Proper grading ensures water flows away from your foundation rather than pooling around it.
Use French Drains: Installing French drains can redirect groundwater away from your foundation. These drains use perforated pipes and gravel to channel water away from your home.
Fix Leaky Plumbing: Regularly evaluate your plumbing for leaks. Underground plumbing leaks can saturate the soil and compromise the stability of your foundation. Address any plumbing issues promptly.
Add Surface Drains Where Water Collects: If your yard holds water after a storm, surface drains set at the low points can catch it and carry it to a discharge point well away from the foundation.

2. Control Moisture Levels

Maintaining a consistent moisture level around your foundation is crucial. During dry periods, water the soil around your home to prevent it from shrinking and causing the foundation to settle. Conversely, avoid excessive watering that can lead to soil expansion and pressure on the foundation.

3. Plant Trees and Shrubs Wisely

Roots from trees and shrubs can significantly damage your foundation. Plant them at a safe distance from your home to prevent roots from disrupting the soil and causing foundation shifts. It will also mitigate the risk of overwatering near your foundation.

4. Regular Maintenance and Inspections

Routine maintenance of your home and drainage systems, along with regular inspections, can help catch foundation issues early before they become significant problems. Inspect the foundation, walls, floors, and nearby landscape for cracks, water intrusion, or other warning signs mentioned earlier.

Professional Inspections: Consider hiring a professional to evaluate your foundation once a year, especially if you live in an area prone to foundation problems. An expert can identify subtle issues that might be easy to miss and provide guidance on any necessary repairs.
Monitor Seasonal Changes: Pay special attention during seasonal changes, as extreme weather conditions can exacerbate foundation problems. For example, heavy rains or prolonged droughts can significantly affect soil moisture levels, impacting the stability of your foundation.
Document Changes: Record any changes or repairs made to your foundation over time. This documentation can help track the progression of any potential issues and provide valuable information to professionals assessing your foundation.

5. Make Immediate Repairs

By making immediate repairs, you can mitigate the risk of more significant problems developing in the future. Early intervention not only preserves the structural integrity of your home but also saves you from the financial burden of extensive repairs. Here are some steps you can take:

Seal Cracks: Use an appropriate sealant to fill minor cracks in your foundation and prevent water from seeping in. For larger cracks, consult a professional to assess the damage and recommend the proper repair method.
Repair Leaks: Fix any plumbing leaks or install necessary drainage systems to keep your foundation dry. This can include repairs to exterior drainage systems or fixing leaky pipes inside your home.
Stabilize the Foundation: In cases of significant settling or shifting, foundation repair methods such as underpinning may be necessary. This technique involves installing supports to stabilize and lift the foundation back to its original level or as close as possible.
Address Bowing Walls: If you notice your walls are bowing, it is crucial to act quickly. Professional repair methods, such as wall anchors or carbon fiber reinforcements, can help stabilize and straighten your walls, preventing further damage.

Consult a foundation specialist to determine the most effective and lasting solutions for your situation.

How to Repair Home Foundation Issues

If your home has foundation problems, a professional may suggest one of the following repair methods:

Underpinning: Underpinning involves driving steel push or helical piers deep into the ground beneath the foundation until they reach stable, load-bearing soil or bedrock. The piers are then used to support and lift the foundation. This method is very effective for homes experiencing significant settling.
Concrete Lifting: Also known as slabjacking or polyjacking, this technique raises sunken concrete slabs back to their original position. This method involves drilling small holes into the affected slab and injecting a specialized polyurethane foam beneath it. The injected material fills any voids and lifts the concrete back into place.
Wall Anchors: Used primarily for bowing walls, wall anchors are installed by digging a trench outside the affected wall and placing anchors connected by steel rods through the wall. These anchors stabilize the wall to its original position, preventing further bowing or collapsing.
Carbon Fiber Straps: Carbon fiber straps can effectively solve minor to moderate wall bowing. These high-strength straps are adhered to the wall's interior with a strong epoxy to stabilize and reinforce the wall, preventing further movement.

It is essential to consult with a foundation repair expert to assess the specific issues and determine the most appropriate repair method for your home. Employing the correct technique ensures your home's stability and safety and protects your property value.

If you're unsure about your foundation's condition and live in Southern California, Arizona, or Nevada, consider scheduling a professional inspection with Dalinghaus Foundation Repair today.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Are Small Cracks In A Foundation Normal?

Brian Dalinghaus — Fri, 26 Jul 2024 00:00:00 GMT

Panic sets in as you envision costly repairs and structural failure. But how concerned should you really be? This article will help you understand the nature of small foundation cracks, how to assess their severity, and how to know when professional intervention is necessary.

Understanding Foundation Cracks

Although the term sounds scary by itself, foundation cracks can vary widely in appearance and implication.

For example, small cracks are referred to as hairline cracks. They are thin and narrow, typically less than 1/8 inch wide, and are a normal part of a building's aging process. They're caused by natural settling, temperature fluctuations, and minor soil movement.

While generally not an immediate structural threat, hairline foundation cracks should be monitored for changes that could indicate more serious underlying issues.

Types of Small Cracks in a Foundation

In general, small cracks can be distinguished by their size, shape, and position:

Vertical Cracks: Typically caused by the normal settling of a house. These are less concerning if they are small and not expanding.
Horizontal Cracks: Horizontal cracks, even when hairline, can indicate serious issues related to pressure from soil or water and often require immediate attention.
Diagonal Cracks: Small diagonal cracks in the foundation can appear due to differential settlement, where one part of the house settles more than another, potentially signaling significant structural concerns.

Vertical Cracks

As a house age, it gradually sinks into the soil beneath it. This settling process can lead to hairline vertical cracks, which generally run straight up and down. Vertical cracks in a poured concrete foundation can also be caused by shrinkage during the concrete curing process.

You usually don't need to worry much about vertical cracks; however, if they widen over time, it might indicate an underlying issue that requires professional evaluation.

Horizontal Cracks

Horizontal cracks typically form due to the lateral pressure exerted by expanding soil or water against the foundation walls. Unlike vertical cracks, horizontal ones are often more concerning and suggest significant structural problems.

Immediate attention from a professional is often required to address horizontal cracks and prevent further damage.

Diagonal Cracks

As the name indicates, diagonal cracks usually run at an angle and can be found in various parts of the foundation. They can signal severe structural concerns, especially when they're wide or appear suddenly.

Diagonal cracks are not what you could consider "normal," and often necessitate a thorough assessment by a foundation repair contractor or structural engineer.

Common Causes of Small Cracks in a Foundation

Understanding what lies behind these problems can help determine their seriousness.

Settling of the House

Settling is a normal part of a building's life cycle, particularly in the first few years after construction. Minor, vertical, small cracks in the foundation are sometimes a byproduct of this process.

Temperature Fluctuations

Foundations, particularly concrete ones, are susceptible to thermal movement, which can lead to cracking. During hot weather, concrete expands, and in cold weather, it contracts. This constant back and forth can create stress within the material, resulting in hairline cracks.

Soil Moisture Levels

Soil swelling and shrinking due to varying moisture levels can exert pressure on the structure it surrounds. Soil with a high clay content is particularly prone to expanding when wet and contracting when dry. Such movements put significant stress on foundation walls, leading to damage.

Managing water around your home, such as ensuring proper drainage, can help mitigate this issue and protect your foundation.

Assessing the Severity: How to Know If Your Foundation Crack Is Structural

Here is what the National Association of Home Builders (NAHB) says about small cracks in foundations: "As a general engineer's guideline, cracks that are hairline up to 1/8″ in width are considered negligible to slight, 3/16″, 9/16″ are moderate, 9/16″, 1″ are severe and over 1″ are very severe (Forensic Geotechnical and Foundation Engineering, R. W. Day, 2011)."

In other words, there's no reason to overstress about tiny cracks, but DO monitor them for changes. These are the key indicators they could be turning into structural cracks (and it might be the time to start worrying):

Structural cracks tend to be larger and grow over time.
Cracks near load-bearing walls, or those forming a step-like pattern, are often structural.
Doors and windows that no longer fit their frames, uneven floors, and gaps between walls and ceilings are all signs of structural problems.

Width and Length

When inspecting your foundation, pay close attention to the width and length of any cracks. Hairline cracks, which are very narrow, are generally less of a concern.

Measure their dimensions periodically to track any changes over time and determine if professional assessment is needed.

Pattern

Cracks that form a pattern, such as a stair-step crack in brickwork, indicate underlying structural issues.

Examine the foundation for such traces, as they help identify the type of structural problem and its potential severity. Note their direction and configuration.

Other Signs of Damage

In addition to cracks, a few other symptoms can indicate foundation distress. Look for misaligned doors and windows, sloping floors, and water seepage, all of them possible red flags.

What Happens If You Don't Fix a Foundation Crack?

Here are three main reasons to not ignore even small cracks in the foundation.

Structural Risks

Small cracks, if they're structural, will evolve, and as they widen and propagate, your home's structural integrity could be in danger.

One major issue is foundation shifting, which occurs when the foundation settles unevenly, causing severe structural stress. This is one of the processes behind misaligned doors and windows, cracks in walls, and even noticeable tilting of the house.

Another critical concern is wall bowing, where external pressure from soil or water causes the foundation walls to move inward. Wall bowing bears the risk of a wall collapse and substantial damage to the home's overall stability.

Water Damage

Cracks in a foundation can become pathways for water infiltration, leading to severe water damage. One of the most common issues is leaks in a foundation wall, where moisture enters through the cracks, causing dampness or flooding.

Persistent moisture problems lead to mold growth, which not only affects the structural materials by causing rot and decay but also poses significant health risks to the inhabitants. Mold spores affect indoor air quality, leading to respiratory problems, allergies, and other health issues.

Pest Infestations

Cracks in the foundation also serve as entry points for insects and rodents. Termites can infest wooden structures, causing extensive damage that weakens the home's structural integrity. Rodents, on the other hand, gnaw on wires, insulation, and other building materials, creating safety hazards and additional repair costs.

Concrete Slab Cracks vs. Foundation Wall Cracks

Concrete slab cracks and foundation wall cracks differ in their causes, appearances, and implications.

Concrete slab cracks typically occur on the flat, horizontal surface of the slab that forms the foundation's base, due to shrinkage, thermal expansion and contraction, or settling of the ground beneath the slab. They are generally less critical if they are small and stable but can become problematic if they expand.

In contrast, foundation wall cracks appear on the vertical surfaces of the foundation that extend below the ground. These can be more concerning because they often suggest structural stress or external pressure on the walls, necessitating timely inspection and repair.

How Much Does It Cost to Fix Foundation Cracks?

The actual cost is determined by several factors, including the extent of the damage, accessibility, and regional labor rates.

More extensive repairs, such as addressing significant structural issues or water infiltration, can be considerably more expensive. However, it could be higher depending on where you live.

The price of repair is another reason to act early and hire reputable contractors that offer long-term solutions.

Professional Assessment

Structural engineers use various tools and methods to determine the integrity of your foundation:

Crack Monitors: Devices placed over cracks to measure movement.
Soil Analysis: Understanding soil composition and behavior beneath your home.
Load Testing: Assessing how much load the foundation can bear before significant movement occurs.

Don't Let Small Cracks Become Big Problems!

Regular inspections and timely professional assessments can prevent minor issues from escalating. Contact us today for a comprehensive foundation inspection and repair quote.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Is The Difference Between Epoxy And Polyurethane In Concrete Crack Injections?

Brian Dalinghaus — Tue, 23 Jul 2024 00:00:00 GMT

Imagine you've invested in a beautiful new home teeming with potential. Over time, you notice small cracks snaking through your pristine concrete. These cracks might seem minor initially, but if they're left unchecked, they can expand and compromise the entire structure, a common issue many property owners face due to factors like shifting weather patterns, ground movement, or simply the natural aging of the building.

Understanding the unique properties of epoxy and polyurethane is crucial for making informed decisions about concrete crack repair. Each material has distinct characteristics that suit different cracks and conditions. By grasping these differences, you can select the most appropriate material, ensuring the longevity and integrity of your concrete structures. This knowledge not only empowers you to make the best repair decision but also provides peace of mind about the future of your property.

Epoxy: the Rigid Solution

Epoxy is a two-part resin that, when combined, creates a rigid and long-lasting material. Thanks to its strength and dependability, epoxy is commonly used for structural repairs. Let's dive into why epoxy is often the go-to option for fixing cracks in concrete.

Strength and Durability

Epoxy injections are a robust method for fixing and strengthening concrete. When the epoxy hardens, it forms a solid and sturdy bond that can withstand heavy pressure, making it an ideal choice for structural cracks. This solution is particularly effective for relatively stable cracks, as the epoxy creates a rigid, inflexible repair. However, it's not recommended for cracks that undergo frequent expansion and contraction.

Application Process

Injecting epoxy into concrete cracks is a meticulous process designed to restore the damaged area's strength and integrity. The first step is to clean the crack thoroughly, removing any dirt, dust, or loose particles that might prevent the epoxy from adhering correctly. This can be done using wire brushes, compressed air, or vacuuming.

Next, small injection ports, often made of plastic, are strategically placed along the length of the crack. These ports are spaced evenly to ensure the epoxy resin can be injected at various points, allowing for thorough distribution throughout the crack.

Once the injection ports are in place, a special epoxy resin is mixed and prepared. The resin is injected into the crack through the ports using a high-pressure injection system. This pressure helps the epoxy penetrate the crack deeply, filling even the smallest voids and ensuring a solid bond.

As the epoxy flows into the crack, it displaces any remaining air and fills the entire space. The resin then hardens and cures, forming a solid, durable repair that restores the structural integrity of the concrete. This method is particularly effective for repairing cracks too fine for other fillers, providing a long-lasting solution that prevents further damage and deterioration.

Curing Time

One of the main downsides of using epoxy is that it takes a long time to harden or cure fully. After you apply it, you have to wait anywhere from several hours to a few days before it's completely set. The exact curing time depends on the specific type of epoxy and the environmental conditions, such as temperature and humidity. For example, the curing process can take longer if the weather is cool or there is high humidity.

Once the epoxy is fully cured, the repair is solid and can withstand significant structural loads. It is an excellent choice for heavy-duty repairs that require lasting strength and durability.

Ideal Conditions for Use

Epoxy works best in dry environments because moisture can disrupt its hardening process. Additionally, epoxy is relatively rigid, making it a poor choice for repairing cracks that might shift or expand over time.

Polyurethane: the Flexible Solution

Polyurethane foam injection is another popular material for concrete crack injections. It differs significantly from epoxy in its properties and applications. Here's why polyurethane might be the right choice for specific concrete cracks.

Flexibility and Elasticity

Polyurethane, in contrast to epoxy, offers flexibility once it cures. This elasticity allows it to adapt to the movement of the concrete, making it an excellent choice for cracks that experience continual stress, such as those caused by thermal expansion and contraction. While polyurethane provides a durable and flexible repair, it may not be as permanent as epoxy. It is better suited for non-structural cracks and areas subject to movement and moisture.

Application Process

Applying polyurethane involves similar preparation steps to epoxy, but the injection process differs slightly. When you inject polyurethane, it starts to expand immediately. This expansion allows the material to penetrate deeply into the crack, reaching even the most minor voids and gaps that epoxy might miss. Polyurethane fills the entire crack as it expands, ensuring a thorough and secure seal. This characteristic makes it particularly effective for sealing cracks, as it fills the visible gap and any hidden spaces, providing a more comprehensive repair.

Curing Time

Polyurethane cures much faster than epoxy. This quick curing time can be advantageous for projects that require a rapid turnaround, providing you with a sense of relief that your repair work can be completed swiftly and efficiently.

Moisture Tolerance

Polyurethane's standout feature is its tolerance to moisture, allowing it to be applied in wet conditions and even underwater. This versatility, combined with its ability to cure at lower temperatures, empowers you to choose a material that can adapt to different conditions and repair needs, instilling confidence in its adaptability.

Comparing Epoxy and Polyurethane

When deciding between epoxy and polyurethane for concrete crack injections, it's essential to consider the specific requirements of your project. Here's a comparative overview:

Epoxy
Strength: High. Suitable for structural repairs.
Flexibility: Rigid.
Curing Time: Longer (several hours to days).
Moisture Tolerance: Low. Requires dry conditions.
Application: Deep penetration, structural repair.
Polyurethane
Strength: Moderate. More suitable for non-structural repairs.
Flexibility: Flexible and elastic.
Curing Time: Short (minutes to hours).
Moisture Tolerance: High. Can be used in wet conditions.
Application: Expands to fill voids and is adaptable to movement.

Additional Considerations

Cost Comparison

Understanding the cost of different materials is crucial. Epoxy is usually pricier because it is solid and long-lasting. Even though it costs more initially, its durability makes it worth the investment, especially for structural repairs. On the other hand, polyurethane is often cheaper and is an excellent budget-friendly option for non-structural fixes or situations where flexibility is more important.

Epoxy vs Polyurethane Concrete Crack Injection

Choosing between epoxy and polyurethane for concrete crack injection ultimately depends on the nature of the crack and the environmental conditions. Epoxy is the go-to choice for structural repairs where strength and permanence are crucial. Its rigidity and high compressive strength make it suitable for cracks that compromise the structural integrity of the concrete.

On the other hand, polyurethane shines in situations where flexibility and moisture tolerance are critical. Its ability to expand and contract with the concrete makes it ideal for cracks subject to movement. Its rapid curing time and adaptability to wet conditions offer a practical solution for many repair scenarios.

Choose the Right Concrete Crack Injection: Get Expert Advice Today!

As a property owner, your role in understanding the differences between epoxy and polyurethane for concrete crack injections is crucial. This knowledge empowers you to select the most suitable material for your repair needs. Epoxy offers a rigid, strong repair suited to structural cracks, while polyurethane provides flexibility and rapid curing, making it suitable for non-structural cracks and challenging conditions. By considering your project's specific requirements, you can make an informed decision, ensuring your concrete structures' longevity and integrity.

If you want help deciding what concrete crack injection works for your specific situation, we are happy to assist you in Southern California, Arizona, and Nevada. Whether you're currently facing any concrete issues or aiming to prevent future ones, taking proactive action can help you worry less. Our team of skilled professionals is committed to ensuring that your home remains a safe and comfortable place for your family. Please use our free consultation to gain peace of mind and enjoy your home for years.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

When Is The Best Time For An Exterior Chimney Repair

Brian Dalinghaus — Tue, 16 Jul 2024 00:00:00 GMT

Chimneys are crucial in our homes, particularly during the colder months. They provide essential ventilation for fireplaces, furnaces, and stoves, ensuring our living spaces are safe and warm. However, like any other part of a home, chimneys need regular maintenance and occasional repairs to operate efficiently and safely. But when is the best time for exterior chimney repair? Understanding the ideal timing can save you money, enhance the longevity of your chimney, and, most importantly, ensure your home remains a safe and comfortable haven year-round.

The Importance of Chimney Maintenance

Regular chimney maintenance is more than just a matter of upkeep. It's a crucial step towards ensuring your home's safety. By preventing hazardous situations like chimney fires and carbon monoxide poisoning, you create a secure environment for your family. Over time, creosote, a flammable byproduct of burning wood, accumulates inside the chimney, increasing the fire risk. A well-maintained chimney not only improves the efficiency of your heating system, reducing energy costs but also provides peace of mind. Routine inspections and repairs can prevent minor issues from escalating into major, more expensive problems, further enhancing the safety of your home.

Repairs can do more than just improve the chimney's aesthetic appeal. They can contribute to the overall curb appeal of the home. But the benefits continue beyond there. A safe and efficient chimney system can be a selling point, providing peace of mind to prospective buyers. You're not just investing in your home's safety and comfort by maintaining and repairing your chimney. You're also increasing its market value and desirability. It's a smart financial move that can pay off in the long run.

Signs Your Chimney Needs Repair

Recognizing signs of chimney damage can save you from future trouble and expenses. Use a flashlight and thoroughly inspect the inside and outside of your chimney for cracks, crumbling mortar, white stains or efflorescence, rust, crumbling bricks, and strong odors. Pay close attention to the chimney cap and crown for cracks. Look for leaks around the base flashing. Examine the firebox, damper, and flue for rust and blockages. Being vigilant about these signs can help you catch potential issues early on, preventing them from escalating into major problems.

Annual inspections by a professional can identify potential problems, allowing for timely repairs that prevent further damage and ensure the safety of your home. Inspections can also reveal issues that might affect the efficiency of your heating system, helping to reduce energy costs. By scheduling regular inspections with a pro, you can maintain a safe and functional chimney, extending its lifespan and enhancing the overall safety of your home.

Foundation Issues and Chimney Repair

Foundation issues can have a profound impact on chimney repair needs. If your home's foundation shifts or settles unevenly, it can cause your chimney to tilt, crack, or even separate from the house. Signs of foundation-related chimney problems include:

There are visible gaps between the chimney and the house.
Cracks in the chimney, bricks or mortar.
A leaning chimney.

These issues are not only unsightly but can also pose serious safety risks. Addressing foundation issues is essential to prevent further damage to your chimney. It often involves stabilizing the foundation with techniques such as underpinning before performing chimney repairs. Ignoring foundation issues can lead to repeated chimney damage, increased repair costs, and compromised structural integrity.

Modern chimney repairs use high-quality materials such as advanced mortar and sealants, stainless steel liners, and chimney caps. Techniques like chimney relining, smoke chamber parging, and repointing enhance the chimney's structural integrity and efficiency.

The Impact of Seasonal Changes on Chimneys

Chimneys are exposed to the elements year-round, making them susceptible to damage from seasonal changes. In winter, the freeze-thaw cycle can cause bricks and mortar to crack, while spring brings moisture that can lead to mold and mildew growth. Summer's heat can exacerbate existing damage, and fall leaves and debris can obstruct the chimney, affecting its function.

Weather conditions play a significant role in scheduling chimney repairs. Ideal weather conditions are dry and mild, allowing materials to set correctly. By planning repairs during these favorable weather conditions, you're taking control of the situation and ensuring more efficient and lasting results. It's a proactive step that can save you time, money, and potential headaches in the future.

Why Spring Is an Ideal Time for Chimney Repair

Spring is often considered the best time for chimney repair for several reasons. After a long winter, any damage caused by the freeze-thaw cycle becomes apparent. The milder weather of spring allows for thorough inspections and repair work without the interruptions of severe cold or heat. This timing also ensures your chimney is ready and safe for use in the following winter. This proactive approach can prevent further damage and reduce overall repair costs.

Summer Chimney Repairs: Pros and Cons

Summer is another viable time for chimney repairs. The warm weather is ideal for working on the chimney's exterior, ensuring that mortar and sealants are set correctly. Besides, summer repairs allow ample time to address issues before the fall and winter. The demand for chimney services may be lower in summer, leading to quicker service and lower costs. The downside is that the extreme heat can make repair work challenging, especially for more extensive projects.

Fall Chimney Repairs: Getting Ready for Winter

Fall is critical for chimney repairs as you prepare for the heating season. Ensuring your chimney is in good condition before winter arrives is paramount for safety and efficiency. Fall inspections can identify problems that developed over the summer, such as blockages from leaves and debris. Timely repairs in the fall can prevent heat loss and ensure that your chimney operates safely throughout the winter months.

Winter Chimney Repairs: Challenges and Considerations

Winter presents unique challenges for chimney repairs. The cold weather can hinder the curing of mortar and sealants, making it challenging to complete repairs effectively. Additionally, ice and snow can pose safety risks for repair crews. In such cases, hiring a professional with experience in winter chimney repairs is crucial to ensure the work is done safely and correctly.

The Role of Professional Chimney Inspections

Professional chimney inspections are essential for identifying hidden problems that may not be visible to the untrained eye. Certified chimney sweeps use specialized equipment to inspect the entire chimney system, including the flue, liner, and exterior structure. They can detect internal cracks, blockages, and excessive creosote buildup. Regular professional inspections, ideally performed at least annually, ensure your chimney remains safe and functional, reducing the risk of fires and other hazards.

Standard solutions after an inspection include:

Replace cracked bricks and repoint mortar.
Schedule regular sweeping for creosote.
Repair or replace flashing for leaks.
Hire professionals for severe structural issues.

Preventative measures can also reduce future repairs. Install a chimney cap to block debris, animals, and moisture. Clean the chimney regularly to prevent creosote buildup and fires. Ensure proper ventilation to avoid mold.

Sealing cracks and gaps in the chimney structure prevents heat loss, reducing energy consumption and lowering utility bills. Upgrading to a high-efficiency chimney liner can further enhance energy efficiency. Investing in chimney repairs makes you enjoy a more comfortable and energy-efficient home.

While minor chimney repairs can be done, such as replacing a chimney cap or sealing small cracks, most repairs should be left to professionals. Professional chimney sweeps and masons have the expertise and equipment to handle complex repairs safely and effectively. Attempting DIY repairs without the proper knowledge can lead to further damage and safety risks. Weighing the cost and benefits of DIY versus professional maintenance can help you make an informed decision.

Cost Considerations for Chimney Repairs

The cost of chimney repairs can vary widely depending on the extent of the damage and the type of repair needed. Minor fixes may cost a few hundred dollars, while more extensive repairs, like rebuilding a chimney or relining the flue, can run into the thousands. Multiple quotes from reputable contractors can ensure you get the best value for your money.

Chimney repairs can also influence home insurance. A well-maintained chimney reduces fire risk and other hazards, potentially lowering insurance premiums. Documenting all repairs and maintenance work is necessary, and providing evidence to insurance companies that your chimney is safe and well-maintained. This proactive approach can help secure better insurance terms and reduce overall costs.

Choosing the Right Chimney Repair Professional

Selecting the right professional for chimney repairs is crucial for ensuring high-quality work. Look for certified chimney sweeps and masons with experience and a good reputation. Check for credentials from reputable organizations like the Chimney Safety Institute of America (CSIA).

Enhancing Your Home With Chimney Repairs

Chimney repairs can significantly enhance your home's aesthetic appeal. Repointing brickwork, replacing damaged bricks, and cleaning the exterior can restore the chimney's appearance, adding to its overall beauty. Modern chimney caps and decorative elements can also provide a stylish finishing touch. Investing in aesthetic improvements can help you enjoy a more attractive and valuable property.

Maintaining and repairing your chimney ensures your home's safety, efficiency, and value. Understanding the best time for exterior chimney repairs, recognizing signs of damage, and knowing when to call a professional can save you money and prevent further issues. By investing in regular inspections and timely repairs, you can enjoy a safe, efficient, and aesthetically pleasing chimney that enhances your home's overall comfort and value.

We are here to assist you with chimney repair if you notice damage in your Southern California, Arizona, or Nevada home. Our team of skilled professionals is committed to ensuring that your home remains safe and comfortable. Whether you face current issues or want to prevent future ones, proactive action can give you peace of mind. We offer a free consultation to help you maintain your home for years. Please don't hesitate to reach out to us for assistance.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

15 Ways to Prevent Erosion on a Slope

Brian Dalinghaus — Fri, 12 Jul 2024 00:00:00 GMT

Erosion on a slope can be more than just an eyesore; it can seriously threaten your property, others' property, and even human life. It can lead to soil degradation, reduced land usability, mudslides, and structural damage if not managed correctly. This guide will walk you through 15 practical ways to prevent erosion on a slope, ensuring your landscape remains beautiful and secure.

What Is Slope Erosion?

Slope erosion occurs when the topsoil on a slope wears away, usually due to water, wind, or human activity. This can result in the loss of fertile land, making it difficult for plants to grow and stabilize the ground.

What Causes Soil Erosion on a Slope?

Understanding the causes of soil erosion on a slope can help you choose the proper prevention method. Common causes include:

Water Runoff: Heavy rainfall or improper irrigation can cause water to rush down a slope, carrying soil.
Wind: Strong winds can blow away loose topsoil in open areas.
Human Activity: Construction, landscaping, and foot traffic can disturb the soil, making it more susceptible to erosion.
Lack of Vegetation: Plant roots help hold the soil together; the soil is vulnerable without them.

Why Is It Important to Prevent Erosion on a Slope?

Preventing erosion is crucial for several reasons:

Protects Property: Erosion can lead to structural damage by undermining foundations.
Maintains Soil Health: Preserving topsoil ensures that plants can thrive.
Prevents Water Pollution: Runoff water can carry soil and pollutants into waterways, causing environmental damage.
Prevents Mudslides: By controlling erosion, you reduce the risk of mudslides, which can be devastating, causing extensive property damage and endangering lives.

15 Ways to Prevent Slope Erosion

Erosion control requires a combination of proactive measures and strategic planning. Consider these 15 effective methods to prevent slope erosion, ranging from simple planting techniques to advanced engineering solutions like the hillside stabilization methods we install:

1. Mulch

Adding mulch is one of the simplest and most effective ways to prevent slope erosion. Mulch creates a barrier between the soil and the elements. It reduces the impact of rainfall on the soil by absorbing and dispersing raindrop energy, which minimizes soil displacement and compaction. This protective layer also helps to regulate soil moisture by slowing down water runoff and encouraging infiltration. By keeping the soil moist, mulch ensures that plant roots remain healthy, which in turn helps stabilize the soil. Furthermore, as organic mulch decomposes, it enriches the soil with nutrients, promoting robust plant growth. Healthy plants with strong root systems significantly contribute to soil stabilization, making it less likely for the topsoil to erode.

2. Plant Ground Cover

Planting grass and native ground cover can stabilize the soil with their root systems. These plants form a dense mat of roots that hold the soil together, preventing erosion. Native plants are particularly effective because they are adapted to local conditions and require less maintenance. They also provide habitat for local wildlife.

3. Plant Shrubs and Trees

Adding shrubs and trees provides deeper root systems that effectively hold soil in place. Trees and shrubs stabilize the soil and reduce the impact of raindrops on the soil surface, which can cause erosion. Their foliage intercepts rainfall, allowing water to drip gently to the ground.

4. Prevent Soil Compaction

Avoid extensive walking or driving on the slope to keep the soil from becoming compacted, which can hinder plant growth and increase runoff. Compacted soil has reduced pore space, limiting root growth and water infiltration. Restricting traffic on the slope allows you to maintain a healthy soil structure that supports vegetation and allows water to percolate.

5. Erosion Control Blanket or Geotextiles

Natural or synthetic fabrics are laid over the soil to provide immediate erosion control and promote vegetation growth. Erosion control blankets are often made of biodegradable materials like straw, coconut fiber, or jute. Geotextiles can be woven or non-woven synthetic materials, providing a durable solution for stabilizing slopes while plants establish.

6. Create Water Diversions

Channels or swales can be used to divert water away from vulnerable areas. Swales are shallow, vegetated ditches that slow down and absorb runoff, while channels can be lined with rocks or plants to guide water safely.

7. Erosion Control Wattles

Wattles are long tubes filled with straw, compost, or coir that can be placed on slopes to slow down water flow and catch sediment. They are placed along the slope's contour and staked into the ground to intercept runoff, reducing its velocity and allowing sediments to settle.

8. Riprap

Riprap involves using piles of large rocks or chunks of concrete to act as a barrier that can help break water flow and protect the soil underneath. It is commonly used in areas with high water flow, such as riverbanks, drainage channels, and steep slopes.

9. Drip Irrigation

Using a drip irrigation system over a standard sprinkler system reduces the amount of water that runs off by delivering water directly to the plant roots. This method ensures plants receive the moisture they need without contributing to erosion while minimizing water waste and evaporation. Drip irrigation systems can be customized to fit the specific needs of your slope.

10. Rain Barrels

Collecting rainwater in barrels can reduce the amount of water that flows over your slope. Rain barrels capture runoff from rooftops, which can then be used to irrigate your garden or landscape.

11. Dry Well

A dry well can capture runoff water, allowing it to percolate slowly into the ground. Dry wells are underground structures filled with gravel or other materials that collect and store runoff, promoting infiltration and reducing surface water flow. They are instrumental in areas with poor drainage or heavy clay soils.

12. French Drain

A French drain is a gravel-filled trench that encases a perforated pipe designed to redirect surface and groundwater away from vulnerable areas. By intercepting and channeling water away from saturated soil, French drains prevent excessive moisture buildup that can lead to erosion. The gravel aids in water filtration and promotes steady drainage through the perforated pipe, which directs the collected water to a designated safe discharge point.

13. Flume

A flume is a concrete or metal channel that can safely carry water down a slope without eroding the soil. Flumes are designed to handle large volumes of water, providing a controlled path that prevents erosion. They are commonly used in agricultural and urban settings where water needs to be transported efficiently.

14. Terraces

Creating terraces involves cutting flat sections into a slope, like stair steps, which can slow water flow and reduce erosion. Terracing transforms a steep slope into a series of stepped levels, allowing water to infiltrate rather than run off. Each terrace can be planted with vegetation to stabilize the soil further and create a productive landscape.

15. Retaining Wall

Building a retaining wall can significantly support a moving slope, preventing soil movement. Retaining walls are constructed from stone, concrete, or timber and designed to hold back soil and create flat areas. They are particularly effective in areas with severe erosion or where additional usable space is needed, like your new outdoor grill and entertaining space. Proper drainage behind the wall is essential to prevent water buildup and pressure.

Factors to Consider When Deciding on a Slope Erosion Prevention Method

When choosing a method to prevent slope erosion, consider the following factors:

Slope Steepness: The steeper the slope, the more robust your erosion control methods must be. Here are some recommended methods based on the slope's steepness:
- Less than 33%: This is a gentler slope; using mulch or ground cover plants can be highly effective.
- 33% to 50%: On moderately steep slopes, methods like drip irrigation, erosion-control blankets, and planting shrubs or trees are advisable.
- Higher than 50%: For very steep slopes, more intensive measures such as riprap, terrace gardening, and retaining walls are necessary.
Soil Type: The soil's texture and composition will affect water infiltration and root stability. Sandy soils drain quickly but may not hold plants well, whereas clay soils retain moisture but can become compacted.
Climate: Rainfall intensity and frequency in your region can influence erosion risk. More robust erosion control methods will be necessary in areas with heavy rainfall.
Local Laws and Ordinances: Check with local authorities to ensure that your erosion control methods comply with regulations.
Budget: Some control methods, like building a retaining wall, can be expensive, so it's crucial to choose a solution that fits your budget.
Landscaping Goals: Consider how the erosion control method fits your overall landscaping plan and environmental sustainability goals.

Preventing erosion on a slope is crucial for maintaining the health and beauty of your landscape. Schedule a free evaluation for personalized advice and professional assistance. We specialize in slope stabilization and retaining wall repairs in Southern California and Central Arizona.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How To Level A Driveway: Step By Step Guide

Brian Dalinghaus — Mon, 08 Jul 2024 00:00:00 GMT

Driveway maintenance is crucial for homeowners aiming to preserve their property's curb appeal and functionality. An uneven driveway detracts from your home's aesthetics, poses safety risks, damages vehicles, and contributes to poor water drainage. This article will explore the different ways to level a driveway, focusing on their pros and cons and what we, as experts, view as the most preferred method. It will also provide a step-by-step guide on completing the leveling process, why leveling should be left to the pros, and how to prevent future cracking and unevenness.

What Causes a Driveway to Crack and Become Uneven?

Several factors can lead to a driveway cracking and becoming uneven. One of the primary causes is soil movement. As the soil beneath the driveway shifts due to natural processes like expanding and contracting from moisture changes, it can create voids and pressure on the driveway surface, leading to cracks and dips. Temperature fluctuations can also contribute to this problem. In areas with freezing and thawing cycles, the expansion and contraction of water within the concrete can cause the driveway material to crack. Additionally, heavy loads from vehicles and equipment can stress the driveway's structural integrity, especially if it's not adequately designed to support such weight. Poor installation practices, such as improper base material compaction or inadequate drainage, can exacerbate these issues, making the surface more susceptible to cracking and unevenness over time.

How to Level an Uneven Driveway: 4 Ways

Mudjacking

Mudjacking, also known as slab jacking or pressure grouting, is a method used to lift and level sunken or uneven concrete driveways. The process involves drilling small, strategically placed holes into the affected driveway area. A slurry mixture, typically water, soil, sand, and cement, is pumped through these holes under pressure. As the slurry fills the voids beneath the concrete, it raises the sunken sections back to their original level. The holes are filled with fresh concrete, sealing the surface and restoring uniformity.

Cost-effective: Mudjacking is typically more affordable compared to alternative methods.
Minimally Invasive: There is no need to remove the existing driveway.
Shorter Lifespan: The materials used in mudjacking may degrade and erode over time.
Messy: The slurry mixture can be messy and requires thorough cleanup.

Polyjacking

Polyjacking, or polyurethane foam injection, is an advanced method for leveling uneven concrete driveways. This technique involves injecting high-density polyurethane foam under the sunken concrete sections using small injection ports. The foam expands as injected, filling voids and lifting the concrete back to its original level. The ports are then patched, leaving the driveway smooth and level.

Durability: Polyurethane foam boasts exceptional longevity and is resistant to water, erosion, and chemicals.
Precision: The expanding foam allows for precise control and accurate leveling.
Quick Cure Time: The driveway is ready for use almost immediately after the application.
Lightweight: Polyurethane foam adds minimal weight to the subsoil.
Cost: Polyjacking is more expensive than mudjacking.
Specialized Equipment: The process requires specialized equipment and trained professionals.
Limited Availability: Not all contractors offer polyjacking services.

Asphalt Overlay

An asphalt overlay is another method for leveling an uneven driveway. This technique involves applying a new asphalt layer over the existing driveway surface. The old surface is usually cleaned before the new asphalt layer is applied, and any visible cracks or holes are repaired. A tack coat, which acts as a bonding agent, is then applied to ensure proper adhesion between the old and new layers. The new asphalt layer is then spread over the driveway and compacted to create a smooth surface.

Cost-effective: Asphalt overlay is generally less expensive than completely removing and replacing the driveway.
Quick Installation: Depending on the size of the driveway, the process can be completed in a day or two.
Improved Appearance: The new asphalt layer can significantly enhance the driveway's look, giving it a fresh, black appearance.
Not a Permanent Solution: Over time, the overlay may settle, crack, or require additional maintenance, primarily if the underlying issues are not addressed.
Limited Thickness: The thickness of the overlay that can be applied without causing drainage or height issues with adjacent areas is restricted.
Requires Good Base: The asphalt overlay might not provide a lasting solution if the driveway's base layer is severely damaged or poorly prepared.

Replacement

Replacement involves completely removing the existing driveway and installing a new one. It is a concrete contractor's job rather than a concrete repair, and it is usually reserved for driveways with severe damage or a history of repeated repairs.

Starts From the Base: Replacement lets the base be rebuilt along with the surface, so a driveway that failed because of what is under it does not inherit the same problem.
Customization: Allows the opportunity to redesign the driveway layout and upgrade materials for better aesthetics and performance.
Improved Durability: The new driveway can be built using improved construction techniques and materials that are more resistant to future cracking and settlement.
Enhanced Property Value: A brand-new driveway can significantly improve curb appeal and increase property value.
Cost: Complete replacement is typically the most expensive option, considering the labor, materials, and time involved.
Time-Consuming: The process involves demolishing the old driveway, preparing the new base, and installing the new surface, which can take several days to complete.
Inconvenience: Homeowners may need to make alternative parking arrangements during construction.
Environmental Impact: Disposing of old driveway materials and using new construction resources has a higher environmental impact than resurfacing or lifting methods.

What Is the Best Way to Level a Driveway?

Out of all these methods, polyjacking stands out due to its durability, quick curing time, and minimally invasive nature. While it may come at a higher cost, the long-term benefits and reduced disruption make it an excellent investment for homeowners.

Polyjacking: Step by Step

Assessment: A professional evaluates the extent of the unevenness and identifies the root cause.
Drilling: Small holes (usually about 5/8 inch) are drilled into the affected areas.
Foam Injection: Polyurethane foam is injected through the holes, expanding and filling voids beneath the driveway.
Lifting: As the foam expands, it lifts the driveway back to its desired level.
Cleanup: Once the foam hardens, the holes are patched, and the area is cleaned up.

Can I Level My Driveway Myself?

While DIY solutions exist, they are often temporary fixes and may not address the underlying issues. Professional polyjacking fills the voids under the slab and lifts it from below, which addresses the settlement as well as the uneven surface.

If you are considering attempting polyjacking yourself, we recommend reading our guide on DIY concrete leveling.

How to Prevent Your Driveway From Cracking and Becoming Unlevel

Preventive maintenance is vital to ensuring your driveway's longevity and structural integrity. Implementing simple strategies and staying proactive about care can significantly reduce the risk of cracks and uneven surfaces. Try these tips and techniques to help keep your driveway in optimal condition:

Regular Maintenance: Seal cracks and joints to prevent water infiltration.
Proper Drainage: Ensure water is directed away from your driveway to avoid erosion.
Soil Stabilization: Addressing soil issues beneath the driveway can prevent future settling.
Professional Inspection: Periodic professional inspections can catch potential problems early.

Ready to restore your driveway to its original glory? Contact us today to schedule a concrete leveling or replacement quote. Our experts at Dalinghaus Foundation Repair are here to ensure your driveway remains safe, level, and visually appealing.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Is Worse, Vertical or Horizontal Foundation Cracks?

Brian Dalinghaus — Tue, 02 Jul 2024 00:00:00 GMT

Foundation cracks are a big deal when it comes to building stability. They can be a sign of deeper problems that need attention. Let's explore the different types of cracks, their meanings, and how they can be repaired.

The Basics of Foundation Cracks

The severity of foundation cracks can vary greatly and can have a significant impact on the stability of the building. Hairline cracks are usually small and don't typically threaten the building's stability. However, if you notice wider cracks, that's when you should start to worry, as these could signal some serious structural problems. It is vital to have any cracks in the foundation examined by a professional to determine how severe the cracks are and what repairs might be necessary to fix the problem and keep everyone in the building safe.

Each type of crack tells a different story about the health of your foundation and necessitates specific repair strategies.

Vertical cracks, often seen in newer homes, usually occur due to the soil settlement beneath the foundation. The structure's weight compresses the soil beneath it, causing the foundation to settle and crack. Vertical cracks in a poured concrete foundation wall can also be caused by shrinkage during the concrete curing process.

Horizontal cracks, on the other hand, are often caused by hydrostatic pressure from water that accumulates in the soil. This type of crack is usually seen in older homes. When the soil around the foundation becomes saturated, it exerts pressure on the walls, leading to horizontal cracking. Horizontal cracks can be a severe issue, as they can cause structural damage that may compromise the integrity of the entire building. Therefore, it is vital to have a professional inspect and repair any horizontal cracks as soon as possible.

Vertical Foundation Cracks: Are They Serious?

Characteristics and Causes of Vertical Cracks

Vertical foundation cracks are common in buildings and are typically caused by foundation settling after construction or by shrinkage. These cracks run more or less up and down. While they may not be as severe as horizontal cracks, they can still indicate structural issues that need attention, especially if there are a series of vertical cracks next to each other.

Repair Methods for Vertical Cracks

It is vital to have a professional inspect any foundation cracks to determine the underlying cause and whether any repairs are necessary to prevent further damage. Repairing vertical cracks might involve simple epoxy or polyurethane injections, effectively filling the crack and preventing water ingress.

Horizontal Foundation Cracks: a Sign of Major Trouble?

Identifying Horizontal Cracks

Horizontal cracks run parallel to the ground and are typically more serious than vertical cracks. They often indicate a significant structural problem.

Underlying Causes of Horizontal Cracks

Horizontal cracks can be a sign of foundation settlement, which can cause severe damage to a home or building if left untreated. Other causes could include:

Hydrostatic pressure from water-saturated soil
Poor drainage around the foundation
Frost heaves during colder months

Unfortunately, horizontal foundation cracks are usually serious. Have them examined by a professional to identify the underlying cause and determine if any repairs are necessary.

Advanced Repair Techniques

Horizontal cracks in a building's foundation can be a severe issue requiring extensive repair. These methods include:

Installing structural supports like steel I-beams to stabilize a foundation wall.
Installing a drain tile system and applying exterior waterproofing to reduce hydrostatic pressure.
Underpinning the foundation involves reinforcing it with helical or push piers. This can help stabilize the foundation and prevent further cracking, ensuring its safety and longevity.

Comparative Analysis: Which Is Worse?

Horizontal foundation cracks are usually more dangerous than vertical cracks because differential settlement or the pressure from water-saturated soil can compromise the foundation's structural integrity, leading to significant building instability. On the other hand, vertical cracks are generally easier to manage and may result from normal settling.

Expert Advice: Monitoring and Maintenance

Preventive Measures

One of the most essential measures is to ensure proper drainage around your home. You can prevent water damage by sloping the soil away from the foundation, cleaning gutters regularly, and using downspout extensions to direct water away from the house before release.

Regular inspection of your foundation is also crucial in preventing foundation cracks. Look for any signs of damage, such as cracks, bulges, or settling. If you notice any issues, addressing them is essential to prevent them from worsening. You may need to call a professional to assess the damage and recommend the appropriate repairs.

Following these preventive measures can help protect your home's foundation from cracks and other damage, ensuring that it stays safe and sound for years.

When to Consult a Professional

If you observe significant or expanding cracks, seeking advice from a structural engineer or foundation repair specialist is crucial. They can evaluate the severity of the damage and advise you on the appropriate course of action.

Hairline cracks are usually not a significant concern and can be easily fixed. However, if the crack is horizontal, at a 45-degree angle, wider than 1/8 inch, or broader at one end than the other, it is vital to have it checked by a professional.

Vigilance Is Key

While vertical cracks may only require simple repairs, horizontal cracks often require significant intervention because of their potential risks. Inspecting your home regularly and seeking professional advice when necessary to ensure its safety and value is essential.

By understanding the differences and implications of each type of foundation crack, you can better protect your investment and ensure the longevity of your property.

We are here to assist you if you notice cracks in your Southern California, Arizona, and Nevada home. Our team of skilled professionals is committed to ensuring that your home remains a safe and comfortable place for your family. Whether you are currently facing issues or want to prevent future ones, taking proactive action can help you worry less. We offer a free consultation to help you gain peace of mind and enjoy your home for years. Please don't hesitate to reach out to us for assistance.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Happens If Water Gets Under the Foundation of a House?

Brian Dalinghaus — Fri, 21 Jun 2024 00:00:00 GMT

What Happens If Water Gets Under a Foundation?

Water under a house's foundation can cause significant damage by putting pressure on the foundation, resulting in cracks, leaks, and structural issues. If you want to prevent water-caused foundation damage, read on to learn how to detect and mitigate it.

Effects of Water Under a Foundation

Foundations support the entire structure and protect it from natural shifts in the ground. However, they are not impenetrable to damage, particularly from water. Water under a foundation can lead to severe issues that can cost a lot of money to fix.

Concrete is naturally porous, which means that water can penetrate it on its own. When water accumulates in the ground around your foundation, it can cause hydrostatic pressure to build up and push against the foundation walls. This pressure can lead to cracks in the walls that vary in size from minor hairline fractures to more noticeable gaps. The development of these cracks allows small amounts of water to seep in. The gradual weakening of the foundation leads to more water seeping in over time, which can eventually cause irreparable damage.

Water can also erode the soil beneath the foundation, causing it to become unstable. Additionally, some soil types, like clay, expand when wet and contract when dry. These fluctuations can cause the soil to shift dramatically, and the instability can lead to uneven settling or sinking of the foundation, manifesting as cracks in walls, uneven floors, or doors and windows that jam or fail to close correctly.

Types of Foundations

Each type has unique vulnerabilities to water damage, influenced by their construction and environmental factors.

Slab Foundations

Construction: A slab foundation is a single layer of concrete several inches thick that rests directly on the ground. It is commonly used in warmer regions where the ground does not freeze and is considered the most cost-effective type of foundation.
Vulnerabilities: Since slab foundations are directly on the ground, they are vulnerable to water damage from surface water runoff. Flooding can lead to water pooling on concrete, causing seepage if improperly sealed.

Crawl Space Foundations

Construction: This foundation has a small gap (often around two feet high) between the ground and the home.
Vulnerabilities: Moisture is the primary concern for crawl space foundations, resulting in mold, rot, and deterioration of wooden supports.

By being aware of your foundation's vulnerabilities, you can make informed decisions to improve the safety and durability of your home.

Sources of Water Damage

Water intrusion can occur from multiple sources, both natural and human-induced, each contributing to foundation issues in different ways.

Natural Sources

Excessive rainfall, flooding, and rising groundwater levels are natural occurrences that can result in soil saturation around and beneath the foundation, which can cause swelling, shrinkage, or erosion.

If the house's water drainage is lacking, it can result in water accumulation under the slab. The absence of disconnected gutters or downspouts leads to excessive water dumping into the soil closest to the foundation during heavy rains. When there is no proper drainage, the soil becomes oversaturated, and this water then applies pressure against the foundation's walls and can eventually seep through. If you look around, you might see some puddles or wet spots.

Regular moisture in your crawl space during rain or snow could indicate a significant problem. Efflorescence, a white, powdery residue that appears on walls, is a visual indicator of moisture infiltration.

Human-Induced Sources

Plumbing leaks and burst pipes are also common causes of water damage. Signs of a leak include pooling water, high water bills, buckling floors, mold growth or smell, and low water pressure. Prolonged exposure to water can weaken wood that is part of or supports the foundation, eventually leading to rotting. It can also corrode metal components in the crawl space. Regular maintenance and prompt repairs can help prevent more serious issues.

Mold and Mildew

Even a minor leak can lead to mold growth and recurring problems. People often think that only extensive water damage can cause mold, but this is not true. Mold thrives in damp and humid conditions, which can degrade building materials and adversely affect indoor air quality. Mold can also cause health problems for residents, particularly those with allergies or respiratory issues. So, it is essential to fix any water damage promptly to prevent mold infestation.

Solutions and Prevention to Fix Water Under a Foundation

Addressing water damage involves immediate actions and long-term strategies to prevent future issues.

Immediate Actions

It's important to promptly address any issues with standing water around your home's foundation through professional repair to avoid serious problems, like expensive damage and mold growth.

Avoid standing in water while handling any electrical device, as it can lead to electrocution. Additionally, remove any materials and items that may attract mold. In some cases, professional assessment may be necessary to determine the extent of the damage and the best course of action.

Long-term Solutions

When dealing with water under a foundation, a professional will eliminate water under your house by applying preventative measures that include:

Routine maintenance and inspections
Crack sealing and patching
Grading and proper landscaping around the foundation
Fixing leaks
Fixing gutters and downspouts
Surface drains or French drains that route water away from the house
Improving drainage with a drain tile system

In the event of significant structural damage, advanced repair techniques may be necessary to restore the home's integrity. For example, if the damage has impacted the foundation, underpinning may be required to stabilize it. Underpinning involves excavating the soil around the house and reinforcing the foundation using push or helical piers.

Importance of Regular Professional Evaluations

A professional evaluation catches movement that is not obvious from inside the house. A floor elevation survey reads the actual slope room by room, and a look under the home shows what the water has done to the supports, so an underlying problem is identified and addressed promptly. Regular checks help in:

Preventing minor issues from developing into major repairs
Ensuring the safety of the structure
Maintaining the value of your home by addressing foundation issues before they worsen

Adhering to a schedule and checklist can significantly extend the life of your foundation and help you avoid unexpected disruptions or expenses. Always consult a qualified foundation repair specialist to tailor these recommendations to your home's needs, as local climate and soil conditions can significantly influence foundation care requirements.

Think of maintaining your home's foundation as part of your legacy. It's not just about living in it today; it's about ensuring it stands strong long into the future. You're setting yourself up for a more secure and financially stable tomorrow by preventing water damage.

Do you reside in Southern California, Arizona, or Nevada? Our free foundation evaluations and customized repair solutions ensure your home's stability. Contact us today!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Can Sagging Floors Collapse?

Brian Dalinghaus — Wed, 05 Jun 2024 00:00:00 GMT

Can Sagging Floors Collapse?

Waiting for your floors to collapse is not a good idea! Sagging floors are not only unattractive but also pose a safety hazard to the stability of your home. A sagging floor indicates that it has lost support and is at risk of collapsing into lower levels of the house. It is crucial to prioritize making repairs and call for help when you notice a shift in your floors. What is causing your floors to sag? Can it be prevented? How can it be fixed?

What Causes Floors to Sag?

A sagging floor can pose safety and structural issues on any level of the home. According to building codes, the allowable threshold for sagging is low. The creaking and groaning noises from the floor may indicate it is deteriorating. It is crucial to identify the cause of the problem, which may stem from various factors, including:

The Age of the Building

Like fine wine, homes can show their age and character, except homes don't always age as gracefully. As buildings age, their materials can weaken or decline, causing floors to sag.

When a house ages, its foundation may shift, causing the floors to become uneven. This can be a serious issue, making the house unsafe and leading to further damage if left unaddressed.

Improper Load Distribution or Excessive Weight

Overloading a floor not designed to support high loads or uneven distribution of heavy furniture can stress floor joists and cause them to bow, crack, or even collapse. That massive book collection or your gym-quality treadmill could do a number on your floors. Too much weight from people standing or jumping in an already weak floor area can also cause your floor to collapse.

Ensure that your floor's load capacity is appropriate for the intended use and that you avoid exceeding its weight limits. Regular inspections and maintenance of your floor can also help identify and address any issues before they become serious problems.

Water Damage From Humidity and Moisture

Leaks and spills might be part of life, but they're no friends to your floor joists. Exposure to groundwater or leaky pipes can weaken flooring materials, especially wooden beams, leading to sagging and even the floor collapsing.

Humid environments can also attract wood-eating pests like termites and carpenter ants, speeding up the damage to already warping floor joists. Addressing any moisture or humidity issues as part of foundation repair is crucial to preventing spongy or uneven floors and structural damage to your home.

Poor Structural Support

The most common reason for sagging floors is inadequate structural support. If floor joists bend under the weight of the materials on top of them, the floor will sag.

Having inadequate support in your home can be due to several reasons, such as poor initial installation, a lack of maintenance, or structural changes made to the building over time. In some cases, the original construction may not have included sufficient load-bearing support for the flooring, or the beams may be the wrong size. If load-bearing supports are not installed properly, a floor can collapse.

Fixing Sagging Floors

Repairing sagging floors is about fixing the immediate problem and ensuring the solution is durable and safe. If you notice that your floors are sagging, it is crucial to have a professional evaluate your place. Depending on the assessment, immediate actions such as propping up the floor with temporary supports might be necessary. The inspection will help determine the underlying cause and recommend the appropriate course of action, which could involve:

Stabilizing the Sagging Floor

If the floor joists in your home are weak and unable to support the flooring and furniture, a professional may reinforce them using sister joists.

Installing structural jack posts, or screw jacks, could be the best solution if your floors are sagging due to poor structural design. These support pillars are gradually raised to apply pressure under the sagging beams. This process can be complex, so it is crucial to have a professional with the proper expertise to assist.

Addressing Foundational Issues

If your floors and walls are sagging, it could be due to a foundation issue that requires serious under-the-house surgery. When this is the case, take immediate action to prevent further damage to your home.

One of the most common solutions to sagging is underpinning the foundation, which involves strengthening the foundation by adding support to the existing foundation or excavating and pouring new footings. Underpinning is another more extensive repair that requires the help of a professional. However, if done correctly, it can provide a long-lasting solution to your sagging problem and secure your home's safety for years.

Preventative Measures to Avoid Sagging and Collapse

It's essential to take preventative measures to avoid sagging floors that could lead to collapse. These measures may include:

Regular Inspections and Maintenance

Like any relationship, you must regularly check in with your house to ensure your floors stay smooth. It is advisable to have a comprehensive inspection of your home at least once a year. This inspection should involve looking for any signs of damage, including cracks, warping, discoloration, and soft spots. You should also check for signs of moisture, such as mold or mildew, which can indicate water damage.

Proper Load Distribution and Avoidance of Overloading Floors

Evenly distribute heavy items to help prevent cracks and damage due to excessive pressure on specific floor areas. Additionally, you must be aware of your floors' maximum weight capacity and avoid overloading them. Overloading can cause sagging, cracking, and other types of permanent damage, which can be costly. Your floors will thank you.

Use Sturdy and Durable Materials for Construction

Consider the materials used for the floor joists in your home's construction to avoid sagging floors. One of the main factors is resistance to moisture, insects, and decay. Choosing the appropriate size beams and treated lumber can protect your floors from damage caused by external factors.

Improving Drainage and Addressing Moisture Issues

To prevent further damage, ensure no water accumulates under the flooring. When water accumulates around the foundation, it can cause the soil to expand and contract, leading to cracks and shifts in the foundation. Over time, these issues worsen, so to prevent this, water needs to be directed away from the foundation through proper drainage systems and grading. Additionally, you can install gutters and downspouts, maintain adequate soil moisture levels, and avoid planting trees and shrubs too close to the foundation.

Getting to the Bottom of Your Sagging Floors

While a sagging floor might not mean your house is about to fold, it's a sign you shouldn't ignore. Stay on top of it with regular maintenance and timely repairs. Don't overlook the signs of sagging floors. Consult professionals to assess and address any issues promptly. Remember, a little care goes a long way to keeping your home safe and sound.

Whether dealing with current issues or aiming to avoid future ones, we understand how distressing it can be to have an unsafe and unleveled house. We offer assistance every step of the way for those located in Southern California, Arizona, and Nevada. Schedule a free evaluation and allow us to help you bring peace of mind and security back to your home.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

When Should You Be Worried about Slab Foundation Problems?

Brian Dalinghaus — Wed, 22 May 2024 00:00:00 GMT

When Should You Be Worried About Slab Foundation Problems?

Foundation issues can be a homeowner's worst nightmare. Slab foundations, which are prevalent in many homes, are no exception. This article sheds light on slab foundation problems, offering insights into when you should start worrying and how to address these concerns proactively.

Slab Foundation Problems: Discover the Warning Signs

Slab foundations provide a sturdy base for millions of homes and are popular in modern homes, especially in areas with stable, non-frost-prone ground. They offer a straightforward, cost-effective solution for supporting a house. Imagine a thick, flat pancake of concrete, typically four to six inches deep, laid directly on the ground. This "pancake" not only supports the weight of the home but also serves as the floor for the ground level. This simplicity, however, doesn't make them immune to issues. Let's break down the basics and then dive into common problems and their causes.

The Basics of Slab Foundations

As its name suggests, a slab foundation is a single layer of concrete poured directly onto a prepared surface of the earth. Beneath this slab, the ground is carefully compacted, and in many cases, a layer of gravel is added for drainage. Before the concrete is poured, a grid of steel reinforcing bars called rebar is laid out to strengthen the slab and prevent it from cracking under the weight of the house. Utilities like water, sewer, and electrical lines are often embedded directly into the slab, which means repairs can be more complex because they're encased in concrete.

Common Problems

Cracks: Cracks in a slab foundation can range from hairline to several inches wide. While minor cracks are often cosmetic, larger ones can indicate structural problems. Cracks typically occur due to soil settling beneath the slab, expansion, and contraction of the ground with temperature changes or excess moisture affecting the soil.
Settling or Sinking: Over time, parts of the foundation may sink or settle more than others, which can happen when the soil underneath isn't compacted evenly or changes due to moisture levels. Sinking can lead to uneven floors inside the home and difficulty operating doors and windows.
Moisture Issues: Water is a common adversary of slab foundations. Poor drainage around the home can lead to water pooling around the base, seeping under the slab, and causing soil expansion or contraction. This uneven soil movement can lead to cracks and settling. In addition, moisture can seep through the concrete slab itself, leading to dampness inside the home.

Underlying Causes

Soil Type and Preparation: The type of soil your home is built on and how well it was prepared can significantly impact the health of your slab foundation. Clay soils, for example, expand and contract with moisture changes more than sandy soils, leading to more movement under the slab.
Drainage: Proper drainage keeps water from pooling around the foundation. Inadequate drainage can cause soil to erode or expand, stressing the foundation.
Construction Quality: The quality of construction, including the preparation of the site, the mixing and pouring of the concrete, and the installation of rebar can all affect the durability of a slab foundation.

Early Warning Signs of Slab Foundation Problems

Recognizing early warning signs of slab foundation problems allows for early intervention, potentially preventing minor issues from escalating into significant structural problems that can be way more costly. Some symptoms and conditions require expert analysis and treatment. Here are several indicators that could signal problems with your slab foundation:

Cracks in the Floor or Foundation: Small hairline cracks in the concrete slab are not uncommon and often not a cause for alarm. However, wide cracks, growing or appearing in a pattern, should be inspected by a professional.
Cracks in Walls or Above Doors and Windows: Look for cracks in the drywall, especially around door frames and windows or where walls meet ceilings. Zig-zag cracks or those that appear to be pulling apart could point to foundation issues.
Doors and Windows Sticking or Not Closing Properly: Doors and windows that were once easy to open and close but now stick or won't shut entirely could signal foundation movement.
Uneven or Sloping Floors: Noticeable dips or slopes in the floor or feeling a tilt as you walk can be signs of foundation settling or heaving.
Gaps Around Exterior Doors or Windows: Gaps between door or window frames and the exterior wall might indicate foundation shifting.
Increased Difficulty in Operating Plumbing Fixtures: If you start having unusual problems with your plumbing, such as leaks or blocked pipes, the cause might be foundation movement affecting the pipes embedded in or running beneath the slab and can cause pipes to bend, break, or disconnect.
Water Pooling Near the Foundation: Water accumulating around the base of your home after rain or noticing that the soil always seems wet in certain areas can be a sign of poor drainage. Continuous water exposure can weaken soil consistency, leading to soil shift under the foundation.

If you notice any of these signs, it's advisable to consult with a foundation repair specialist who can assess the problem and recommend appropriate measures.

Preventive Measures and Maintenance

Maintaining your slab foundation isn't just about avoiding costly repairs but protecting your home. Here's how you, as a proactive homeowner, can keep it in tip-top shape:

Regular Inspections: Regular foundation inspections are vital, just like seeing a doctor for a health check-up. Walk around your home twice a year. Look for new or widening cracks in the foundation, uneven flooring inside, or jammed doors and windows. These checks help catch problems early, making solutions simpler and less expensive.
Master Your Water Drainage: Ensure your gutters are clean and downspouts direct water 5 feet from your home. If you have persistent pooling issues, consider installing a French drain. Ensuring water flows away from your foundation can dramatically reduce risks.
Thoughtful Landscaping: Landscaping can do more than beautify your property; it can protect your foundation. When planting, keep trees with extensive root systems far enough away so they don't grow underneath your slab, which can cause lifting or shifting. Use mulch in your flower beds to help retain moisture during dry spells and ensure the soil slopes away from your home, aiding in proper drainage.
Repair Small Cracks Promptly: Small cracks can often be filled with epoxy or other sealants, preventing water from seeping in and worsening the problem. Consider it a minor fix today to avoid a major headache tomorrow.

When to Call a Professional

Not all foundation issues require professional intervention, but knowing when to call in the experts is crucial. If you notice significant changes, such as large cracks, doors that won't close, or considerable water pooling issues, it's time to call in a professional. Foundation repair specialists can offer far more effective and permanent solutions than anything you can do alone. Investing in professional repairs can significantly extend the life of your foundation, and your home.

What a Professional Will Do

Detailed Inspection: A foundation specialist will conduct a thorough inspection of your property, using specialized tools and expertise to assess the extent of the damage and identify the root cause, including checking the floor level, examining the walls and foundation for cracks, and looking for signs of soil movement around the home.
Provide a Detailed Report: After the inspection, you'll receive a report detailing the findings, including any issues discovered and the recommended repairs. This report can provide clarity by outlining specific actions to take.
Tailored Solutions: Every home and foundation issue is unique. Professionals can offer repair options tailored to your specific situation, whether installing piers to stabilize the foundation, injecting polyurethane foam to lift and level the concrete, or improving drainage around the home.
Long-term Recommendations: Beyond immediate repairs, a foundation repair specialist can provide advice on preventing future issues, such as maintaining proper drainage, landscaping tips, and how often to monitor your foundation for changes.
Additionally, reputable companies will offer follow-up services to ensure the repairs hold up over time.

Taking Action on Foundation Concerns

Your home is likely one of the most significant investments you'll make. Protecting your slab foundation is more than maintaining its structural integrity; it's about safeguarding your investment and the safety of those inside. You can protect your home from serious structural damage by understanding the warning signs, taking preventive measures, and knowing when to seek professional help.

When you notice signs indicating severe foundation problems, calling in a professional isn't just a step toward repair but peace of mind.

If you live in Southern California, Nevada, or Arizona and have concerns about your foundation, Dalinghaus Foundation Repair can help. Our team has extensive experience and can answer any questions you may have. Contact us today to schedule a free evaluation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why the Floors in Your House Are Sinking and How to Fix Them

Brian Dalinghaus — Fri, 17 May 2024 00:00:00 GMT

Understanding the Causes of Floor Sinking

When your house's floors start to slope or sink, it's not just an eyesore, it's a sign that something bigger might be wrong. Imagine your home is like a giant Lego structure sitting on a pile of dirt. If the dirt underneath starts to move or isn't strong enough, your Lego house can begin to tilt or even sink in some spots.

If you notice your floors dipping, it's a heads-up that a problem needs your quick attention. Often, this happens because the ground under your house is settling or shifting, there's inadequate foundation support, or there's been some water-related damage. Figuring out what's causing the issue early on can save you from spending much more on repairs.

Early Signs of Sinking Floors

Keep an eye out for early warning signs around your house. If you see cracks in the walls or floors, doors and windows that don't shut properly, or if the floors feel uneven, these are red flags.

If your floors dip or slope, it's easy to spot. You might notice that the floor looks tilted or that objects roll across it. These signs indicate that the foundation has settled improperly, resulting in the sloping of the floors.

Catching the symptoms of floors sinking in your house can help prevent more significant structural problems later.

How Do I Know If My Floor Is Collapsing?

Sagging floors are not only unsightly, but they can also be dangerous. A sagging floor indicates that it has lost support and may eventually collapse into lower levels of the home. The overall structure of your home could be at risk. To figure out if your floor might soon collapse involves monitoring for more severe symptoms beyond the early signs of sinking:

Sloping Floors: You might notice that your floors aren't flat. They could lean to one side, dip in the middle, or have spots that feel higher or lower than others. The floors might feel squishy or bouncy when you walk on them.
Unusual Noises: If you hear your floors or walls making creaking, cracking, or popping noises, it means something moving that shouldn't be.
Difficulty Operating Doors/Windows: There is increasing difficulty in opening or closing doors and windows due to frame distortion.
Visible Foundation Gaps: Gaps between the foundation and the main structure signify severe settling or shifting.

Recognizing these signs early is extremely important because it allows for timely intervention, which can help mitigate the risk of a complete and catastrophic failure.

Why the Floors in Your House Are Sinking and How to Fix Them

If you've noticed that the floors in your house are starting to sink or feel uneven, it could be due to a few reasons, and each has its solution. Here are the predominant causes and their respective fixes:

Soil Settlement: Imagine the ground under your house like a squishy mattress. Over time, this "mattress" can get squished down more in some places than others, especially if your house is a bit older. The compacted soil beneath your home can make your home lean or tilt because the foundation, the concrete base that your house sits on, doesn't even have support anymore. Settlement is common in older homes. Fix: This is kind of like propping up a wobbly table leg. Professionals can add supports called piers or pilings underneath your house. These supports go down into the ground until they hit a solid layer of soil that doesn't squish down. Underpinning the foundation with piers or pilings can stabilize the structure by transferring the weight to more stable soil layers, making your floors level again.
Excessive Moisture: Water from leaks causing wood rot, poor drainage, or flooding can erode or soften the soil under the foundation. Fix: Implementing proper drainage systems and repairing leaks can mitigate water damage. In some cases, slab jacking, which involves injecting a mixture beneath the slab to raise it, can correct the sinking.
Tree Roots: Big tree roots can grow under your house and make the foundation uneven, causing parts of it to lift or sink. Fix: Removing the trees and repairing the foundation with underpinning methods can address the issue.
Construction on Unstable Soil: Building on expansive clay, peat, or fill soils can lead to foundation problems. Fix: Soil stabilization techniques, such as chemical injection or replacing the unstable soil with a stable material, can provide a long-term solution.
Aging Infrastructure: Houses age, and like people, they can settle into their spots. As buildings age, the natural settling process can lead to the floor sinking, primarily if the initial construction does not provide sufficient support. Older buildings often have wood-framed foundations, which can get damaged over time by bugs, water, or the weather. Fix: Structural reinforcement or foundation underpinning can remedy the impact of aging.
Poor Construction Practices: Inadequate soil compaction, undersized beams, or improper foundation laying can lead to later foundation issues. Fix: You can fix these mistakes by ensuring the foundation is solid via underpinning or another repair solution.
Seismic Activity: Earthquakes and other seismic events can shift the ground, disturbing the foundation's integrity. Fix: Seismic retrofitting, involving strengthening existing structures, can enhance resistance to earthquake activities.

Keeping Your Home's Foundation Strong and Fixing Problems

Preventive measures and timely repair play pivotal roles in addressing floor sinking. To keep your home in good shape, here's what you can do:

Regular Inspections: Hire experts for annual inspections to check your house and identify potential issues early on.
Proper Drainage and Soil Grading: Ensure adequate water drainage around your home. Water accumulation around the foundation is a leading cause of soil settlement. Ensure the landscape around your home slopes away from the foundation. Proper grading prevents water from pooling around the base, reducing the risk of soil settlement and water damage.
Foundation Waterproofing: Applying waterproofing measures to your foundation can protect against moisture intrusion, a common cause of soil weakening and settlement.
Use of Helical Piers: For homes experiencing minor to moderate sinking, installing helical piers can offer a less invasive solution. Imagine giant screws; these piers are twisted deep into the ground until they hit a solid layer of earth. Then, they're attached to your house's foundation to give it a sturdy lift and prevent further sinking. It's like giving your home a solid pair of boots to stand in, and it doesn't tear up your yard!
Monitoring Moisture Levels: Keeping an eye on how humid or moist your house is can save you some headaches. If it's too damp inside, the wood in your home (like in the floors or the structure) can rot or bend out of shape. That could make your floors uneven or cause more sinking. Think of it as ensuring your house isn't taking an unwanted bath. Keeping things dry helps prevent a floor from sinking.
Professional Soil Testing: Consider professional soil testing before undertaking significant landscaping or construction projects near your home. Understanding the composition and stability of the soil can guide appropriate building practices, helping ensure your project goes smoothly and safely.

Choosing the Right Professional Help

When fixing your home, especially when doing monumental repairs like the foundation, selecting experienced and reputable professionals is super important. You want to find experts specializing in foundation repair and soil management with specific expertise in structural engineering. Their insight and knowledge ensure the chosen solution effectively addresses the underlying problem, offering peace of mind and a clear direction for necessary repairs or preventative measures.

If you're located in Nevada, Southern California, or Arizona, scheduling a free evaluation will connect you with a Foundation Repair specialist who can discuss your home's sinking floors and conduct a thorough examination.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Are Foundation Jacks and How Are They Used?

Brian Dalinghaus — Fri, 10 May 2024 00:00:00 GMT

Foundation Jacks

Foundation jacks are more than just tools; they are the guardians of your home's structural integrity. They come to the rescue when the ground beneath your home decides to shift, settle, or betray the structures it supports. Foundation jacks apply mechanical or hydraulic force to raise the foundation to its original level and provide ongoing support to prevent future settling. These jacks are super important because they stop extensive damage before it happens and fix any current issues without costing a fortune. So, how do these jacks work, and why are they crucial for stopping your house from getting uneven or damaged? Let's dive in.

Understanding the Ground Beneath: Soil Dynamics and Foundation Health

Before delving into the mechanics of foundation jacks, it's crucial to grasp the underlying cause they combat: soil dynamics. The soil beneath our homes is more active than it seems. Soil isn't just dirt; it's a living, breathing entity that reacts to water, weight, and vibrations. It expands, contracts, and shifts in response to moisture levels, weather conditions, affecting everything that rests on it.

Different soil types have distinctive characteristics. Sandy soil drains water quickly but might shift easily, while clay holds water and can expand, putting pressure on foundations. Foundations act as a building's feet, distributing its weight evenly across the soil. They should be designed to consider the local soil, similar to footwear based on the terrain.

Foundation jacks are effective for repairs, but prevention is always better. Water is essential but can be a hazard for foundations. To maintain foundation health and reduce the need for jacking, ensure proper drainage to prevent soil erosion and water accumulation, conduct regular inspections, and avoid planting large trees close to your home.

Seeing cracks in walls, doors that won't close properly, and uneven floors are like the soil whispering, "We need to talk." These signs indicate that the foundation is stressed and needs attention before things escalate. If you already notice signs of foundation settling, consider using foundation jacks. It's always best to consult a structural engineer or foundation repair specialist to assess your home's needs.

The Mechanics of Foundation Jacks

Foundation jacks are remarkable mechanical devices that lift, support, and stabilize structures. They use hydraulic or mechanical power to counteract natural forces that can compromise a home's foundation. Similar to a specialized car jack, they are placed under a sagging floor joist during framing repair to lift and support parts of the house. The goal is to achieve a level floor system and prevent foundation failure. The concept behind a foundation jack is simple yet ingenious, leverage and hydraulic pressure work together to lift heavy structures with precision and control.

Anatomy of a Foundation Jack

A foundation jack consists of several key components, each playing a crucial role in its operation:

Base Plate: This is the foundation jack's anchor, providing stability and spreading the load over a larger area to prevent sinking or damage to the foundation.
Lifting Mechanism: Depending on the type of jack, this could be a hydraulic cylinder or a screw. This is the jack's heart, where the actual lifting action happens.
Handle or Pump: For manual jacks, a handle operates the screw mechanism. Hydraulic jacks, on the other hand, have a pump that controls the flow of hydraulic fluid, enabling the lift.
Adjustment Mechanism: This allows for precise adjustments, ensuring the foundation is elevated to the desired level.
Support Column: Once the foundation has been lifted, the support column (or pier, in the case of piering systems) is placed under it to maintain the new height and provide ongoing stability.

Types of Foundation Jacks and Their Impact on Foundations

Foundation jacks come in various forms, each designed to address specific issues and soil types. Here's a closer look at the most common types:

Hydraulic Jacks: Known for their power and efficiency, hydraulic jacks use fluid pressure to lift and support heavy loads. They're ideal for significant adjustments and can achieve high precision.
Screw Jacks: These jacks function using a screw mechanism, allowing for precise and gradual adjustments. They are commonly utilized for minor modifications and are highly valued for their simplicity and reliability.
Piering Systems: This is not a jack per se but a related system for lifting a house to repair a foundation. Piering involves driving vertical steel posts through unstable soil to reach bedrock or stable soil layers while monitoring the pressure and torque. Once the piers reach those stable layers, hydraulic jacks lift the foundation to the desired level, and the piers are locked to support it. This solution can lift your home, level it, and repair cracks while improving door and window function.

Foundation jacks provide long-term support for your home. The installation involves temporary and permanent posts and beams over new footings. Proper installation and maintenance can last for decades, providing stability and safety.

The Step-by-Step Process of Using a Foundation Jack: Why Professional Involvement Is Crucial

Foundation repairs can be daunting. While doing it yourself might be tempting, the complexity and risks call for professional expertise. Installing foundation jacks requires accuracy and a deep understanding of structural dynamics. Here's a step-by-step look at how foundation jacking is commonly carried out, underscoring why it's a job best left to the professionals.

Professional Assessment: The process starts with a thorough foundation assessment conducted by a structural engineer or a specialized foundation repair professional to determine the extent of the damage, soil condition, and the best approach for repair.
Customized Repair Plan: A personalized repair plan is created based on the assessment, considering the specific needs of your foundation, the type of jack needed, and the extent of lifting required.
Clearing the Area: Before any work begins, the area around the foundation must be removed. This may involve excavating parts of the surrounding land to access the foundation directly.
Stabilizing the Work Area: It is vital to ensure the work area is stable and safe for the repair team and equipment. It sometimes involves creating temporary support for the structure.
Strategic Placement: Foundation jacks will be thoughtfully placed at key points under the foundation. The exact positioning is critical and is determined based on the structural assessment to ensure even lifting and to avoid causing further damage.
Ensuring Stability: Each jack has a base plate to distribute weight evenly, preventing sinking into the soil and maintaining stability during the lift.
Gradual Lifting: The foundation is gradually raised to prevent sudden shifts that could harm the structure. Depending on the severity of the situation, this process can take several hours or even days.
Monitoring and Adjustment: The progress is monitored throughout the lifting process, and adjustments are made to ensure the foundation is raised evenly and to the correct height.
Permanent Supports: Once the foundation is raised to the desired level, permanent supports, such as piers, pilings, or other stabilization devices, are installed to maintain the new height, depending on the repair strategy.
Final Adjustments: With the supports in place, final adjustments are made to ensure the foundation is perfectly aligned and stable.
Restoring the Site: The foundation repair is complete, and the site is restored by filling excavations, removing temporary supports, and ensuring the area's cleanliness and safety.
Post-Repair Inspection: A final inspection ensures the repair work's structural integrity and assesses foundation stability to meet safety and longevity standards.

The Importance of Professional Involvement

Professionals with specialized knowledge, experience, and equipment are crucial for every step of this process. They understand the complexities of different types of foundations and soil conditions and have access to the necessary specialized tools for the job. Their expertise ensures that the work is safe, efficient, and satisfactory, minimizing the risk of further damage.

Risks of DIY Foundation Jack Attempts

Attempting to lift a foundation without the proper expertise poses significant risks, including:

Further Damage to the Foundation: Incorrectly placed jacks or uneven lifting can cause additional cracks or structural failure.
Personal Injury: Foundation repair involves significant weight, and misuse of jacks can lead to serious injury.
Financial Risk: Mistakes in DIY foundation repair can lead to more extensive damage, significantly increasing repair costs.

While some foundation repairs may appear doable as DIY projects, installing foundation jacks requires specialized knowledge and equipment. For optimal safety and effectiveness, it is crucial to seek professional assistance for the repair.

Why Foundation Jacks Matter

We've talked a lot about foundation jacks. They're essential for keeping your house stable and safe. Remember them as the unsung heroes holding up your home, especially when the ground underneath isn't playing nice.

Choosing the proper foundation jack depends on your soil, your house's needs, and your budget, but making that choice is crucial. If you ignore signs that your foundation is having issues, you risk the house's structure and the safety of everyone inside. Plus, fixing problems can save you a ton of money and stress.

Remember, it's all about taking action before things get worse. Keep an eye on your foundation, and feel free to bring in the pros if something seems off. If you suspect your home's foundation needs jacks, contact us for a free evaluation in Southern California, Arizona, or Nevada. We'll provide a free repair estimate if required. That way, you can keep your home safe, sound, and strong for a long time, all thanks to the help of foundation jacks.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Much Foundation Settlement is Normal?

Brian Dalinghaus — Mon, 06 May 2024 00:00:00 GMT

Most homeowners understand that some amount of foundation settlement is normal. Still, many people remain unaware of how much settlement is ok and how much should cause them to seek a foundation settlement repair service.

Two Types of Foundation Settlement

There are two main types of foundation settlement, uniform and differential. Uniform settlement refers to when a building settles into the ground uniformly across its foundation. This means that all parts of the structure will settle at the same rate, and the building will maintain its original shape and alignment. Uniform settlement is pretty normal and usually nothing to worry about.

On the other hand, differential settlement occurs when different parts of a building settle at different rates. This can result in uneven settlement and cause the building to become distorted. Differential settlement is usually caused by variations in soil composition, density, and moisture content across the foundation. For example, if one side of a building is built on a weak soil layer and the other side is built on a strong soil layer, the weaker side will settle more than the stronger side, causing differential settlement.

What Causes Differential Settlement?

There are numerous factors that can cause differential foundation settlement, including soil type and composition, groundwater levels, changes in moisture content, and soil compaction.

Different types of soil have varying load-bearing capacities, and some are more prone to settling than others. For example, clay soils are notorious for their tendency to shrink and swell with variations in moisture content, leading to differential settlement. Similarly, sandy soils may be prone to consolidation and settling when subjected to heavy loads.

Groundwater levels also play a crucial role in differential foundation settlement. If the groundwater level rises, it can saturate the soil, making it less stable and more prone to settling. Conversely, if the groundwater level drops, the soil can become dry and brittle, leading to cracking and settlement.

Changes in moisture content can also cause differential settlement. For instance, during periods of heavy rain, the soil may become saturated and lead to uneven settling. Conversely, during periods of drought, the soil may shrink and cause cracking and settling.

Lastly, soil compaction is another significant factor that can lead to differential foundation settlement. If the soil is not properly compacted before construction, it can lead to uneven settling over time, leading to structural damage and instability.

Common Signs of Differential Settlement

The list below shows a few of the indicators that the settlement you see is not normal and calls for foundation settlement repair:

Cracks in your foundation: Differential settlement is likely to leave cracks in your foundation. These cracks are often wide and long. In most cases, a crack resulting from differential settlement will be more than one-eighth of an inch wide and may grow over a short time.
Sloping floors: The uneven nature of differential settlement results in floors that pitch in one direction or another. These sloping floors can occur at any level of your home.
Stuck windows: If you experience differential settlement, the windows on all levels of your home may become difficult to open and close.
Jammed doors: Similar to the previous issue, differential settlement will also make any doors in your home difficult to open and close.
Drywall cracks: You might see cracks in your walls after differential settlement.
Drainage problems: Differential settlement could potentially affect your drainage system. Therefore, water-related issues may be a sign of uneven foundation shifts.

How Professionals Repair Differential Foundation Settlement

Before we discuss how a professional will repair your differential foundation settlement, it is crucial to note that this is not a project you can take on independently. Performing DIY foundation repairs is likely to be unsuccessful and unsafe. Only an experienced foundation professional can accurately diagnose your foundation issue and match you to the ideal solution.

When you experience differential settlement that requires foundation settlement repair, the team you hire will likely use piers to solve the issue. These piers come in two leading forms, helical and push, both of which serve a similar purpose.

Your foundation team will insert these piers into the earth until they reach firm strata. After reaching firm strata, the foundation team will attach the piers to your foundation via a sturdy bracket. Using this connection, the foundation team will lift your home as much as possible. This process also holds your foundation in place to prevent future settlement. When the project is complete, you can expect your foundation to avoid settlement issues and have greater strength overall.

Tips on How to Prevent Differential Foundation Settlement

One of the most significant contributors to foundation problems is excess moisture in the soil. Groundwater is the primary culprit, as it can weaken the soil and cause it to shift. As a result, homeowners must take steps to control and manage the groundwater around their foundation. Here are some ways to do that:

To prevent excess moisture from building up around the foundation, homeowners must first ensure that the yard is correctly graded. If the ground slopes towards the foundation, water will accumulate around its base, causing the soil to become saturated. Regrading the yard is a simple solution that can help channel water away from the foundation.
In addition to regrading the yard, regular gutter maintenance is essential. Clogged gutters can cause water to overflow and pool around the foundation, resulting in soil saturation. To avoid this issue, homeowners must clean their gutters regularly and ensure that they are free of debris.
Another effective preventative measure is the use of downspout extensions. These extensions direct water further away from the foundation, preventing it from seeping into the soil.
Finally, installing a drain tile system can help channel excess groundwater away from the foundation. This system is composed of perforated pipes buried around the perimeter of the foundation. These pipes collect water and direct it away from the foundation, reducing the risk of soil saturation.

Get the Help You Need for Foundation Settlement Repair

If you live in Southern California, Nevada, or Arizona and have concerns about the settlement your foundation has experienced, contact the team at Dalinghaus Foundation Repair. We have extensive experience providing foundation repair and can offer you a wide range of other essential construction services. Contact us today to learn more.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Tell if the Crack in Your Wall is a Problem

Brian Dalinghaus — Mon, 29 Apr 2024 00:00:00 GMT

A crack in the wall can appear at any time. As you might guess, some wall cracks are far less harmless than others. Meanwhile, some cracks should prompt you to seek professional assistance as soon as possible.

We aim to clearly define the differences between wall cracks you should worry about and wall cracks that are of little concern. We'll also share some actions you should take if you notice a worrisome crack.

Signs a Wall Crack Is Something to Worry About

The list below shows a few signs that your wall cracks indicate a structural issue. If you notice any of these indicators, you should contact a professional contractor:

A lengthening crack: Notice the length of the crack in your wall. It is less likely to cause an issue if it remains the same. However, if your crack gets longer, it likely indicates a structural concern.
Cracks that get wider: It's also crucial to evaluate the width of a crack. Any crack that becomes wider often reveals a structural concern.
Water leaking through the crack: If any crack in a wall allows water to get through, assume it is a problem. These cracks indicate a structural or drainage issue, whether they appear in your foundation or anywhere else throughout your home.
Horizontal, diagonal, and stair-step cracks: Pay close attention to horizontal, diagonal, and stair-step cracks. These are the most problematic. A single, hairline vertical crack in a poured concrete foundation wall usually isn't anything to worry about. It was probably caused by shrinkage during the concrete curing process. However, a series of vertical cracks next to each other is a bad sign.

While there are other signs that a crack is severe, the ones in the list above are the best indication that you need support from a professional. Likewise, any crack that causes concern, whether it meets the above criteria, is worthy of a professional inspection.

Harmless Wall Cracks

If you notice any of the crack types in the list below, there is an excellent chance that the cracks you see are nothing to worry about:

Shrinkage is a natural part of the concrete curing process, often resulting in hairline cracks.
Uniform settlement cracks: If you are a homeowner, you have likely heard of foundation settlement. In the first year after construction, it is standard for your foundation to experience a small amount of uniform settlement. This type of settlement can also cause hairline cracks that should not bother you.

The critical point to remember is that any harmless cracks should be small in length and width. These hairline cracks are often no issue. However, if they cause you to worry, having your wall cracks checked out does not hurt.

What Causes Wall Cracks?

Common causes of wall cracks include the following:

Differential foundation settlement: Earlier, we mentioned that a small amount of uniform settlement is typical. However, differential settlement is problematic. Differential settlement involves uneven foundation shifts. Either way, they cause cracks in your foundation and throughout the floors of your home.
When the soil surrounding your foundation becomes saturated, the resultant hydrostatic pressure can overcome the strength of your walls. Excessive hydrostatic pressure can cause cracks and many other issues.
Poor installation: Regardless of your wall's materials, a poor installation process can cause your walls to crack and break. A builder can mix concrete incorrectly. A drywall installer can also perform their job incorrectly. No matter the source, you can expect your walls to develop cracks quickly if the installation was improper.
Structural issues: Perhaps your installer did not include enough joists or spaced them incorrectly. If that's the case, the first sign might be cracks in your walls, floors, or ceilings. The same is true for other structural issues, including truss uplift, removing a weight-bearing wall, and much more.
Humidity problems: If the crack in your wall is present in drywall, it can result from changes in humidity or temperature. Extreme changes in air moisture or temperature cause drywall to expand and contract. This change in size can cause cracks in your walls.

There are other reasons why a crack may form in your wall. However, the reasons listed above are some of the most common. If you notice any of these signs, contact your wall professional as soon as possible.

Repairing Wall Cracks

While there are many sources of wall cracks, there are multiple repair options as well. Below are some of the most prevalent resolutions an expert contractor may suggest:

Resolve differential foundation settlement: If the cracks in your wall result from differential foundation settlement, you'll need to find a foundation specialist to perform the repairs. These specialists use foundation piers to resolve this issue. The piers are inserted into the earth until they reach firm strata. Once the piers are in place, the foundation team can level your home and prevent future cracks due to settlement.
Relieve hydrostatic pressure: To relieve hydrostatic pressure issues, the foundation team will excavate around the foundation and install a drain tile system to prevent excess moisture from building up in the ground. Once that's in place, they will repair the wall cracks caused by the hydrostatic pressure. They may use carbon fiber straps, wall plate anchors, or some other method to stabilize the wall and repair the crack.

Find the Right Help for the Crack in Your Wall

Whether you suspect an issue with your home or are certain your house has structural issues, you should not attempt to resolve them alone. Instead, a better approach is to hire a professional contractor to evaluate the cracks for you.

At Dalinghaus Foundation Repair, we are well-versed in any issue that can occur on your walls, floors, or ceilings. If you live in Southern California, Arizona, or Nevada and have cracks you are worried about, call us. We can evaluate your cracks and provide various other essential construction services.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Uneven Floor Repair: Dos and Don'ts

Brian Dalinghaus — Wed, 24 Apr 2024 00:00:00 GMT

If you're looking for repair solutions for uneven floors online, you'll find numerous sources offering DIY fixes and quick solutions. However, before you invest your time and money in these repairs, take a moment to read this article. We'll discuss why your floors may be uneven, the importance of timely repairs, and the correct way to repair your sloping floors. By doing so, you'll avoid the headache of multiple temporary fixes.

Most Common Causes of Uneven Floors

Uneven or sloping floors can indicate underlying issues in a building's structure or foundation. Some of the most common causes include:

Foundation Settlement, Over time, the soil beneath the foundation may settle unevenly, leading to differential settlement and causing sections of the foundation to sink or shift. Uneven settling of your foundation can result in sloping or uneven floors throughout the building.
Poor Soil Conditions, Expansive soils, such as clay soils, can expand and contract with changes in moisture levels, leading to uneven settling of the foundation. Similarly, poorly compacted or loosely packed soils may compress under the weight of the building, causing the foundation to sink or settle unevenly.
Water Damage, Water intrusion and moisture problems can compromise the foundation's structural integrity and lead to uneven floors. Excessive moisture can weaken the soil beneath the foundation, causing it to erode or shift over time. It can also lead to the rotting of wood and the deterioration of support beams, causing the floors to sag or slope in certain areas.
Poor Construction Practices, Inadequate construction techniques or substandard building materials can lead to structural problems and uneven floors. Improperly installed footings, inadequate reinforcement, or insufficient support beams may result in uneven floors.
Termite Damage, Termite infestations can weaken wooden support beams, floor joists, and subflooring, causing them to sag or settle unevenly.
Natural Disasters, Earthquakes, landslides, or other geological events can disrupt the soil and foundation, leading to differential settlement and uneven floor surfaces.

How Can You Tell If Your Floor Is Uneven?

While some homeowners can readily tell by looking at their floors that they are uneven, it can be harder to spot sloping floors during the early phases of foundation settlement or crawl space damage. If you are unsure whether your floors are genuinely uneven, try looking for the following signs:

Dizziness or Tripping, If you start to feel dizziness or vertigo while walking around your home, this could be a sign of uneven floors. Also, the floor could be uneven if you trip or have an uneven gait while walking through certain areas of your home.
Rolling Objects, Place a marble or small ball on the floor. If the object rolls or moves in a particular direction, it may indicate sloping or unevenness of the floor.
Creaking or Squeaking Sounds, Uneven floors may produce creaking or squeaking sounds when walked upon, especially in areas where the floorboards or subflooring are uneven or not adequately supported.
Separation of the Floor and Wall, If you notice uneven gaps between your baseboards and the floor, your floor is likely sloping.

Why Shouldn't You Ignore Uneven Floors?

Ignoring uneven floors can lead to several potential issues, including safety hazards, structural damage, and decreased property value. Here are some reasons why you shouldn't ignore uneven floors:

Safety Hazards, Uneven floors pose a tripping and falling hazard, especially for elderly individuals, children, or those with mobility issues.
Structural Damage, Uneven floors may indicate underlying structural problems, such as foundation settlement, rotting wood, or termite damage. Ignoring these issues can allow them to worsen over time, potentially leading to more extensive structural damage and costly repairs.
Increased Wear and Tear, Uneven floors can cause excessive wear and tear on flooring materials, such as hardwood, laminate, or tile. Uneven surfaces may cause tiles to crack, hardwood to warp, or carpet to wear unevenly, creating the need for premature replacement.
Decreased Property Value, Uneven floors can detract from the overall appearance and value of the property. Potential buyers may view uneven floors as a red flag indicating structural problems or deferred maintenance.

Other Signs You May Have Foundation Issues

Identifying whether uneven floors are due to foundational issues is difficult without professional inspection. However, you may also notice other problems that point to foundation damage, such as:

Visible Cracks, Cracks in the foundation, walls, floors, or ceilings are often one of the most obvious signs of foundation problems. These cracks may be horizontal, vertical, diagonal, or stair-step patterns and can vary in width and length.
Doors and Windows are Misaligned, Difficulty opening or closing doors and windows, or doors and windows that no longer latch properly, may indicate foundation movement or settlement. Gaps between window or door frames and the surrounding walls may also suggest that the foundation has shifted or settled unevenly.
Bowed or Leaning Walls, Walls that appear to bow, lean, or tilt inward or outward may indicate foundation movement or structural issues.
Stair-Step Cracks in Brick or Masonry, Stair-step cracks in exterior brick or masonry walls are a telltale sign of differential settlement.
Moist Crawl Space, Water in the crawl space is a sign of foundation issues caused by cracks or gaps that allow water infiltration.

How to Properly Repair an Uneven Floor

Properly repairing an uneven floor requires understanding and resolving the source of the problem. Consider the following solutions:

Foundation Underpinning, If your foundation is settling unevenly, you may need push or helical piers installed. Push and helical piers connect your home's foundation to stable strata or bedrock and raise it to the maximum practical level, offering permanent stability and leveling your floors.
Crawl Space Jacks, If your floors are sloping because the floor joists lack sufficient support, crawl space jack support can lift and stabilize the floor.
Post and Pad Replacement, Posts and pads in your crawl space can deteriorate over time, leading to sloping or sagging floors. In some cases, replacing the posts and pads is the best way to repair your uneven floor.

DIY Repairs for Uneven Floors You Should Avoid

Repairing uneven floors can be a complex and potentially risky task, particularly if you lack the necessary expertise or experience. Attempting DIY repairs without proper knowledge or professional guidance can lead to further damage or safety hazards. Here are some DIY uneven floor repairs to avoid:

Self-leveling Compound, While self-leveling compounds can be effective for minor leveling or patching uneven floors, they may not address underlying structural issues or provide long-lasting solutions. In some cases, using a self-leveling compound can exacerbate the root problem by adding weight to a weak subfloor.
Adding New Flooring Materials, Installing new flooring materials, such as laminate, hardwood, or tile, over an uneven subfloor can exacerbate the problem and lead to premature wear and damage to the new flooring. Uneven subfloors should be leveled appropriately and prepared before installing new flooring materials to ensure a stable and durable surface.
DIY Jacking or Shimming, Attempting to lift or level sagging floors yourself by jacking or shimming can be dangerous and may cause further damage to the structure. Improperly applied force or inadequate support can lead to structural failure, injury, or property damage.
Overlooking Moisture Issues, Ignoring moisture issues or failing to address them before attempting repairs can lead to mold growth, wood rot, and structural damage over time.
DIY Foundation Repairs, Attempting DIY foundation repairs, such as patching cracks or concrete leveling, without proper knowledge or expertise can result in ineffective repairs and may worsen the problem. Foundation repairs require specialized equipment and techniques and should be left to qualified professionals.

Don't ignore your uneven floors any longer. Find out if your uneven floors are due to foundation damage or just a few damaged pads by scheduling an inspection with our foundation repair experts. At Dalinghaus Foundation Repair, we pride ourselves on offering our customers the necessary information and repair services to provide them with peace of mind for decades. Contact us today if you live in Southern California, Nevada, or Arizona.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Retaining Wall vs. Pony Wall

Brian Dalinghaus — Fri, 19 Apr 2024 00:00:00 GMT

If you have considered adding walls to your landscape, there is an excellent chance that you have heard of retaining and pony walls. However, you may not clearly understand the similarities and differences between a retaining wall vs. a pony wall.

The purpose of this article is to explain what these two wall types are, how they are the same, and the critical ways in which they differ from one another. By the time you finish reading, you'll have a better idea of which type of wall is best for you.

What Is a Retaining Wall?

A retaining wall is a vertical structure allowing only one face to remain visible. While you can see the front of a retaining wall, the back side will be embedded into the earth or a hillside. This distinction in the visual characteristics of a retaining wall implies its primary purpose. The purpose of a retaining wall is to hold back the earth and allow the slopes below and above it to become less steep.

A retaining wall is an efficient way of dealing with grade changes that appear on your property. By installing a retaining wall, you can reduce the steepness of your landscape and create usable outdoor areas either below the wall, above it, or both.

What Is a Pony Wall?

A pony wall, sometimes called a garden wall, is much different in its purpose than a retaining wall. Pony walls are often freestanding and come to about half the height of a full garden wall. As such, they provide some much-needed definition of a garden space without enclosing it entirely.

Pony walls came into being when gardeners aimed to keep livestock and other animals out of a formal garden area without blocking the view. Given this aim, the half-height of a pony wall makes it perfect for its purpose.

Today, homeowners are much less concerned about containing livestock. However, pony walls remain in use because they're a way to divide one garden area from another.

How Are Retaining Walls and Pony Walls the Same?

A retaining wall and a pony wall are quite similar overall. Both of these features are vertical structures that help define a garden space. These features appear as a wall in the landscape and play a functional role in the garden area. Sometimes, a pony wall can act as a small retaining wall. While the pony wall is somewhat short, it can hold back the earth on a sloped site. However, not all pony walls act as retaining walls.

What Makes Retaining Walls and Pony Walls Different?

Now, let's discuss some of the main differences between a retaining wall and a pony wall. Generally, these two wall types are similar in that they are both vertical structures. Still, you'll likely be able to tell what sets these two walls apart with relative ease.

In essentially all cases, a retaining wall will hold back the soil. By contrast, a pony wall can be a small retaining wall or stand-alone. Additionally, retaining walls are often larger than pony walls. While a pony wall might be just a few feet tall, a retaining wall can be several feet tall.

What Are Retaining and Pony Walls Made Of?

In most cases, you can create a retaining or pony wall out of just about any material you can imagine. Below is a list of a few of the primary materials that a builder will use when constructing a retaining wall or a pony wall:

Natural stone
Concrete
Wood
Masonry units
Brick

The exterior portion of pony and retaining walls can look quite similar. However, a retaining wall often has a more extensive form of drainage built into it. In many cases, a retaining wall will include a porous material behind it with an embedded pipe to capture and convey water. By contrast, many pony walls don't have the same degree of drainage.

Signs Your Wall Needs Repairs

Before we conclude, let's consider a few of the main signs you should watch for, which indicate that the walls on your property need repair by a professional contractor. Some of these signs are more prevalent in particular walls than others. Still, any of the indicators below show that your wall might need some attention:

Large cracks
Bowing
Drainage issues
Leaning
Large holes
Crumbling components

If any signs above appear on your walls, whether retaining or pony, your best approach is to hire a professional to evaluate your walls, diagnose the cause of decay, and provide you with the perfect solution. While it can be tempting to perform these repairs DIY, hiring a professional to get the job done safely and correctly is best.

Hire the Best Wall Repair You Can Find

Do you have a retaining or pony wall that could use some attention on your property? If you answered yes and live in Southern California, Arizona, or Nevada, then Dalinghaus Foundation Repair is the best team you can choose.

We have extensive experience repairing retaining walls and provide a wide range of other essential construction services. Reach out to us as soon as possible to learn more about the repair options we can offer you.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Crawl Space Repair: Everything You Need to Know

Brian Dalinghaus — Mon, 15 Apr 2024 00:00:00 GMT

Crawl spaces might seem like just the underbelly of your home, where you never go, but they're essential for keeping your house in great shape. Think of them as the hidden heroes that, when ignored, can cause serious drama like mold or make your floors go wonky.

This comprehensive guide will give you a high-level overview of the essentials of crawl space repair, some DIY solutions that can help you tackle some of these problems independently, and a fundamental understanding of when to call in the pros.

What's a Crawl Space Anyway?

Imagine a small, narrow space under your house that's just big enough to crawl through (hence the name). It's where a bunch of your home's essential stuff lives, like plumbing and wiring systems. It can also influence your house's overall air quality and energy efficiency. However, when these spaces are not properly maintained, they can lead to many problems.

Signs You Need Crawl Space Repair

Musty Odors and Mold Growth: The presence of mold or a musty smell in your home can indicate excessive moisture in your crawl space.
Sagging Floors: Feel like you're walking on a trampoline? If the floors above the crawl space feel bouncy or uneven, it might signal structural issues.
Standing Water or Damp Soil: Water that sits under the house after rain points to grading or drainage that is sending roof and yard water toward the foundation instead of away from it.
Soft or Split Wood Supports: Posts, girders, and joists that feel soft, look split, or show rot are losing the strength that carries your floors.

DIY Tips for Regular Crawl Space Maintenance

Maintaining your crawl space is critical to preventing extensive repairs down the line. Here are some DIY maintenance tips to keep your crawl space in top shape:

Fix the Moisture at Its Source: A dehumidifier upstairs can mask a musty smell, but it cannot dry out the crawl space that is producing it. As long as moisture keeps entering under the house, the odor and the wood damage continue. Fixing the drainage and entry points that let water in is what actually ends it.
Keep Roof Water Moving Away: Clear the gutters and make sure every downspout discharges several feet from the house rather than at the foundation. This is the single cheapest thing a homeowner can do for a crawl space.
Check the Access Door and Vents: A door that will not close and a failed crawl space vent cover both let weather and standing water straight in.
Clean and Clear: Remove debris to prevent mold growth and to make inspecting and repairing any issues more manageable.
Check For Plumbing Leaks: Make sure you don't have plumbing leaks in your crawl space.

Regular Maintenance and Inspection From a Pro

Annual inspections by professionals can catch issues before they escalate. Regular checks from an expert should examine the crawl space's durability, moisture levels, and overall crawl space condition.

Selecting an experienced and reputable crawl space repair company is critical. Look for specialists with a strong track record, proper licensing, and positive customer reviews.

Watch the video on YouTube to learn how a skilled, experienced professional thoroughly inspects a crawlspace. This detective work involves meticulously examining every inch of the space to ensure that all the crucial elements responsible for supporting and maintaining the integrity of your house are in optimal condition. Using expertise and a keen eye for detail, a professional can detect potential issues early on and ensure your home is safe and secure.

DIY Solutions for Crawl Space Issues

If the idea of venturing into your dark, damp crawlspace, a place often shared with snakes, spiders, and rats, doesn't scare you off, then you're in the right mindset for tackling some DIY solutions for crawl space issues. Here are some effective strategies to address common problems down there, equipped with the bravery to face the critters and the conditions.

Safety First

When undertaking DIY crawl space repairs:

Always wear protective clothing, including gloves, goggles, and a mask.
Ensure the crawl space is well-ventilated, and plenty of air moves through to prevent inhaling hazardous materials.
Be cautious when working with electrical systems.

For homeowners willing to tackle crawl space repairs themselves, here are some steps and tips for common issues:

Waterproofing and Moisture Control

Moisture, the arch-nemesis of crawl spaces, requires strategic management. To stop the dampness:

Start Above Ground: Most crawl space water arrives from the roof and the yard. Clear the gutters, extend the downspouts well past the foundation, and look for low spots along the wall where water stands after a storm.
Close the Obvious Openings: A missing access door, a broken vent cover, or a gap where a pipe passes through the wall lets weather and pests in. Repairing those is homeowner scale work.

Fix the Framework and Repair Structural Damage

Occasionally, crawl spaces suffer from structural damage. Repairing joists, beams, and foundation walls is imperative in such cases. Utilizing professional-grade materials and techniques ensures long-lasting stability and peace of mind.

Inspect for Damage: Look for signs of sagging floors, weakened floor joists, or damaged beams.
Install Support Jacks: Find weak spots? You can use metal posts to jack up and support sagging areas. Adjustable steel crawl space screw jacks (say that five times fast!) stabilize sagging floors, making everything pleasant and level again.

Keep Water Away and Improve Drainage

Regrade the Exterior: Ensure the soil around your home slopes away from the foundation to prevent water from pooling around the crawl space.
Install French Drains: For serious drainage issues, consider installing French drains around the perimeter of your home to redirect water away from your foundation.

When to Call a Professional for Crawl Space Repair

Crawl space issues can be resolved with do-it-yourself solutions, but specific problems may require professional expertise. Consulting with a professional would be wise if you encounter complex structural damage or severe mold infestations or are unsure about the repair process. They can provide the necessary expertise, with a large team and equipment, to safely and effectively resolve the issue.

Experts offer comprehensive solutions, from diagnosis to repair, ensuring your crawl space remains in optimal condition.

We are here to help if you have any questions or specific concerns you need to have addressed. You can schedule your free evaluation with one of our specialists if you live in Southern California, Arizona, or Nevada. Once we have checked your crawl space thoroughly, we'll happily provide you with a detailed repair quote without any obligation. We want to ensure you have all the information you need to make the best decision for your home.

The Power of Crawl Space Care

Crawl space repair is not just about fixing immediate problems; it's about safeguarding your home's future. Remember, your home's crawl space and foundation are its bedrock. Ensuring the crawl space is well-maintained is a crucial step in preserving the structure and value of your property.

Embrace the peace of mind that comes with a well-maintained crawl space. With some effort, you can prevent moisture problems, keep your energy bills down, and avoid structural issues.

Regularly assess the scope of the project and your ability to complete the work safely, and don't hesitate to seek professional help when needed. There's no shame in calling for backup if things get too wild. By taking proactive steps and getting hands-on with your crawl space maintenance and repair, you save money and take charge of your home's health and comfort.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Protect Your Home: Mudslide and Landslide Prevention

Brian Dalinghaus — Fri, 12 Apr 2024 00:00:00 GMT

Preventing a landslide or a mudslide through slope stabilization can protect your family and property from immeasurable damage. Keep reading to find out what causes landslides, how to anticipate them, and the best way to prevent them through different slope stabilization methods.

What Causes Mudslides and Landslides?

Landslides and mudslides can occur due to any activity or event that affects the stability of a slope. There are six major causes of landslides: heavy rain, droughts, earthquakes, wildfires, and clearcutting.

Heavy Rain

Heavy rain saturates the soil and can reduce the friction between soil particles, making the soil more prone to movement. In areas with loose or poorly compacted soil, the cohesion between soil particles is already weak, increasing the likelihood of a mudslide. As the soil becomes saturated and heavier, the soil slides downhill. The water also acts as a lubricant, making the soil slide easier.

Droughts

Drought conditions lead to the drying and shrinking of soil. As the soil dries out, it contracts and develops cracks, reducing its cohesion and stability. Dry soil can create weak zones within the soil, making it more susceptible to sliding when disturbed by factors such as heavy rainfall or human activities. Drought also causes groundwater levels to drop. Groundwater is a natural support for slopes by exerting pressure on the soil, helping to hold it in place. When groundwater levels drop significantly, it can lead to slope destabilization and increased risk of landslides.

Earthquakes

Earthquakes can cause landslides through direct ground shaking, ground rupture, liquefaction, and other associated processes. The magnitude and duration of the quake, a slope's characteristics, and the affected area's geological and environmental conditions will determine the mudslide or landslide's severity.

Wildfires

Wildfires can burn away vegetation that stabilizes soil and prevents erosion. Intense heat from wildfires can also alter the physical properties of soil, reducing its ability to absorb moisture, increasing runoff, and increasing the risk of mudslides and landslides during heavy rainfall.

Clearcutting

Clearcutting increases the risk of mudslides and landslides by removing vegetation, disrupting soil structure, and increasing surface runoff, making the soil more susceptible to sliding during heavy rainfall.

What Kind of Damage Can Mudslides and Landslides Cause?

Mudslides and landslides can cause significant damage to homes and structures in several ways:

Direct Impact, Large volumes of soil, rock, and debris can crash into buildings, walls, and foundations with such intense force that the building can sustain major damage or collapse. It can also bury the structure or block entrances, posing safety hazards and hindering rescue efforts.
Foundation Undermining, Mudslides and landslides can undermine the foundations of homes, weakening or destabilizing them. The soil movement can erode the supporting soil beneath the foundation, causing it to sink, tilt, or crack. Erosion can compromise the structural integrity of the entire building, leading to costly repairs or even collapse.
Utility Damage, Mudslides and landslides can damage or destroy utility lines, including water, sewer, gas, and electrical lines, disrupting essential services and posing safety hazards. Damage to utility lines can also increase fire risk, electrocution, or gas leaks.
Land Movement, Besides immediate structural damage, mudslides and landslides can cause long-term land movement, slope instability, and soil erosion around homes. This ongoing movement can further compromise the stability of structures and increase the risk of future damage or collapse.

Can I Anticipate a Mudslide or Landslide?

While it is almost impossible to predict exactly when or where a mudslide will occur, there are numerous factors to consider that can help:

History of mudslides and landslides, Historical records of landslide events, land use changes, and previous slope failures can provide valuable insights into local landslide hazards. Understanding past landslide occurrences and their triggers can help anticipate future landslide events and inform risk mitigation measures.
Changes in drainage and landscaping, Visual observations of slope features, such as cracks, bulges, slumps, or tilting of trees or structures, can indicate potential slope instability. Changes in surface drainage patterns, including new springs or seeps, pooling of water, or sudden changes in streamflow, may also suggest underlying ground movement and the increased possibility of a mudslide or landslide.
Widening cracks in your foundation or driveway, If you see sudden cracks that expand rapidly, this could be an early sign of a landslide.
Weather changes, Since heavy rainfall and drought can lead to mudslides and landslides, monitoring weather changes can help you prepare for potential landslides.

Want to see an example of how our experts predicted a landslide? Watch the video on YouTube.

How Can I Prevent a Mudslide or Landslide From Damaging My Home?

Since mudslides and landslides are so dangerous and are difficult to anticipate, the best way to prevent them from affecting your home is by stabilizing slopes on your property and diverting debris pathways. Consider the following methods:

Regrade your slope, The simplest solution for stabilizing your slope is to add soil so that the slope is less steep, which reduces erosion from flowing surface water. Unfortunately, if you have limited space to add soil, you may need to try another method.
Soil Nailing, This involves grouting steel bars into the soil to provide added stability to the soil on a slope, preventing movement.
Rock Bolts, If you have a rocky slope, rock bolts can reinforce the rock mass and prevent rocks from falling.
Add a drainage system, Installing a French drain, a common foundation repair technique, can help intercept water that flows down the slope and reduce erosion during heavy rainfall.
Install appropriate landscaping, Plant roots help stabilize soil and prevent erosion. Creeping ground covers, turf, and vines are popular choices since they are easy to maintain, and their free growth patterns help with soil stabilization.
Build a retaining wall, Retaining walls are complex but highly effective at preventing landslides and directing debris and water flow. They are engineered to hold heavy loads of soil in place against gravity while incorporating advanced drainage systems to provide reliable protection from landslides and mudslides, so cracks in a retaining wall are worth addressing promptly.

To learn more about slope stabilization, watch our video on YouTube.

What Should I Do If a Mudslide or Landslide Has Damaged My Foundation?

If a mudslide or a landslide has damaged your home and its foundation, stay safe by staying away from the site and contacting the appropriate professionals. Once it is safe to enter the property, assess the damage and work closely with your insurance agent.

If you suspect the landslide has damaged your foundation, contact a reputable repair company. They will inspect the foundation and provide a repair plan. From fixing cracks to mitigating differential settlement, Dalinghaus Foundation Repair provides the best solutions.

The best way to protect your home and family from a mudslide or landslide is to prevent it! Contact Dalinghaus Foundation Repair and schedule an appointment to discuss which slope stabilization methods are best for preventing landslides in your area. We service California, Nevada, and Arizona.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

DIY Slope Stabilization: Why It Might Not Be Your Best Bet

Brian Dalinghaus — Fri, 05 Apr 2024 00:00:00 GMT

Wondering what to do with a troublesome slope on your property? Homeowners driven by the spirit of self-reliance might be tempted to tackle DIY slope stabilization, wielding shovels and determination to safeguard their property. Yet, this undertaking is rarely as straightforward as other DIY projects that fill our weekends with productive satisfaction.In this blog post "DIY Slope Stabilization: Why It Might Not Be Your Best Bet", we will review slope stabilization and why calling in the experts is the best option.

What Causes Slope Erosion?

Several factors influence how quickly a slope erodes. Below are four of the most common causes of slope erosion:

Water
Steepness
Lack of vegetation
Poor soil structure

Although there are several ways that a slope can erode, the good news is that there are plenty of erosion control measures that can fix the issue. However, none of those measures are projects you should take on independently.

Professional Slope Stabilization Methods

The first step towards resolving the erosion problems on your property is to hire an experienced professional. That professional will likely recommend one of the following slope stabilization methods:

Regrading

The simplest way to resolve a slope stability problem is to regrade your hillside. The regrading process involves moving the soil on your property to make your slopes gentler and, thus, less susceptible to erosion.

Lessening a slope requires lengthening its overall horizontal run. The slope gains excellent stability and longevity by increasing the run for the same vertical rise. However, this approach is only an option if your yard has enough space for your construction team to regrade the soil.

Additionally, while this is as simple as it sounds, it remains a task you should leave to the professionals. As mentioned previously, slope stability measures like regrading require heavy equipment that the average person doesn't have.

Vegetation

Another simple and effective way to increase the stability of a slope is to plant vegetation on it. This approach works so well because the root systems of many plants have an incredible ability to hold soil in place. By contrast, bare soil is far more vulnerable to erosion due to its open exposure to wind and rain.

Of all slope stabilization techniques, adding vegetation is the most likely to be successful from a DIY approach. However, it remains beneficial to involve a pro in this process. The correct construction professional will understand which plants are most suitable for slope stability and know the proper planting techniques.

Erosion Control Blankets

Using erosion control blankets is another excellent way to improve the stability of a slope immediately. These blankets usually come in jute, coconut, straw, and geotextile rolls. Erosion control blankets are beneficial for slopes that lack vegetation and are often temporary until grasses and other plants can take root. As such, if your slopes lack stability due to a lack of vegetation, combining seeding with erosion control blankets is a fantastic way to increase strength in the short and long term.

Drainage Structures

Water is the primary cause of slope erosion in most cases. Each time it rains, water hits the slope and flows down towards the bottom. The longer and steeper a slope is, the greater the chance the water has to pick up and displace soil. This phenomenon accounts for most of the erosion you'll experience on your property.

Unsurprisingly, installing drainage structures is a reliable way to protect a slope from water. A well-placed drainage system will collect water that flows down your hillside and convey it to a location where it will not cause damage.

One of the best drainage structures for this purpose is the drain channel, also known as a French drain. This type of drain is a long, linear trench that runs along the slope, intercepting water as it flows. The French drain dramatically reduces its erosive effect by capturing the water along the slope and conveying it away.

Retaining Walls

Installing a retaining wall is the most lasting way to add stability to a slope. Retaining walls are structures embedded into a hillside that hold back soil. By accounting for several feet of a slope's vertical rise, retaining walls allow the slopes above and below to become less steep.

Many different retaining wall materials are available, including concrete, natural stone, masonry, and much more. Additionally, the best retaining walls include built-in drainage structures, which will also help manage stormwater runoff on your hillside.

DIY Slope Stabilization Is Unsafe

The top reason you should not attempt to stabilize a slope on your property alone is that doing so is entirely unsafe. Slope stabilization can be a surprisingly complex challenge that requires heavy machinery in many cases. As such, the average homeowner does not have the skills or expertise to carry out a project like this safely.

DIY Slope Stabilization Is Rarely Successful

The second most critical reason DIY slope stabilization is a bad idea is that it is unlikely to succeed. Since most people don't have construction experience, they lack the insights and skills to add stability to an eroding slope. Many DIY slope stabilization efforts can lead to your erosion problem worsening.

Signs That a Slope Lacks Stability

By now, it's clear that you cannot stabilize a slope on your own. However, it remains possible for you to recognize the signs that slope stabilization is something you need to consider sooner rather than later. Below are three signs that indicate you should contact a construction company and discuss erosion control:

Visible cracks in your hillside
Bulging soil at the toe of the slope
Leaning trees and structures along the slope

Knowing these signs allows you to notice erosion issues quickly. The sooner you can identify that your slopes need stabilization, the sooner you can have a professional intervene and reduce the adverse impact erosion will have on your landscape.

Get Help From a Professional

The most important fact to remember from this article is that DIY slope stabilization is not something you should attempt to complete independently. Instead, the best approach is to hire a professional to resolve your property's erosion control issues.

If you live in Southern California, Nevada, or Arizona and struggle with slope stability, contact Dalinghaus Foundation Repair. Our team provides slope stability solutions and various other construction services. Reach out to us today to learn more.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Repair a Cinder Block Wall

Brian Dalinghaus — Mon, 01 Apr 2024 00:00:00 GMT

Cinder block walls are a common construction element, but like any other built feature, they can require repairs. When your block wall needs fixing, finishing the job right on the first try is essential. This article aims to help you understand what's involved in this type of repair project and alert you to some of the most common causes of cinder block wall damage.

Cinder Block Wall Repair Process

While every project is unique, a professional construction team will follow a general set of steps if you hire them to fix your cinder block wall. Below are the main stages of the block wall repair process:

Clean and file the wall: Step one is to clean the area of the wall that needs repairs. After cleaning, filing any rough edges or cracks in the repair area can also be helpful. After initial cleaning and filing, hosing the wall with water and allowing it to dry helps to remove any excess dirt and debris, providing your repair team with a clean working surface.
Remove broken blocks: If any blocks in your wall are broken beyond repair, your repair team must remove them.
Replace broken blocks: After removing them, it's time to replace them with new ones. Your repair team will apply mortar to the edges of the opening in the wall and then insert a new block to replace the old one.
Patch small cracks and gaps: Your repair team can resolve any small cracks and holes in your wall by patching them with a cement mixture.
Allow mortar and cement to dry: After replacing entire blocks and patching small holes, the final step is to wait for the mortar and cement to dry. After about 24 hours, the drying phase will be complete, and your wall will be fully functional again.

!Cinder Block Wall Repair ProcessWhat Causes Cinder Block Wall Damage?

Now that you know the basic steps a professional repair team will take to fix a broken cinder block wall, it's time to learn the reasons why these walls receive damage in the first place.

Moisture: Despite appearing impenetrable, your wall's blocks and mortar consist of highly porous materials. The porous nature of these components causes them to absorb water, which can lead to cracks and other forms of damage.
Freezing and thawing: The adverse effects of moisture are especially prevalent if you live in an area with cold winters. As water freezes and thaws, it expands and contracts. If water expands and contracts within the materials of your cinder block wall, it can cause both the mortar and the blocks to crack.
Hydrostatic pressure: If your cinder block wall is a retaining wall, there is a chance that hydrostatic pressure can cause it to fail. Hydraulic pressure is the scientific term for the force that water exerts on the surfaces it touches. Your retaining wall is already responsible for holding back the immense weight of the soil behind it. When that soil becomes saturated, hydrostatic pressure can build up and push against the wall, causing it to crack and fail.
In these situations, the wall can receive damage due to a phenomenon known as differential settlement. This form of settlement involves uneven foundation shifts. When these shifts occur, they result in foundation damage, including cracks in your cinder block walls.
Natural forces: When earthquakes, storms, and other powerful forces of nature are present, there's little stopping them from causing damage to your cinder block walls and other structures on your property.

Can You Do DIY Cinder Block Wall Repair?

If you are like many homeowners, you look for opportunities to perform DIY projects to repair and enhance your property. This approach is beneficial as it can save you money. However, repairing a cinder block wall is not something you should attempt on your own. Instead, hiring an experienced professional to do the work for you is always best.

In fact, if you lack experience, your repair project will not only be unsafe but likely unsuccessful as well. The most reliable way to have a cinder block wall repaired is to hire a knowledgeable professional in your area. Such professionals will be able to fix your wall safely and efficiently.

Preventing Cinder Block Wall Issues

It is relieving to know that there are plenty of ways to repair a cinder block wall. However, most people would prefer to prevent such problems rather than remedying them after the fact. The sections below explain a few of the best ones.

Manage Moisture

As we noted earlier, cinder blocks and the mortar that connects them both consist of porous materials. That quality means that cinder block walls are capable of absorbing moisture, which can lead to a wide range of issues that may eventually cause your wall to fail.

If possible, you should attempt to control the moisture in the areas surrounding your cinder block wall. Doing so reduces moisture problems and contributes to greater longevity for your wall.

Maintain Functioning Drainage Systems

Earlier, we also mentioned that hydrostatic pressure can be an issue for cinder block walls, specifically when they are responsible for retaining soil. Fortunately, maintaining a well-designed drainage system around the outside of the foundation wall can prevent hydrostatic pressure from building up.

Drainage structures do an incredible job of collecting water before it accumulates and conveying it away from the foundation. The best way to evaluate and determine how your drainage system could improve is to contact a construction expert in your area.

Have Your Walls Inspected

Lastly, if you are unsure of the structural state of your cinder block wall, one of the best approaches you can take is to schedule a free evaluation with an expert construction professional in your area. A quick inspection can help you understand any potential problems with your wall and ways you can prevent problems from arising in the future.

Get the Wall Repair Service You Need

Fixing a cinder block wall is something that you should not attempt to do on your own. Instead, it is essential to find a professional repair team in your area that can do the work for you.

If you live in Southern California, Nevada, or Arizona, and you need wall repair services, Dalinghaus Foundation Repair is the best team you can call. We have extensive experience repairing walls and providing many other construction services. Reach out to us today to learn more about what we can offer you.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Are the Techniques Used in Hillside Stabilization?

Brian Dalinghaus — Mon, 25 Mar 2024 00:00:00 GMT

If you're a homeowner with property that cascades with the contours of the land, understanding hillside stabilization is more than a mere interest, it's a necessity. As nature's beauty often comes with challenges, slopes can be susceptible to erosion, landslides, and shifting soils.

In this blog post, we will explore an array of techniques used to keep hillsides firmly in place. Whether you're looking to safeguard existing structures, or considering the development of a sloped parcel of land, the insights shared here will prepare you for making informed decisions.

Hillside Stabilization Methods

If your property has significant slopes, the chances are that you could benefit from some form of slope stabilization. When slopes lack stability, they are far more prone to erosion and other problems. The good news is that there are plenty of helpful slope stabilization methods that you can use to keep your property intact. Some of the most popular methods of adding stability to a slope include the following:

Regrading

The simplest way to add greater stability to a slope is to regrade it. However, this approach only works if you have enough space in your yard to lessen the steepness of your slope. To understand how this regrading process works, recall that every slope consists of both a rise and a run.

If the overall rise of a slope is to remain the same, the only way to reduce the steepness of the hill is to increase the run. In other words, increasing the horizontal distance over which the slope rises allows the slope to be much gentler and less prone to erosion.

What makes re-grading so simple and cost-effective is that it involves nothing more than moving soil until your slope is no longer too steep. Unfortunately, in many cases, properties lack the space to lessen the steepness of a hill through regrading. In such cases, you'll need to turn to one of the slope stabilization methods to follow.

Vegetation

Another simple yet effective way to stabilize a slope is to add vegetation. The roots of many plants can hold the soil in place and dramatically reduce the effects of erosion. Ground cover plants such as juniper, pachysandra, ajuga, and many other species are excellent for this role. However, even a simple planting of lawn grass can work wonders for an eroding hillside. Admittedly, some slopes are simply too steep for plantings to prevent their erosion. Still, there remain many instances in which a spreading root system can add stability to a hillside's soil.

Erosion Control Blankets

Another method for holding a slope in place involves laying out erosion control blankets. Erosion control blankets come in several different varieties, all of which serve the same purpose. These blankets typically come in a roll and can consist of a wide range of materials, including straw, jute, coconut, and geotextile materials. The main benefit of using one of these blankets is that they can hold a slope in place even if the hill lacks plants to keep the soil in place.

In most cases, construction and landscape teams use erosion control blankets as a temporary stabilization method until newly seeded plants have a chance to grow and contribute to the stabilization effort. Still, whether for temporary use or not, erosion control blankets are a relatively quick and easy way to stabilize a slope in your yard.

Drainage Structures

Water is the most prominent cause of slope erosion. As such, improving the drainage systems on your property is a great way to not only manage stormwater but also add longevity and structural integrity to your slopes. One of the best drainage systems you can use to protect your slopes is known as a drainage channel or French drain. These drains run along the length of your slope and intercept water as it flows down the hill.

By intercepting water, French drains limit the degree to which the water can degrade the slope. After collecting the water, the drain will convey it away and deposit it in a location where it is less likely to cause erosion.

Retaining Walls

Our final slope stabilization technique is the most expensive but also one of the most effective and long-lasting. Building a retaining wall remains one of the most reliable ways to hold back a hillside and allow the slopes both above and below the wall to become less steep.

Retaining wall structures come in many different styles and can include materials such as natural stone, concrete, masonry, and much more. Regardless of the material you use, retaining walls account for several feet of a slope's vertical rise, which is what allows the remaining slope to become less steep and erosion-prone overall.

Since a well-built retaining wall includes drainage structures, these constructions are also capable of improving the stormwater management on your property. However, the most significant benefit of choosing retaining walls for slope stabilization is that they have good longevity, often lasting for many decades without repairs or replacement.

What Causes a Slope to Erode

Now that you know about five of the most reliable slope stabilization methods, let's discuss some of the reasons why these techniques are necessary. Below is a list of the most prevalent causes of slope erosion:

Water: When it rains, water flows down your slope. As the water flows, it displaces soil, causing the hill to erode.
Steepness: Steeper slopes cause water to flow more quickly. This effect only exacerbates the erosive impact of stormwater. Steeper slopes also struggle more to hold soil in place, whether water is present or not.
Lack of vegetation: As mentioned previously, the root systems of plants help to hold slope soil in place. By contrast, bare soil lacks protection, making it far more prone to erosion.
Poor soil structure: Simply put, some types of soil are stronger and more capable of holding their shape than others. If your property includes soil with a weak structure, erosion becomes more likely.

Signs Your Slope Needs Stabilization

Before we conclude this article, let's cover a few of the signs that your slopes need greater stabilization. Below is a list of indicators you should look out for when evaluating the stability of your slopes. If one or more of these are present, there is a strong possibility that erosion is a problem for your hillside:

Visible cracks in the slope
Leaning structures and trees on the slope
Bulging at the toe of the slope

The signs above are something that any homeowner can detect. However, finding the best solution for your eroding slope requires the assistance of an expert professional.

Get Professional Slope Stabilization Assistance

Are you concerned about the slopes on your property? If so, the best approach you can take is to hire a professional construction company to evaluate them for you. The right team will quickly determine the severity of your erosion problem and match you to the ideal solution for your situation.

For anyone in Southern California, Arizona, or Nevada, Dalinghaus Foundation Repair is the best team you can choose for this type of work. We have experience with retaining walls and providing a wide range of other construction services. Reach out to us today to learn more about what we can offer you.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Fill a Void Under a Concrete Slab

Brian Dalinghaus — Fri, 22 Mar 2024 00:00:00 GMT

Whether caused by soil erosion, compaction issues, or simply the passage of time, a void underneath a concrete slab such as a sidewalk or driveway is an issue that needs prompt and careful attention. In this blog post, we will guide you through the complex, yet manageable, steps on how the pros efficiently fill a void under a concrete slab. This essential read will provide you with actionable insights and clear directions on securing the ground beneath your feet, literally. If you've noticed puzzling dips in your driveway, patio, or sidewalk, you've landed on the right page!

Polyurethane Foam Lifting for Concrete Slabs

The best method for leveling uneven concrete slabs is via a process known as polyurethane foam lifting or polyjacking. When you hire a concrete repair company to provide this service for you, they'll likely follow these basic steps to restore your concrete to a level state:

Drill holes through the concrete: The first step in the concrete leveling process is identifying the areas where voids have formed. Drilling holes through the slab in these locations allows filling to take place.
Inject polyurethane foam: Polyurethane foam quickly fills voids below the slab while raising the concrete back to its original position.
Patch the holes: The final step in the polyjacking process is to patch the drill holes with cement to make them look like they were never there.
Enjoy your leveled concrete slab: The polyjacking material dries and hardens quickly, allowing you to walk on your concrete shortly after the process.

Advantages of Polyjacking Over Mudjacking

If you have spent any time searching for a solution for your uneven concrete, there is a chance that you have come across an alternative to polyjacking, known as mudjacking. While these two processes are pretty similar overall, polyjacking proves to have the following advantages that make it the better approach:

Smaller drill holes: Polyjacking requires smaller drill holes, making it a more discrete approach to concrete leveling that's less likely to leave lasting marks.
Cleaner process: Overall, the foam polyjacking material makes for less mess than the mud-like materials used in mudjacking.
Lighter weight: Unlike polyjacking foam, mudjacking material is much heavier, placing a much greater strain on the soil below your concrete slabs.
Quicker drying time: Mudjacking requires time to dry and harden. Alternatively, you can walk on your concrete immediately after the polyurethane foam lifting process.
Greater longevity: Polyurethane foam does not allow moisture in, which gives the repair a longer lifespan in most cases.

When it's time to fill voids beneath a concrete slab, there is no better option than polyjacking. While mudjacking was once the concrete leveling method of choice, the list above reveals why the best concrete repair teams now rely on polyurethane foam as their go-to solution.

Reasons Why It's Crucial to Level Uneven Slabs

Understanding the ways to fix concrete slabs is a good start. However, it is equally essential to know why having your unlevel concrete fixed as soon as possible is vital. Below are a few of the top factors that should motivate you to hire a professional to make your concrete even once again:

Uneven slabs make outdoor spaces unusable: When slabs become unstable due to voids, they make your walkways, patios, driveways, and other hardscape surfaces unusable, dramatically reducing the functionality of your yard.
Uneven slabs cause a safety hazard: When adjacent slabs are not level, they present a tripping hazard that can easily result in an injury.
Uneven slabs are unsightly: Slabs that become uneven are unpleasant to the eye, detracting from the overall visual appeal of your property.

Can You Level Concrete Slabs on Your Own?

Many homeowners quickly search for DIY solutions for the problems that arise on their properties. However, while DIY projects are often a great way to save money, you should not take a DIY approach to concrete leveling.

Attempting to complete a concrete leveling project on your own is challenging and unsafe. A better approach is to find a concrete leveling expert in your area who can complete this project efficiently and safely.

What Causes Uneven Concrete Slabs?

Now that you know more about how to repair concrete slabs and a few reasons why it is important to do so, let's cover some of the basics of why this issue arises in the first place. In many cases, unlevel concrete slabs result from the same common cause. To understand that cause, you need to know how your concrete slabs interact with the soil below. Concrete slabs rest on top of that soil and depend on it for support. As such, if the soil shifts or sinks, the slab will likely move as well.

In many instances, the soil below a concrete slab may form voids or air pockets where soil once supported the slab directly. Once a void replaces that support, the slab will pitch towards that empty space, causing it to become unlevel.

The soil below a slab can shift for several reasons. For instance, the soil may not have been properly prepared before the slab was poured. Additionally, storms and other sources of water can cause soil to wash out.

Still, shifting soils are not the only cause of uneven slabs. Strong tree roots growing below the slab can also cause unevenness. Likewise, excessive weight on the slab can cause similar problems.

In cases in which soil voids cause uneven slabs, polyjacking is almost always the best solution. However, it's best to consult a professional to determine the cause of your uneven slabs and the ideal solutions. If the slab is severely damaged, it may need to be replaced.

How Much Does It Cost to Level Concrete Slabs?

If you have uneven slabs on your property, you're likely interested in finding a viable solution as quickly as you can. You're also likely wondering how much that solution will cost.

As you'd expect, the cost of your concrete leveling project depends on many factors.

The price of polyjacking inspires some homeowners to seek DIY solutions to unlevel concrete slabs. However, it is important for us to reiterate that this is not a wise approach. Instead, it is always best to seek the help of a concrete professional who can get the job done safely and correctly.

Get Help Leveling Your Concrete

As mentioned above, the best way to restore the function and beauty of your uneven concrete slabs is to hire a professional who can perform polyjacking for you. If you live in Southern California, Nevada, or Arizona, Dalinghaus Foundation Repair is the best team you can choose for this kind of project.

We have extensive experience with using polyurethane foam to level concrete. We also provide many other construction services, including foundation repair, crawl space repair, seawall repair, and much more. Contact us today to learn more about what we can offer you.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Are Retaining Wall Tiebacks?

Brian Dalinghaus — Mon, 18 Mar 2024 00:00:00 GMT

If you've ever eyed your sloping backyard and wondered how to make it more functional or protect your property from soil erosion, understanding the role of tiebacks could be the first step towards a sturdy and lasting solution. These hidden wonders are the unsung heroes in the world of retaining walls, offering extra stability and peace of mind for your terraces, gardens, and outdoor living spaces. So, whether you're contemplating a new retaining wall project or looking to bolster an existing structure, join us as we unravel the mysteries of retaining wall tiebacks and how they could benefit your home.

What Happens When Retaining Walls Lack Support?

The purpose of a retaining wall is to hold back a slope to reduce erosion, lessen slope steepness, or achieve some other goal. When performing this function, retaining walls must hold back an incredible amount of weight in the form of soil. When a retaining wall is built incorrectly, the weight of the soil can cause it to fail. The issue becomes even worse when the soil behind the wall becomes saturated, creating hydrostatic pressure. When the pressure behind a wall becomes too great, the wall may crack, lean forward, or begin to bow. All those signs indicate that your wall is failing and that adding tiebacks may be a viable way to resolve that issue.

What Are Retaining Wall Tiebacks and How Do They Work?

In simple terms, retaining wall tiebacks are structural elements that significantly increase the stability of a retaining wall. Retaining wall tiebacks come in several forms, but they all tend to have similar common components. A standard tieback will consist of a means of connection to either the front or back of the retaining wall and a rod that extends horizontally deep into the earth behind the wall. At times, the end of the rod within the earth connects to a concrete block or some other type of weighted object.

A tieback primarily aims to enhance a retaining wall's natural strength. The connection the rod forms between the wall and the soil behind it dramatically increases the wall's stability and makes it far less likely to pitch forward over time.

Retaining wall tiebacks can either be a fundamental element of a retaining wall's original design or a way to stabilize and repair an existing retaining wall. In either case, the tieback reduces the chances of structural failure and can significantly extend the wall's lifespan.

Do All Retaining Walls Need Tiebacks?

No, tiebacks aren't necessary for all retaining walls. Tiebacks is an option builders can take if they deem it necessary for the wall they are constructing.

Types of Walls That Benefit Most From Tiebacks

Tiebacks are especially beneficial to certain types of walls. These include the following:

Leaning or bowing walls: When excessive hydrostatic pressure accumulates behind a retaining wall, it can often begin to bow or lean forward. Installing tiebacks helps hold the wall in place and prevent additional deformation.
Old walls: The older a wall is, the more likely it is to need additional structural support. Adding tiebacks is one of the best ways to provide that reinforcement.
Seawalls: The brutal impacts of waves and seaside elements require seawalls to be as strong as possible. Because of this, tiebacks are almost always included in seawall design.

Retaining Wall Tieback Installation

Mainly, tiebacks will either be a part of the original construction of the wall or an addition later on to resolve structural failure or some other problem. If a construction team includes tiebacks in the original design of a wall, they will embed them in the middle of the construction process. After completing the wall, the tiebacks will immediately serve their role of maintaining the wall's structural integrity.

Alternatively, a wall repair team may add a tieback to a wall after it has been built. In these cases, the team will drill the tiebacks through the wall until they are fully embedded in the soil. This approach can provide much-needed support to walls that have failed to hold the weight of the soil they retain.

Need Advice About Your Retaining Wall?

Assessing retaining walls is something that most homeowners cannot do on their own. Instead, you must find a construction professional you can trust in your area. For those in Southern California, Nevada, and Arizona, Dalinghaus Foundation Repair is the best team you can choose for any retaining wall project. We can provide you with retaining wall tiebacks, foundation repairs, and much more. Contact us today.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Do Retaining Walls Need Anchors?

Brian Dalinghaus — Fri, 15 Mar 2024 00:00:00 GMT

Although they are beneficial in most cases, anchors are not necessarily required for all retaining walls. A retaining wall anchor is an option that builders can use to enhance the strength of their walls during construction or to repair them after a structural failure.

In this article, we'll provide you with a clear understanding of what wall anchors are and share a few of the most common types. We'll also explain the main ways these structural components aid the stability and longevity of retaining walls.

What Is a Retaining Wall Anchor?

A retaining wall anchor is a type of tieback, a structure that helps increase the strength of retaining walls and other structures. Those who construct retaining walls may choose to add anchors during the construction process or add them following construction if the wall receives damage or begins to fail in some other way.

While there are several types of retaining wall anchors, they each share a similar set of components. Wall anchors begin with some form of connection to the wall itself. From that connection point, a rod extends horizontally into the earth that the wall retains. At the end of the rod within the earth, it connects to some form of weight, such as a concrete block.

Retaining walls are responsible for holding an immense amount of weight, and when they fail, they often bow or begin to lean. When anchors are in place, they make the wall better capable of holding the volume of soil behind it.

Types of Retaining Wall Anchors

There are several types of wall anchors you should know about, each of which serves the same purpose in a slightly different way. Below are three of the most common types of anchors with descriptions:

Deadman Anchors: Deadman anchors connect to the back of a retaining wall and include a metal rod connecting to a heavy block of concrete embedded in the earth.
Helical Anchors: Rather than having a weight embedded in the soil, helical anchors are like large screws that twist into the earth. Construction teams can install helical anchors by drilling them directly through an existing wall.
Wall Plate Anchors: As their name suggests, these anchors include a plate visible on the wall's front facade. These plates connect to a rod that runs deep into the soil behind the wall. Wall plate anchors can be installed after construction to reinforce a wall.

Benefits of Using Anchors in Retaining Wall Design

While anchors aren't always necessary for retaining walls, they do have their benefits. As noted above, anchors help improve the wall's overall strength, making it better capable of holding back the soil it retains. This added stability allows your wall to perform more efficiently and adds to the wall's overall longevity.

In addition to increasing the strength and lifespan of a wall, anchors also come with the benefit of requiring little to no maintenance. Since anchors consist of durable materials such as metal and concrete and do not have exposure to the elements, they rarely need repairs or replacement.

Types of Walls That Can Benefit From Anchors

Don't make the mistake of believing that wall anchors can only benefit one type of wall. The reality is that multiple types of walls stand to improve their strength via the installation of an anchor, including the following:

Standard Retaining Walls: As mentioned throughout this article, standard retaining walls can significantly improve their strength thanks to the installation of anchors during or after construction.
Seawalls: These walls must be exceptionally strong to perform their job, so they almost always include some form of anchor in their design.

Can You Install Wall Anchors as a DIY Project?

If you have a retaining wall on your property and wish to increase its strength, attempting DIY retaining wall anchor installation can be tempting. After all, completing the work on your own will allow you to avoid the cost of hiring a professional. However, we do not recommend this approach. These projects are not only challenging but also dangerous if you lack experience. Hiring a qualified construction team ensures your anchor installation unfolds as safely and efficiently as possible.

Get Advice on Your Retaining Wall

Whether or not your retaining wall needs an anchor is difficult for the average homeowner to determine independently. Fortunately, hiring a construction professional experienced in retaining wall construction can help you make the best decision for your wall and your property.

If you live in Southern California, Nevada, or Arizona and need assistance with retaining wall construction or repair, contact our team at Dalinghaus Foundation Repair. We have extensive experience repairing retaining walls, installing helical tiebacks, and providing various additional construction services. Contact us today to learn more about what we can offer you.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Level a Pier and Beam Foundation

Brian Dalinghaus — Mon, 04 Mar 2024 00:00:00 GMT

While pier and beam foundations have been around for decades and are very popular, over time they may shift or settle unevenly due to various factors such as soil movement or inadequate support. This can lead to sagging floors, cracked walls, and other issues that affect the structural integrity of your home. In this blog post, we will discuss why pier and beam foundations become unlevel, repair options, and more.

What Is a Pier and Beam Foundation?

A pier and beam foundation is similar to a crawl space foundation and consists of a few main elements. First, pier and beam foundations have concrete footings embedded in the ground to provide support. A set of piers, typically made of timber, connect to the footings and rise at least a few feet above the ground's surface.

One of the main benefits of a pier and beam foundation is that it raises your home above ground level. This allows air to circulate and comes in handy if you live in an area prone to flooding. Since a pier and beam foundation raises your home several feet above the ground, it is unlikely that flood waters will cause issues for your house.

Advantages of Pier and Beam Foundations

If you are new to the concept of pier and beam foundations, it is worth learning about some of these foundations' main benefits. The list below will point out a few of the most compelling reasons why these foundations are popular:

Easy access to repairs: Since pier and beam foundations raise homes off the ground, they create a crawl space area where routine maintenance is easy.
Plenty of space for utilities: The crawl space that a pier and beam foundation creates also provides plenty of space for plumbing fixtures, electrical, and other essential utility lines.
Flood prevention: As noted in the previous section, pier and beam foundations are perfect for regions that experience flooding. By raising your home off the ground, pier and beam foundations protect your house from water damage.

Although pier and beam foundations have several benefits, they can experience problems as well. One of those potential problems is unlevelness and is the topic of the next section.

Why Do Pier and Beam Foundations Become Unlevel?

To understand why foundations become unlevel, you must know how foundation settlement works. Since a home's foundation rests on soil and depends on it for support, it will move anytime the soil below the foundation shifts or sinks.

A minimal amount of uniform settlement is expected for newly built homes. However, a different form of settlement, differential foundation settlement, is problematic. Differential foundation settlement involves uneven shifts that can result in severe structural damage that manifests in several ways, including stuck doors, jammed windows, foundation cracks, unlevel floors, and more.

When left unaddressed, differential settlement can negatively impact your home's structural integrity. Since that is the case, it is crucial to seek the help of a professional foundation repair team as soon as possible.

Best Pier and Beam Foundation Leveling Method

The best way to level a foundation experiencing differential settlement is via a process known as underpinning. Underpinning involves installing foundation piers that add stability to your home. Typically, a foundation repair team will use push or helical foundation piers.

Foundation professionals install push piers using a hydraulic pump to press them into the earth. They will continue inserting each pier until it reaches bedrock or a stable strata.

The top of the piers attach to the foundation via a strong bracket. Once the connection between your foundation, the piers, and the firm strata is in place, your foundation team can use the piers to raise your home as much as possible without causing damage. These piers will also stabilize your foundation, making it unlikely to sink again.

The second type of foundation pier is a helical pier. These piers work similarly to push piers but have a different installation method. Helical piers are essentially like giant screws that twist into the ground. The twisting motion embeds the piers and provides enough strength to level the foundation as much as possible and stabilize it.

Get Help Leveling Your Pier and Beam Foundation

After reading this article, it should be clear to you that leveling a pier and beam foundation is not something that you can do on your own. Instead, hiring a professional foundation repair team to perform this challenging process is always best.

If you live in Southern California, Nevada, or Arizona, Dalinghaus Foundation Repair is the best team you can choose for any foundation-related issues you may be facing. At Dalinghaus, we have extensive experience providing foundation repair, concrete leveling, seawall repair, and much more. We also specialize in the installation of push and helical piers.

If you want to learn more about our expertise and services, we invite you to visit our website. You should also know that we offer free evaluations. Reach out today to learn more.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What to Do About Stair-Step Cracks in a Foundation Wall

Brian Dalinghaus — Mon, 26 Feb 2024 00:00:00 GMT

If you have a masonry foundation, you may notice a stair-step-shaped crack that forms in your foundation wall. When that occurs, knowing what action you should take to fix the crack is best. In this article, we'll cover the main reasons these cracks form and discuss some of the solutions a professional foundation repair team might take to fix your stair-step cracks.

How Do Stair-Step Cracks Form?

Differential settlement and excessive hydrostatic pressure are the primary reasons stair-step cracks might form in a masonry foundation. The sections below will explain how these issues cause cracks to form.

Stair-Step Cracks From Differential Settlement

While your home depends on its foundation for support, the foundation itself relies on the soil below for its stability. When that soil shifts or sinks, your foundation will also sink and move. This process is known as foundation settlement and can affect any type of foundation.

Although it seems like foundation settlement is bound to cause significant structural damage, that is not always the case. In many cases, a small amount of uniform settlement is expected following construction.

When differential settlement occurs, your foundation will experience uneven shifts that result in structural damage that can manifest as cracks.

If you have a masonry foundation, it is common for differential settlement to cause a crack that forms a stair-step pattern that runs along the mortar between your masonry units. When you notice stair-step cracks in a foundation, differential settlement is typically the most likely cause.

Stair-Step Cracks From Hydrostatic Pressure

Hydrostatic pressure is another common cause of stair-step cracks in a masonry foundation.

Your home's foundation is responsible for retaining the weight of the soil surrounding it. Under normal circumstances, your foundation should have no problem supporting that weight. However, when groundwater soaks the soil, poor drainage can allow hydrostatic pressure to build up and push against the foundation wall.

Over time, continual hydrostatic pressure on your foundation can cause your foundation to fail. As this occurs, you may notice that your masonry foundation walls are beginning to bow inwards. That deformation in the wall's structure can lead to stair-step cracks forming in the mortar between your masonry units.

What Should You Do About Stair-Step Cracks in a Foundation?

Both of the sources of stair-step cracks we mentioned above are causes for serious concern. Allowing stair-step cracks to go unattended will lead to further structural damage that will only become more expensive to repair.

Since that's the case, you should seek to fix this foundation crack as soon as possible. The best way is to hire a professional foundation repair team. While the pros should be responsible for repairing your foundation, it can help to understand the methods they may employ to do so, which the sections below will explain.

Repair for Stair-Step Cracks That Result From Differential Settlement

As we mentioned earlier, differential settlement is the most common cause of stair-step cracks in a foundation. The good news is that an experienced foundation team will offer effective services to resolve this issue.

There are many factors to consider when leveling a foundation, which can lead to different solutions. However, installing piers is one of the most common ways to address differential settlement.

Foundation piers extend deep into the earth and connect to your foundation. Once that connection is formed, your foundation repair team can raise your foundation to level it. The piers will also provide additional stability that will help to prevent differential settlement in the future.

Repairs for Stair-Step Cracks That Result From Hydrostatic Pressure

Drainage systems are excellent for conveying water away from your home and relieving hydrostatic pressure before it can cause any damage. While many drainage structures can benefit a foundation, some methods are more common than others.

One of the most prevalent drainage solutions for hydrostatic pressure involves excavating down to your foundation's footing. The next step is to place a perforated pipe along the base of the foundation and then cover it with a material such as crushed stone.

After implementing that solution, groundwater that approaches your home will reach the crushed stone, trickle down into the pipe, and then flow away from your foundation. To further discourage water from pressing against your foundation, it is also vital to ensure that the ground surrounding your home slopes away from your foundation so that surface water flows out.

To repair existing hydrostatic pressure damage, foundation teams will often install either carbon fiber straps or foundation wall plates, both of which attach to the inside of your foundation and add stability where any breakage or bowing has taken place.

Do You Need to Worry About Stair-Step Cracks?

If you are wondering whether or not you must worry about stair-step cracks in your foundation, the short answer is yes. As mentioned above, most cracks result from differential settlement or hydrostatic pressure. If you fail to resolve either of those issues, they will likely worsen and cause further structural problems.

Unfortunately, a homeowner can't fix either of those problems alone. Instead, finding a foundation team that can accurately diagnose the source of your foundation cracks and provide the ideal solution is necessary. The sooner you contact such a team, the better chance you have of reducing damage to your foundation and restoring it to full strength.

Get Help From a Professional for Stair-Step Cracks

Next time you notice a stair-step crack in your foundation, the best step you can take is to contact a foundation professional in your area to evaluate it. If you are in Southern California, Nevada, or Central Arizona, Dalinghaus Foundation Repair is the best team you can choose for any foundation concerns.

We have a proven track record of providing residential and commercial customers with foundation repair, crawl space repair, and many other services. Reach out today to learn more and take advantage of our free evaluation offer.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why is Your Wall Separating from Your Ceiling?

Brian Dalinghaus — Fri, 23 Feb 2024 00:00:00 GMT

Is your wall separating from your ceiling? If so, you have likely wondered what the cause was and whether it was something that you should worry about. In this article, we'll cover why a crack can form where a wall and ceiling meet. As you'll soon see, some causes are more problematic than others.

Truss Uplift

A truss is nothing more than a timber beam that runs the entire width of your home to add structural support. Construction crews install trusses at the top level of your home as a less expensive alternative to traditional roof framing methods. However, some issues with trusses can arise, one of which is known as truss uplift.

Trusses typically lie between your top floor and your attic. Due to that arrangement, it is typical for the air above your truss to have a different temperature and humidity than the air below. This contrast in moisture and temperature can cause a truss to bow upward, especially during the winter months.

When a truss warps, the ceiling below it will bend as well. In many cases, this deformation can cause the ceiling to separate from the walls below it, resulting in a visible crack.

Structural Sagging

Separation between your ceilings and walls can also occur due to structural deficiencies in the ceiling itself. When joists within your ceiling fail beneath the weight they are meant to carry, the entire ceiling can begin to sag. As this sagging increases, cracks will likely form in the ceiling and at the point where your ceiling meets your walls.

Ceiling joists can begin to sag for several reasons. For instance, if the construction team that installed them failed to include enough joists or did not space them correctly, your ceiling will likely begin sagging.

Moisture can also present a problem for ceiling joists. As moisture accumulates, it can cause wood rot, which weakens your joists and may cause them to sag or break entirely.

Lastly, if you recently removed a load-bearing wall in your home, the ceiling that wall once supported will likely begin to fail. Removing load-bearing walls can also result in structural sagging that causes your walls and ceiling to separate from one another.

Differential Foundation Settlement

Foundation settlement is another common cause of a wall breaking apart from a ceiling. Foundation settlement occurs when the soil below your foundation shifts or sinks. Since your foundation depends on the soil for support, it will also move.

A small amount of uniform settlement is typical following construction. However, another form of settlement, differential settlement, results in significant uneven shifts that compromise the structural integrity of your entire home.

When differential settlement occurs, there may be several signs, including stuck doors, sloping floors, and foundation cracks. In addition to those signs, differential settlement can cause cracks between your walls and ceiling.

Drywall Problems

Our last cause of cracks where a wall and ceiling meet is the least concerning. At times, the reason why cracks in drywall form has nothing to do with an underlying structural issue. Instead, cracks can arise due to problems with your drywall.

If you hire an inexperienced drywall contractor, there is a chance that they will fail to install your drywall correctly, which will quickly lead to cracks. Also, even if your drywall was installed correctly, changes in temperature and humidity can cause expansion and contraction that lead to cracks in your walls.

Drywall cracks do not necessarily imply a serious structural problem. However, most homeowners want to remove them as soon as possible simply because they are an eyesore.

What Should You Do When Cracks Form Between Your Wall and Ceiling?

Finding the right solution for walls that separate from your ceiling depends on the cause of the problem. However, no matter the cause, you'll need to hire a professional to help you solve this issue. The three sections below will briefly explain some resolutions those professionals may provide.

Resolving Truss Uplift and Sagging Joists

If your wall and ceiling separations result from truss uplift or sagging joists needing framing repair, you'll need to hire a contractor to evaluate the structures that make up your ceiling. Your contractor may deem it necessary to repair or replace certain ceiling portions.

In this instance, it is essential not to attempt to repair your ceiling alone. Attempting DIY repairs in these scenarios can make matters worse. As such, the safest and most effective way to address truss uplift or sagging joists is to rely on professional assistance.

Addressing Differential Settlement

Differential settlement is also an issue you cannot resolve alone. Instead, it will be necessary for you to find a foundation repair team in your area that you can trust to diagnose your differential settlement and find the most appropriate solution.

Often, the most common fix for differential settlement is to level your house using either push piers or helical piers. Both methods will make your home level again and add considerable strength and stability that will likely prevent future settlement.

Finding Drywall Repairs

As mentioned earlier, cracks arising from drywall problems are the least concerning and the easiest to repair. In most cases, all you'll need to do is hire an experienced drywall technician to evaluate the drywall and patch any cracks that are present.

While it can be tempting to attempt DIY drywall repairs, it is always best to seek the help of a professional. Doing so ensures safety and that the job gets done right the first time. If your drywall cracks come from moisture, a dehumidifier can hold the humidity down for a while, but it cannot stop the water causing it. Tracing the source, usually a leak, roof water, or drainage that sends rain toward the house, is what keeps the cracks from returning.

Have a Pro Evaluate Your Wall and Ceiling Cracks

One of the most important themes of this article is the importance of finding professional help for any cracks that form between your walls and ceilings. If you live in Southern California, Nevada, or Arizona, Dalinghaus Foundation Repair should be your first choice for foundation inspections and repair services.

At Dalinghaus, we have extensive experience repairing crawl spaces, foundations, concrete, hillsides, and more. Reach out today for a free evaluation!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How do you fix cracks where a wall meets the ceiling?

Brian Dalinghaus — Mon, 19 Feb 2024 00:00:00 GMT

Have you ever noticed cracks where your walls meet your ceilings? If so, you probably wondered how they got there and whether or not they are something you should worry about.

Interestingly, there are several reasons why cracks may appear at this upper portion of an interior wall. In the article below, we'll explain a few of those wall crack causes before sharing the best approach for repairing them.

Why Do Cracks Form Where a Wall Meets a Ceiling?

There are multiple reasons why a crack may appear where your wall and ceiling meet. Each of those causes can call for a different repair approach. However, the first step towards finding the right repair for you is to discover the specific cause of your crack.

Excessive Paint Layers

Our first reason that a crack may form where your ceiling and wall connect is one that should not be a cause for serious concern. Over the years, it is common for people to paint and repaint their walls. As this occurs, each layer of paint gets applied to the previous layer.

When enough paint builds up, it is common for some of the outer layers to become cracked. These cracks are often relatively small and do not indicate a need for foundation repair. At worst, paint-related cracks are nothing more than an eyesore that you can resolve on your own or by hiring a professional paint crew to remedy the issue.

Failed Drywall Installation

Sometimes, the reason that your walls crack close to the ceiling relates to improper drywall installation. While drywall is incredibly common, there are errors that can occur during the installation process, which often cause cracks to form shortly after the project is complete.

If you hire an inexperienced drywall technician who makes a mistake or chooses to cut corners, you can expect cracks and other issues with your drywall to arise in the near future. The good news is that these cracks also don't indicate structural damage, and hiring a skilled drywall team can quickly remedy the problem.

Temperature and Humidity Changes

Our third cause of wall cracks is also drywall-related. However, unlike the previous reason, this one does not arise due to improper installation. Instead, if there are significant changes in temperature or the relative humidity near your wall, both of those fluctuations can cause the drywall to shrink and expand, which often leads to cracking.

A drywall crack is just one of the many issues that excessive moisture can cause. As such, you'll want to address any moisture concerns as soon as possible. Running a dehumidifier can take the edge off in the short term, but the humidity keeps coming back until whatever is feeding it, a leak, roof water, or drainage pointed at the house, is dealt with.

Structural Inefficiencies

While the causes of wall cracks we have discussed so far have been relatively benign, these cracks can also arise due to underlying structural problems. For example, if the joists that support your ceiling have too much space between them, they can fail to support the ceiling fully. This typically causes sagging, which then causes cracks to form at the corners.

Similarly, if you have made any changes to the interior of your home, such as removing a weight-bearing wall, this can also cause your ceiling to sag and crack. In either case, you'll likely need to hire a contractor to repair or replace the structural elements that have begun to fail.

Differential Foundation Settlement

The foundation of your home depends on the soil below it for support. However, when that soil shifts, or sinks, the foundation and the rest of your home will sink and shift as well. This phenomenon is known as foundation settling.

A small amount of even settling is normal following the initial construction of a home. By contrast, the type of settling known as differential settling is more severe, uneven, and can cause a wide range of issues. Cracks in your walls are just one of the signs that differential settling has occurred.

Truss Uplift

Truss uplift is an issue that can affect the ceiling that separates the top floor of your home and your attic. During the winter months, the air above this ceiling can have a significantly different temperature and level of moisture compared to the air below it. This dramatic difference in heat and humidity can cause the truss to warp upwards.

As the truss warps, the entire ceiling will curve as well. When the curve becomes dramatic enough, cracks will begin to form on the ceiling and where the ceiling meets the walls below it. As you might guess, truss uplift is not something you can repair on your own. Instead, you'll need to seek the help of a professional contractor.

Repairing Cracks Between the Wall and Ceiling

Based on the sections above, it is clear that the proper repair for your wall cracks depends on the cause. The two sections below will give a brief explanation of the steps you should take to repair your wall cracks based on the reason they have appeared.

Paint and Drywall Cracks

If your wall cracks due to paint or drywall issues, you'll be pleased to know that finding a way to repair them will be relatively quick and easy. If layers of paint have built up and begun to crack, scraping them off and repainting the wall is often the best approach.

Similarly, if you have drywall issues, hiring a skilled drywall contractor is the best way to eliminate cracks. While it may be tempting to perform DIY drywall repairs, hiring a professional is the best way to make sure you get the job done right.

Structural Wall Cracks

Cracks that form due to structural issues are more concerning and require a more in-depth approach to repairs. In most cases, you'll need to bring in a professional to identify the structural problem causing the cracks before implementing a solution.

For example, if you are dealing with a sagging ceiling or truss uplift, you'll need a contractor to alter the joists and other supporting structures within your ceiling. If your cracks occur due to differential settling, the repair process will become even more complicated.

A skilled foundation repair team will find the best solution for your home, which may include excavation and the installation of piers to level and add stability to your foundation.

Get Help From the Experts

If you are unsure of what is causing your wall cracks, the best decision you can make is to schedule an evaluation with a knowledgeable contractor. Those professionals will be most capable of diagnosing the problem and finding the right fix.

If you live in Southern California, Nevada, or Arizona, Dalinghaus Foundation Repair should be your go-to choice for any structural issues related to your foundation. Thanks to our extensive experience, we're confident that we can support you with any questions or concerns you may have. Reach out today to schedule a free evaluation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What to Do About Cracks in the Corner of a Wall

Brian Dalinghaus — Mon, 12 Feb 2024 00:00:00 GMT

No one looks forward to discovering a crack in one of their walls. However, if this occurs in your home, you must be prepared to take the correct actions to resolve the issue. The key to finding the right repair solution is understanding the type of wall crack you are dealing with. This article will focus on cracks in the corner of a wall, why they occur, and how to repair them. We'll also touch on a few other common wall cracks so you are prepared to respond.

What Causes Cracks in the Corner of a Wall?

Generally, there are two main reasons why a crack will appear in the corner of a wall. This kind of crack usually results from an issue with your drywall or differential foundation settling. The following two sections will give you a better understanding of how those causes create the worrisome cracks you find in your wall corners.

Drywall Problems

The excellent news about wall cracks that result from drywall issues is that they do not indicate that your home has underlying structural problems. Still, even if these cracks don't mean that your house's structure is in danger, they remain somewhat unpleasant to look at, which is why most homeowners want to get rid of them.

Corner cracks can form in drywall for several different reasons. In many cases, cracked corners reveal a poor drywall installation process. Additionally, temperature changes and increases in humidity and overall moisture can cause drywall to crack in the corners.

Overall, drywall cracks are usually not something you should be incredibly concerned about, as they're often nothing more than an eyesore rather than hinting at a deep structural problem. Still, if you want to keep the interior of your home looking its best, repairing damaged drywall is a must.

Differential Foundation Settling

The second common cause of cracks in wall corners is differential foundation settling, which is much more serious than drywall issues. If you are familiar with home foundations, you may know that some uniform settling is normal, especially after construction. However, differential settling is more extreme and causes your foundation and the rest of your home to become unlevel.

Uneven foundation settling can cause significant structural damage to your foundation, manifesting as cracks in the corners of your walls. Other signs of this settling include sloped floors, stuck doors, and jammed windows.

Differential settling occurs due to the soil below your home. Since your foundation rests directly on this soil, any time the soil sinks or shifts, the foundation will shift and sink as well. Cracks in the corner of your wall will likely be one of several adverse outcomes this type of settling causes for your home. In most cases, you'll probably need to spend a lot on repairs to resolve the issue.

How to Repair a Crack in a Wall Corner

As we mentioned earlier, how you repair a crack in the corner of your wall depends entirely on the cause, hopefully, your crack results from drywall issues, which are much simpler to resolve. Otherwise, you'll need to consider more extensive repairs to your foundation. If you are dealing with drywall problems, the quickest way to fix them is to hire a drywall professional to perform the repairs. Drywall cracks are common, and most competent drywall technicians can resolve them quickly.

If your drywall begins to crack because of moisture and humidity, a dehumidifier can lower the humidity in that room, but it treats the symptom rather than the source. As long as water keeps entering the house, the damp air and the cracking come back. Finding where the water is getting in, usually a leak, roof water, or drainage that sends rain toward the house, is what actually ends it.

On the other hand, if it turns out that your wall cracks come from foundation damage, the only sensible approach is to hire a foundation professional to assess and improve the state of your foundation. The average homeowner is far from capable of repairing a foundation on their own, which is why getting professional assistance is crucial if foundation issues are the source of your wall cracks.

Read more about, Cracks in Ceiling Drywall.

Other Types of Wall Cracks

Corner wall cracks are common in many homes, but they are not the only type of wall crack that you may notice. Below is a list of some of the most common types of wall cracks you can find inside your house:

Normal foundation settling cracks: Some uniform settling is typical for newly constructed homes. Uniform settlement can sometimes cause hairline cracks in concrete that are typically nothing to worry about.
Shrinkage cracks: These hairline cracks arise due to the concrete curing process. Like cracks that appear after normal settling, shrinkage cracks are often thin and should not concern you or require immediate professional attention.
Stair step cracks: This type of crack appears in masonry walls. When damage occurs, cracks that follow the angular path of the masonry's mortar can appear. These cracks can indicate differential settling in many cases.
Horizontal foundation cracks: If you find horizontal cracks in your foundation wall, seek repairs right away. These cracks often result from hydrostatic pressure and can indicate that your foundation is failing.

Each crack type is quite common but arises from a different source and requires a different form of intervention. Knowing about them in advance will help you resolve them if and when they appear in your home.

Should You Do DIY Wall Crack Repair?

At times, some homeowners are willing to perform wall crack repairs on their own as this will save them money on repairs. However, in most cases, performing DIY wall crack repair is far from the best approach.

While it may be technically possible for you to repair nonstructural drywall cracks if you have the correct tools, skills, and knowledge, seeking professional help is a much better choice. Although repairing drywall is not a considerably dangerous task, hiring a pro is the best option if you want to ensure that you get the job done right the first time.

In contrast, if foundation settling causes your wall cracks, you cannot resolve the issue on your own. In this case, DIY is not an option, and finding a foundation team you can trust is the only way to restore the structural integrity of your home.

Get Professional Assistance With Your Wall Cracks

One of the main points of this article is that if your wall cracks result from a foundation problem, the only viable solution is to find a trusted foundation repair team in your area. If you live in Southern California, Arizona, or Nevada, Dalinghaus is ready to help you with your foundation repair needs.

We have extensive experience serving residential and commercial customers with foundation repair, crawl space services, concrete repair, and much more. If you want to learn more, contact us for a free evaluation today.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Fix Cracks in Your Foundation from the Outside

Brian Dalinghaus — Mon, 05 Feb 2024 00:00:00 GMT

If you find a crack in your foundation, the best approach you can take is to hire a professional foundation team to diagnose the cause of that crack and whether or not it needs immediate repairs. In some cases, that professional may determine it is best to repair your foundation from the outside. This article will detail the steps required to perform that job. But first, let's discuss the reasons why your foundation may become cracked in the first place.

Reasons Why You Have a Crack in Your Foundation

There are many different reasons why your foundation may become cracked. While some cracks are normal and harmless, others indicate that your foundation requires considerable repairs. Below is a list of some of the most common causes of foundation cracks:

Normal foundation settling: Hairline cracks that appear within the first year after construction are often the result of normal foundation settling. While it is a good idea to keep an eye on these types of cracks in case they worsen, they are typically benign and nothing to worry about.
Differential foundation settling: While some settling is normal, other forms are not. If your foundation settles excessively or unevenly, it can result in significant cracks that require repair. At times, these cracks will be large enough to allow water to seep in.
Concrete curing: Cracks in your foundation can appear as the result of the normal concrete curing process. Similar to cracks that arise after normal foundation settling, curing cracks are often thin and relatively harmless.
Hydrostatic pressure: Your foundation walls are responsible for holding back a significant amount of weight in the form of soil. When that soil becomes waterlogged, the weight increases, and so does the hydrostatic pressure on your wall. When that pressure reaches a certain point, your foundation may begin to fail, causing cracks to appear.
Poor construction techniques: Sometimes, the cracks in your foundation could be the result of poor construction techniques. If your builder cuts corners or makes mistakes during construction, it's likely that cracks will form shortly afterward.

Figuring out whether or not you should worry about the cracks in your foundation can be challenging. In general, however, if your cracks are horizontal, considerably deep, and wide (or they allow moisture to get in), this means they require the attention of a skilled professional.

Fixing Cracks From the Outside

If your foundation professional determines it is necessary to fix the cracks in your foundation, they may choose to perform those repairs from the outside. Below are the general steps they will take to perform that service:

Locate the crack: Step one involves locating the crack in your foundation and setting up a work area in which all the following steps will take place.
Excavate around the crack: After finding the crack, the next step is to expose the entirety of the crack via excavation. By digging a large hole next to your foundation, your repair team will have direct access to the crack to ensure they are able to repair it fully.
Clean the area: Once the team has exposed the entire crack, they will then clean the exterior of your foundation. Cleaning this surface will make it easier to apply the materials necessary for the next two steps.
Apply cement: One of the most common ways to seal a foundation crack from the outside is to apply cement to the crack. After the cement has dried, the crack will no longer be visible on the exterior surface of your foundation wall.
Fill the hole: The final step in the process is replacing the excavated soil to fill the hole.

Although this process sounds relatively simple, you should know that performing it requires considerable skills and experience. As such, it is always best to rely on professional assistance rather than attempt to repair foundation cracks on your own.

Can You Fix Foundation Cracks From the Inside?

While fixing foundation cracks from the outside is a viable option, there are many cases in which it may be more advantageous to repair cracks from the inside. Whether your foundation professional performs repairs from the outside or the inside generally depends on the severity of the cracks and how easy it is to access them.

Simply put, some cracks are easier to access from the inside for repairs, while others are more accessible from the outside. Additionally, it is more common to repair small hairline cracks from the inside. In contrast, large cracks that indicate significant structural damage will likely need attention from the outside.

Ultimately, the decision of whether to repair your foundation from the inside or the outside is one that your foundation repair team should make. This is just another reason why it is so important for homeowners to establish a trusting relationship with a foundation expert in their area.

Get Your Foundation Cracks Fixed

Don't waste too much time trying to decide on your own whether or not you should repair your foundation cracks from the outside. Instead, if you live in Southern California, Nevada, or Arizona, reach out to Dalinghaus Foundation Repair for a free evaluation.

Our team has the skills and experience to fix nearly any foundation crack. We also offer plenty of other services, including concrete repair, crawl space repair, seawall repair, and much more. Contact us today to learn more about how we can serve you!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

The Top 3 Problems with Homes Built on Slabs

Brian Dalinghaus — Tue, 30 Jan 2024 00:00:00 GMT

In some regions, a simple concrete slab is one of the most common types of foundation. This foundation option offers a few benefits, including being relatively affordable and easy to build compared to other foundation types.

However, there are also a few specific problems with homes built on slabs you should be aware of before you purchase one. In this article, we'll discuss the top three issues with concrete slabs you should know about. Then, we'll cover a few of the best alternative foundation options.

Slabs Can't Handle Freezing

One of the biggest problems with slab foundations is that they are not suitable for a large portion of the United States. Generally, you can only choose this foundation type in areas that do not experience seasonal freezing and thawing.

The reason for this is that a slab foundation does not extend down into the earth below the frost line. Because slabs don't go below the frost line, they will be incredibly vulnerable to the significant shifts that soil can experience as it freezes and thaws.

When soil freezes, it will expand beyond its normal size. This expansion (known as a "frost heave") can shift and even crack a concrete slab. While there are some types of concrete slabs that claim to withstand this effect, the truth is that nearly all concrete slabs on grade will be damaged if they experience a frost heave.

For that reason, concrete slabs are dependable only in areas that remain warm year-round.

No Space for Storage or Utility Lines

In these foundation alternatives, you'll have plenty of space in which to store your belongings and run utility lines.

In contrast, a concrete slab is nothing more than a layer of concrete that sits directly between your house and the ground below. Since that's the cause, you'll need to find an alternative area for storage, and the workers who build homes on slabs need to find a different way to run their utility lines.

The most common solution is to embed pipes and utility lines under the concrete slab itself. While this is a viable option, it can present additional frustration in the future. Mainly, because your utilities will be under in your concrete slab, it will be incredibly difficult to access them in case they require repairs.

Cracks Can Be Common

Our final reason why concrete slabs may not be the best foundation option is that they tend to be prone to cracking. As mentioned above, frost heaves will cause a concrete slab to break in most cases, but there are other common causes of cracked slabs, as well.

For example, it is common for foundation settling to cause cracks in your concrete slab, some of which will be severe enough to require immediate attention from a professional. Likewise, when large tree roots expand below your concrete slab, they can cause cracks, too.

Regardless of the source of the crack in your concrete slab, you'll likely find it difficult to repair.

Slabs vs. Crawl Spaces

While concrete slabs remain popular despite their drawbacks, there are plenty of other foundation styles that often prove to be more beneficial.

Crawl spaces include concrete footings that extend below the ground while also lifting your home a few feet off of the ground. This design provides a narrow, empty space between your home and the soil. That small space acts as a buffer in addition to providing some useful storage space.

As such, you should weigh these pros against the concrete slab cons we mentioned above before you settle on the foundation type that is right for you.

Need More Foundation Advice?

While the article above provides some key insights into the downsides of concrete slabs, there is plenty more to learn about foundations. If you feel the need to get more advice about the pros and cons of different foundation types, it is always best to consult with a professional.

If you live in Southern California, Nevada, or Arizona, you should make Dalinghaus Foundation Repair your first choice for any foundation evaluations and repairs. We have the ideal skills and experience to resolve just about any foundation-related problem you can imagine. Reach out today to learn more about the services we can provide!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

The Basics of Deadman Anchors

Brian Dalinghaus — Mon, 22 Jan 2024 00:00:00 GMT

Despite their vital importance in ensuring the structural integrity of retaining walls and other structures, deadman anchors remain unfamiliar to most. If you are interested in learning how these structural support features have become vital to retaining wall construction, you have come to the right place! In this article, we'll lay out the basics of deadman anchors so that you can fully understand their crucial role.

What Is a Deadman Anchor?

To understand what a deadman anchor is, you first need to learn about a construction element known as a "retaining wall tieback." A tieback is a structural element that builders embed into the ground behind a retaining wall. Tiebacks come in several forms, each serving the same purpose of boosting the retaining wall's ability to support the weight of the soil behind it.

A deadman anchor is simply one type of retaining wall tieback that consists of a substantial concrete block and one or more tie rods.

Typically, the concrete block sits several feet below the ground and at least 10 feet behind the retaining wall. Meanwhile, the tie rods run horizontally through the earth, connecting the concrete block to the back of the retaining wall.

Builders often include some tieback system in a retaining wall's design and install them in the middle of the construction process. These structural supports will be unnoticeable once the wall construction is complete, as they lie well beneath the surface.

Benefits of Deadman Anchors

Now that you have a better idea of what a deadman anchor is, you are likely wondering why they are commonly used when constructing a retaining wall. The answer is that adding a retaining wall tieback will dramatically increase the strength and stability of the wall.

Even a small retaining wall must constantly hold back an immense amount of weight. That weight only increases when the soil becomes saturated. As such, retaining walls must be as solid and dependable as possible to avoid failure.

Retaining wall tieback systems are also beneficial because they are relatively easy to install and don't require follow-up maintenance. While other portions of a retaining wall have exposure to the elements, tiebacks remain intact beneath the ground, performing their duties consistently for years to come.

Simply put, deadman anchors can make your walls more capable of holding heavy loads. They also support greater longevity in your wall while decreasing the odds that a structural failure will occur.

Uses for Deadman Anchors

Although the functionality of a deadman anchor is relatively simple, these structural components are helpful in multiple scenarios.

Retaining Walls

As mentioned above, one of the primary uses of deadman anchors is in retaining walls. Generally, as the height of a retaining wall increases, so too does the weight it holds back and the need for some tieback.

Seawalls

Tiebacks are also an essential part of seawall construction. Seawalls must withstand powerful impacts from waves and storm surges. Installing deadman anchors during construction is one of the best ways to ensure a seawall is prepared to remain structurally stable when those impacts occur.

Wall Repair

Although tiebacks are beneficial, plenty of walls don't have them. When these walls start to bow or lean, installing deadman anchors retroactively can restore stability and prevent catastrophic structural failure.

Deadman Anchors vs. Helical Tiebacks

While deadman anchors are incredibly helpful for enhancing the strength of a retaining wall, they are not the only structural element that can achieve this goal. Other types of retaining wall tiebacks serve a similar purpose, one of the most effective of which is known as a "helical tieback."

One of the main differences between the types of tiebacks is their installation method. Deadman anchors must be installed during construction, or else they will require significant excavation to be installed after construction.

By contrast, you can insert helical tiebacks into a fully built retaining wall. To install helical tiebacks, a builder will make an opening in the wall and then twist the tieback into the soil like a screw. Once rotated in, the helical tieback adds strength like a deadman anchor.

Ensure Your Retaining Walls Have Excellent Stability

If you have read this far, it is likely clear to you that the average individual cannot install a tieback in a retaining wall. Instead, if you want your retaining walls or seawalls to have the strength only a deadman anchor can provide, you need to find a professional team to install them for you.

Learn more about Residential Slope Stabilization.

At Dalinghaus, we are the premier foundation repair team in Southern California, Arizona, and Nevada. We also specialize in retaining wall and seawall repair.

If you live in our service area and wish to learn more about how the structural integrity of the retaining walls on your property could improve, reach out to us today!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Best Slope Stabilization Methods

Brian Dalinghaus — Fri, 19 Jan 2024 00:00:00 GMT

If you own a property that features significant variations in topography, there is a good chance that you could benefit from slope stabilization. Fortunately, there are several reliable slope stabilization methods out there for you to choose from.

In this article, we'll detail the main ways to stabilize a slope, but before we do that, let's discuss the reason why slope stabilization is necessary in the first place.

Why Is Slope Stabilization Necessary?

Before considering the specific method or methods you should use to stabilize a slope, you should know why this practice is necessary. Over time, water, wind, and other forces of nature act upon a slope, causing it to erode.

As your slope erodes, the soil that comprises it will loosen and begin to slide down the slope. This effect is especially impactful for steeper slopes and slopes that feature no stabilization measures. In extreme scenarios, this erosion will not only be an eyesore, but will also pose some safety concerns as well, which we will detail later in this article.

Simply put, the overall longevity and attractiveness of the slopes on your property depend on the slope stabilization methods you decide to use. The best way to ensure your slope is as stable as possible is to learn about and implement one of the approaches in the section to follow.

Top Slope Stabilization Methods

If you have noticed the slopes in your yard beginning to erode, it is better to intervene with slope stabilization sooner rather than later. Each of the methods in the following passages will work well in isolation. However, you should know that slope stabilization is most effective when you combine multiple methods.

Regrading Your Slope

At times, the solution to an unstable slope is as simple as regrading the slope itself to be less steep. Reducing the steepness of the slope also reduces the erosive impact that flowing surface water can have on it.

The grading process is nothing more than moving soil from one area to another. If you have the horizontal distance available to lessen the degree of your slope, this is the simplest solution you can use.

As such, you'll likely need to consider one of the following slope stabilization techniques instead.

Adding Drainage to Your Slope

Another excellent way to reduce the erosion that happens on your slope is to implement a drainage system. Since flowing water is one of the most common causes of slope instability, drainage is one of the most logical interventions you can utilize.

As water flows down a hill, it picks up speed and becomes increasingly capable of causing erosion. The longer a slope is, the more time and distance the water has to increase its speed and the extent of the erosion it causes.

Installing a drainage channel (such as a French drain) to run along the length of your hill will help convey that water away from the slope. By using a French drain to intercept surface water part of the way down a slope, you can reduce the overall erosion that occurs during each rainfall.

Planting Your Slope

One of the most dependable ways to stabilize a slope is by planting it. Plant roots do an incredible job of clinging to the soil as they spread and hold the soil in place.

You'll find that some plants are more capable of stabilizing a slope than others. For instance, creeping ground covers, turf, and vines are all popular slope planting options.

Additionally, you'll want to consider adding plants to any other slope stability measures you take. Allowing those plants to spread freely over the slope will lower the odds that erosion will continue to disturb your soil in the future.

Building a Retaining Wall

Our next slope stabilization method requires more construction time and higher costs, but also proves to be one of the most effective. For many unstable slopes, a soundly-constructed retaining wall is the ideal solution.

Retaining walls have an amazing ability to hold soil in place, and can support a surprising amount of weight as well. In addition, the components of a retaining wall help improve drainage in the entire area.

Building a retaining wall is a significant project. As such, it is always best to hire a professional team with construction experience to build your retaining wall properly.

What Happens If You Don't Stabilize a Slope?

If you choose not to stabilize your eroding slope, you can rest assured that the problem will only get worse. As time presses on, more and more water will pour over the slope, causing the instability to worsen.

An eroding slope can cause a mess by depositing soil and small stones in the areas below the slope. Eroding slopes are also visually unappealing, which detracts from any natural beauty on your property.

Unstable slopes can also be a safety hazard. If anyone needs to walk on your unstable slope for maintenance or other purposes, the looseness of the soil can cause them to slip and fall.

In extreme cases, an eroding slope that continues to worsen can eventually cause a landslide. If this occurs, any people or structures below the slope will be in significant danger. To avoid that ever being the case, adopting one of the slope stabilization methods listed in the section above is the action you should take.

What Will It Take to Make Your Slope Stable?

If you are new to the concept of slope stabilization, it can be difficult to determine which stabilization method is best for you. Thankfully, there are plenty of professionals who are prepared to assist you.

If you live in Southern California, Arizona, or Nevada and you have an eroding slope, then Dalinghaus Foundation Repair is here to help! Reach out today to learn about our experience and the many services we can offer you.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

When Is Foundation Replacement Really Necessary?

Brian Dalinghaus — Mon, 15 Jan 2024 00:00:00 GMT

Foundation problems can be a nightmare. Cracks in walls, uneven floors, and windows and doors that don't open and close correctly are all signs of an issue beneath the surface. But does the foundation need to be replaced? The good news is that foundation replacement usually isn't necessary. Most foundation problems can be repaired.

What Is a Foundation?

It is typically made of concrete, masonry, or steel, and is laid on the soil beneath the building.

The primary purpose of a foundation is to distribute the weight of the building evenly to the underlying soil. This prevents the building from sinking into the ground or becoming unstable during an earthquake or other natural disaster. Additionally, a foundation can help protect a building from water damage by elevating it above the ground.

Several types of foundations are used in construction, including shallow foundations (typically used for smaller buildings) and deep foundations (which are used for larger buildings and in areas with poor soil conditions).

Most Foundations Can Be Repaired

There are various reasons why a foundation can become damaged, including soil issues, water damage, and poor construction techniques. Fortunately, most of these problems can be mitigated through various repair methods such as underpinning using push, helical, or slab piers or repairing crawl space foundation walls using carbon fiber.

When Is Foundation Replacement Necessary?

Foundation replacement is typically necessary when the foundation walls have severely deteriorated. In such instances, the foundation's structural integrity is compromised and it can no longer support the weight of the building, rendering it unsafe for occupation.

It is critical to note that even when foundation replacement is necessary, it's usually only one or two walls that need to be replaced. The rest of the foundation can be salvaged with minor repairs and reinforcement. However, this largely depends on the extent of the damage.

One of the telltale signs that foundation replacement is necessary is the presence of large cracks on the foundation walls. These cracks could be horizontal, vertical, or diagonal, and may vary in size and shape. Additionally, there may be very significant settling or sinking of the foundation, causing the building to tilt or lean precariously.

Another vital factor to consider when deciding whether to replace a foundation is the age of the building. Older buildings, in particular, may have foundation walls that are not up to modern-day standards and could require replacement to meet current safety regulations.

Ultimately, the decision to replace a foundation should be made after a thorough assessment by a qualified structural engineer or foundation repair specialist. They will be able to identify the extent of the damage, recommend appropriate solutions, and determine whether replacement is necessary.

How Is Foundation Replacement Done?

Step 1, Lift the Building

The first step in foundation replacement is to lift the building using hydraulic jacks that are strategically positioned on the existing foundation. This is done slowly and carefully to ensure that the process is safe and the building is not damaged. Steel beams or temporary support structures may also stabilize the building during lifting.

Step 2, Remove the Old Foundation

Once the building is raised to the desired height, the old foundation is removed using heavy machinery such as excavators or jackhammers. The old foundation must be demolished carefully in order to avoid damaging the building and any surrounding structures. The excavation area is then cleaned and prepared for the new foundation.

Step 3, Build the New Foundation

The next step is the construction of the new foundation walls. This is done by pouring cement into forms strategically placed around the perimeter of the excavation area or using concrete blocks. Rebar or steel reinforcement may be added to increase the foundation's strength.

Step 4, Lower the Building Onto the New Foundation

After the new foundation walls are built, the building is lowered onto the new foundation using the same hydraulic jacks used to lift it. The building is then anchored to the new foundation using bolts or other fasteners.

Step 5, Completion and Tidying Up

Finally, the excavation area is backfilled with soil and compacted to provide a stable base around the new foundation. Landscaping or paving may also be added as needed to complete the project.

How Much Does Foundation Replacement Cost?

Generally, the cost of foundation replacement will depend on whether a full or partial replacement is required. If only a few foundation sections need to be replaced, the overall price will be lower than if an entire foundation needed to be dug up and replaced.

Additionally, the type of foundation will significantly impact the cost.

Another major factor that influences foundation replacement cost is the property's location. For example, the cost of foundation replacement in an area with harsh winter weather can be higher due to the necessary use of heavy equipment to dig deep into frozen ground. Additionally, some cities may require specific permits or inspections before starting foundation replacement work, which can increase the overall cost.

Homeowners should always obtain several estimates from reputable contractors before making a decision. Ensuring that the contractor is licensed and insured with experience in foundation replacement work is vital.

Common Signs of Foundation Problems

Some of the most common signs of foundation issues include the following:

Wall, floor, and ceiling cracks
Uneven floors
Doors and windows that are not opening and closing correctly
Stair step cracks in brick or masonry
Chimneys and porches that are pulling away from the house
Walls that aren't in contact with the ceiling or floor

If you notice any of these signs, it's crucial to have your foundation checked by a professional foundation repair contractor. You do not want to sweep these issues under the rug, as they can lead to more severe structural problems if left unaddressed.

What Causes Foundation Problems?

When it comes to foundation problems, several factors can contribute to them happening:

Expansive soil, Expansive soil contains a significant amount of clay, which swells when it absorbs water and shrinks when it dries out. This can lead to movement in the soil, putting pressure on the foundation and causing it to shift or crack over time.
Erosion-prone soil, Soil that is prone to erosion can wash away over time, creating voids under the foundation.
Improper soil compaction, This occurs when the soil is not compacted to its required density before construction starts, which can lead to settling and shifting of the foundation.
Seismic events, Seismic events can cause the ground to shake and shift, potentially leading to foundation damage.
Poor drainage, Water that collects around the foundation can cause the soil to become saturated, leading to instability and movement.

It is important to note that identifying the specific cause of foundation problems can be a complex process, and may require the expertise of a professional. If you suspect that your foundation may be compromised, it is essential to address the issue quickly to prevent further damage and ensure the safety of your home or building.

How to Help Prevent Foundation Trouble

Since most foundation problems are caused by excess moisture in the soil around the foundation, the best way to prevent trouble is to control groundwater around the foundation. Here are some ways to do that:

Regrade your yard, Regrading involves reshaping the soil around the foundation so that rainwater flows away from the foundation instead of towards it. This can help prevent water from seeping into the foundation and causing damage.
Install downspout extensions, Downspouts that are too short will deposit large amounts of water close to the foundation, leading to issues. Adding extensions to your downspouts can redirect the water further away from the foundation.
Clean gutters regularly, Clogged gutters can cause water to overflow, run down the side of the house, and soak into the ground around the foundation. Cleaning your gutters regularly (at least twice a year) can prevent water from causing potential foundation problems.
Install a drain tile system, A drain tile system involves installing a network of buried, perforated pipes diverting water away from the foundation and towards a designated drainage area.
Keep trees away from the foundation, Trees can cause severe damage to foundations through their root systems. As the roots expand, they can cause the foundation to shift and crack. Keeping trees at least 50 feet away from the foundation is recommended.

If you're concerned that your home might have a foundation problem, contact us today to schedule a free foundation evaluation. If we find a problem, we'll provide you with a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Repair a Crack in a Concrete Garage Floor

Brian Dalinghaus — Mon, 08 Jan 2024 00:00:00 GMT

Are you dealing with a crack in your garage floor? Garage floor cracks aren't all the same. Some are merely unsightly, while others can indicate structural damage, but how can you tell which is which? In this article, we'll review the most common causes of garage floor cracks, the difference between structural and non-structural cracks, how cracks in a garage floor are repaired, and more.

What Causes Cracks in a Concrete Garage Floor?

Cracks in a concrete garage floor are usually caused by shrinkage during the concrete curing process (non-structural cracks) or differential foundation settlement (structural cracks).

Cracks Caused Shrinkage During Concrete Curing

Non-structural cracks in a concrete garage floor are typically caused by shrinkage during concrete curing. Concrete shrinks as it dries and cures, and when it does, it can cause small cracks on the garage floor's surface. These types of cracks are usually not a cause for concern, since they do not affect the structural integrity of the garage floor. They are often considered a normal part of the curing process.

Cracks Caused by Differential Foundation Settlement

Structural cracks in a concrete garage floor are usually caused by differential foundation settlement. In other words, the problem is not with the garage floor, but with the garage's foundation. Differential foundation settlement occurs when the soil underneath a foundation compresses or shifts, causing the foundation to settle unevenly into the ground. The best way to explain differential settlement is via an illustration:

Differential settlement places a lot of stress on the floor and can cause it to crack. Structural cracks are serious because they indicate foundation damage.

How to Determine the Cause of a Crack in a Concrete Garage Floor

While it can be challenging to determine the cause of a crack without professional assessment, some signs can help you decide whether or not it might be a structural problem.

How Wide Is the Crack?

If the crack is less than 1/8 inch, it's likely a non-structural crack that is probably caused by shrinkage. As noted above, these cracks are generally cosmetic and won't compromise the structural integrity of your garage floor. However, if the crack is wider than 1/8 inch, this may be a sign of a more serious issue.

Where Is the Crack Located?

Examine the location of the crack. If the crack is isolated and not near the edge of the garage floor, it may be a shrinkage crack. Cracks that extend across the width of the garage floor are likely structural in nature.

Is the Crack Getting Bigger?

Consider the progression of the crack. If the crack has remained the same size and shape for an extended period, it's likely a shrinkage crack. However, if the crack has widened or multiple cracks are appearing, then it could be a sign of a more serious issue.

Is One Side of the Crack Higher Than the Other?

These cracks are highly indicative of structural damage. Contact a professional right away and ask for an inspection.

To be safe, have a professional inspect the crack to determine the cause and provide you with the appropriate repair solution. It's important to address structural issues promptly to avoid further damage and a more expensive repair.

How to Repair a Crack in a Concrete Garage Floor

When repairing cracks in a concrete garage floor, it is essential first to identify the cause of the crack, as this will determine the appropriate repair solution.

Repairing Shrinkage Cracks

If the crack in the garage floor was caused by shrinkage, then epoxy injection is typically an effective solution. Epoxy injection involves the injection of a specially formulated epoxy resin into the crack, which solidifies and fills the void. This not only repairs the crack, but also strengthens the slab. Epoxy injection is ideal for hairline or small cracks that have not affected the overall stability of the slab.

Repairing Cracks Caused by Differential Foundation Settlement

If the crack results from differential settlement, underpinning using piers is the most common solution. Underpinning involves installing piers beneath the foundation to stabilize, lift, and level it. This often causes the cracks to close. Foundation piers come in various types (including push, helical, and slab), and selection depends on the job's specifics. For more information, see our article Underpinning A House: The Ultimate Foundation Settlement Solution.

Polyurethane Injections are also an effective repair method for differential cracks that are found in your garage, if your garage is a floating slab. A floating slab means that the garage floor concrete was poured independently of the foundation of your garage. Typically you can tell if this is the case by looking at the perimeter wall of your garage, and if the concrete holding up your walls is higher than your garage slab, then more than likely, your garage slab is a floating slab.

How to Help Prevent Foundation Issues

Fortunately, there are some things you can do to help prevent differential foundation settlement and a costly repair. Note that most of these involve controlling groundwater around the foundation. This is because, believe it or not, most foundation problems are caused by excess moisture in the soil.

Regrade your yard, if necessary, so that it slopes away from the foundation for proper drainage. A yard that slopes toward the house can cause water to pool around the foundation, leading to damage over time.
Install downspout extensions. Downspouts that are too short can deposit water directly onto the ground around the foundation. Installing downspout extensions will direct water away from the foundation and help prevent damage.
Clean your gutters regularly. Clogged gutters can cause water to overflow, run down the side of the house, and soak into the ground around the foundation. Gutters should be cleaned at least twice per year.
Install a drain tile system. This will collect excess groundwater and carry it to a discharge point away from the foundation.
Keep large trees away from the foundation. Some trees have root systems as wide as their canopies. If the roots invade the ground under the foundation, they can cause a lot of trouble. Trees should be kept at least 50 feet away from the foundation.

If you're concerned about a crack in your concrete garage floor, contact us today to schedule a free evaluation and receive a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Residential Slope Stabilization 101

Brian Dalinghaus — Wed, 03 Jan 2024 00:00:00 GMT

Slope stabilization is essential to safe development when dealing with hilly properties. It helps prevent soil erosion, mudslides, and other problems that can occur from soil degradation on steep slopes. This blog post will cover the basics of residential slope stabilization, what it means, why you might need it, how it's implemented, and more.

What Is Residential Slope Stabilization?

Many residential areas are built on sloped terrains, which can be prone to landslides and erosion (especially during extreme weather events such as heavy rain or snow). Slope instability can pose significant risks to the safety of homeowners and their property. By stabilizing these slopes, homeowners can mitigate the risk of landslides and erosion and protect their homes and the surrounding environment.

Residential slope stabilization typically involves using various engineering techniques and materials such as retaining walls, soil nailing, geotextiles, and drainage systems. The stabilization technique will depend on the slope's characteristics and the homeowner's budget. However, all slope stabilization methods aim to add stability to the slope, prevent further erosion, and protect the surrounding environment.

Why You Might Need Residential Slope Stabilization

There are several reasons why a property owner might need residential slope stabilization. These include the following:

Help prevent landslides, Sloping terrain often increases the risk of landslides and soil erosion, which can cause significant damage to a property. When soil destabilizes under the influence of gravity, it can lead to structural damage to buildings, damage to gardens and landscapes, and even threatening the safety of residents. Property owners can mitigate the risk of these and other destructive events by investing in slope stabilization measures.
Increase property value, Many properties in sloping terrain offer picturesque views that can make them more appealing to buyers. However, these views also come with the inherent risk of a steep slope that can cause significant damage, if left unchecked. By investing in slope stabilization, a homeowner can increase the value of their property by ensuring it remains structurally sound.
Compliance with local regulations, Slope stabilization measures can help property owners ensure compliance with local building codes and environmental regulations. In many jurisdictions, appropriate measures must be taken to ensure soil stability on a property before any construction takes place. By employing slope stabilization measures, a property owner can avoid fines or other regulatory issues that may arise if the soil is not properly maintained.
Combat geological factors, Slope stabilization measures may be necessary for property owners who live in regions with heavy rainfall or other geological factors that cause soil erosion and destabilization. By taking proactive steps to stabilize the soil on their property, homeowners in these regions can ensure that their property remains safe and structurally sound.

Benefits of Slope Stabilization

Protection From Slope-Related Accidents and Damage

Slopes are prone to landslides, soil erosion, and movement, which pose significant risks to life and property. When residential slope stabilization measures are taken, residents can rest assured that their homes and loved ones are protected from slope-related accidents and damage.

Increase Property Value

In addition to the safety benefits, residential slope stabilization positively impacts property values. Slopes that are left unstable and untreated can negatively impact the value of homes in the area. Homebuyers are less likely to invest in a property with the potential for slope-related disasters. In contrast, a well-maintained and safe hillside can become the site of a beautiful backyard area. By turning a steep or unstable area into a picturesque garden or other outdoor space, homeowners can increase their property's value while at the same time creating a comfortable and enjoyable space for outdoor living.

Protect Landscaping

Landscaping is an essential part of a home's aesthetics and value. A sloping yard creates a range of unique landscaping challenges, which can negatively impact the appearance and value of a home if it is not addressed appropriately. Slope stabilization techniques can help retain the terrain's natural features while protecting existing vegetation, preventing soil erosion, and creating level areas for developing new landscaping features.

Slope stabilization also ensures that soil retention remains intact, leading to a reduced risk of erosion and the removal of critical soil nutrients. This can be achieved in several ways, including terracing, stabilizer materials, and vegetation reinforcement. Regardless of the method used, the result is that the soil is kept in place and allowed to nourish and support vibrant gardens and outdoor spaces.

Promote Good Drainage

An area that is protected by slope stabilization is also beneficial for managing drainage. By controlling the flow of runoff water, homeowners can better avoid damage to their landscaping. Moreover, slope stabilization can help prevent soil erosion and protect properties surrounding the area from water damage.

Common Residential Slope Stabilization Techniques

The following techniques are some of the most commonly used and effective methods for ensuring the safety and structural stability of residential slopes:

Retaining Walls

Retaining walls are structures that are designed to hold soil in place and prevent erosion. They are made of various materials, such as concrete blocks, brick, stone, and timber. For more detailed information about retaining walls, see our article Residential Slope Stabilization Using Retaining Walls.

Soil Nailing

Soil nailing is a technique that uses steel rods (or nails) to reinforce the soil and prevent it from sliding and eroding. This method inserts steel rods into the slope at a predetermined angle, and a mesh is attached to them to provide additional support. Soil nailing can be installed without the need for extensive excavation. It is also a cost-effective method for stabilizing slopes.

Vegetation Cover

Vegetation cover is another effective slope stabilization technique that involves planting vegetation onto the slope. The vegetation's roots bind the soil, preventing it from eroding. Vegetation also prevents the soil from becoming too dry or too wet, which can cause it to shift and slide. This technique is helpful in areas where other methods may be impractical or too expensive. Vegetation cover is installed by preparing the slope's surface and planting the desired vegetation.

Rock Bolts

Rock bolts stabilize rocks on the slope, preventing them from dislodging and falling. They are installed by drilling holes into the rocks, inserting steel rods or bolts into the holes, and securing them with an epoxy or grout material. The bolts are designed to support the rocks and prevent them from moving. This technique is effective in areas where there is a risk of rockfall.

Drainage Systems

Drainage systems are used to remove water from the soil and prevent it from accumulating, which can cause the soil to become too saturated and slide down the slope. The system typically involves grading the slope and installing drainage pipes to facilitate water flow. This technique is most effective in areas with high rainfall or where water can accumulate quickly.

If you think that your property might benefit from residential slope stabilization, contact us today to schedule a free evaluation and receive an estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Level Floors in Old House

Brian Dalinghaus — Wed, 27 Dec 2023 00:00:00 GMT

Are you a homeowner dealing with an old house that has uneven floors? If you've noticed that your floor slopes in certain areas, then you've landed on the right page. Over time and for various reasons, floors in an old house can become unlevel. In this article, we are going to explore some of those exact reasons. So, keep reading to discover what causes uneven floors in older homes, along with how they can be made level again.

What Causes Uneven Floors in an Old House?

Two common causes of uneven floors in an old house are differential foundation settlement and problems with the wooden support structures in the crawl space, if you have a crawl space foundation.

Differential Foundation Settlement

The best way to describe this is through an illustration:

This differential movement can cause cracks and other types of structural damage that can compromise the safety and stability of the building. To prevent such incidents, it is crucial to understand the leading causes of differential foundation settlement:

Improper site preparation, Soil needs to be adequately compacted before anything gets built on top of it. When it is not compacted correctly, it can become displaced or compressed over time, causing the foundation to settle into the ground unevenly.
Expansive clay soil, Expansive soil, which swells when exposed to moisture, is another leading cause of differential foundation settlement since it causes movement under the foundation. Over time, this can lead to differential settlement and its associated problems.
Erosion-prone soil, Some types of soil are prone to erosion. When the soil underneath a building's foundation washes away or erodes, it can cause the foundation to shift unevenly.
Seismic events, Earthquakes can cause cracking, shifting, and other damage to the foundation, especially when the soil is not adequately stabilized. This can result in uneven floors.

Problems With the Wooden Structures in the Crawl Space

Issues with the wooden support structures in the crawl space can also cause uneven floors in an older house. Common problems include the following:

Deterioration

The crawl space's wooden support structures are susceptible to deterioration and rotting. This happens because the crawl space is often damp and humid, which encourages mold and mildew growth. The mold eats away at the cellulose in the wood fibers, and they decay. This leads to a weakening of the structural integrity of the support system, making it unable to properly carry the weight of the house. As a result, the floors in an old home, which depend on the wooden supports beneath them, can become uneven.

Termites and Other Wood-Eating Pests

Termites and other pests can make the crawl space their home, leading to extensive damage to the wooden supports.

Settlement

Uneven floors in an old house can also be caused by crawl space support posts that have settled into the ground and become non-vertical. This might happen due to soggy soil caused by poor drainage around the foundation. This settling puts uneven pressure on the wooden support structures, causing them to bear weight unevenly.

Why You Don't Want to Leave Uneven Floors Unrepaired

Since an uneven floor in an old house is often caused by a foundation issue or problem in the crawl space, leaving it unrepaired can lead to more significant structural issues that will be more expensive to fix if you wait.

Ignoring foundation problems can also affect the resale value of your home. An uneven floor caused by a foundation issue could make it harder to sell your home in the future, and could impact the price you receive if you decide to sell.

How to Level Floors in an Old House

The chosen repair solution will depend on what caused the floor to become uneven in the first place. If the issue results from differential settlement, house leveling can be done through underpinning. If a problem in the crawl space caused the uneven floor, the solution will be different.

Underpinning to Correct an Uneven Floor

Underpinning is the process of strengthening the foundation by adding depth and support to it. This is achieved by installing push, helical, or slab piers. Push piers are made of steel and are driven into the ground until they reach stable, load-bearing soil or rock. Helical piers have a corkscrew-like shape and are twisted into the ground. They also provide additional foundation support and can be used in areas unsuitable for push piers. Slab piers are push or helical piers that are installed through holes cut in the slab. For more information, see our article What Does Underpinning A House Mean?

Leveling an Uneven Floor Caused by a Problem in the Crawl Space

In cases where uneven floors are caused by issues in the crawl space, possible repair solutions include the following:

Replacement or adjustment of the support posts
Installing additional support piers
Replacing settled or deteriorated support posts with adjustable screw jacks
Sistering weakened joists

Is Floor Leveling a DIY Project?

Floor leveling is not a DIY project. Attempting to level a floor without proper knowledge and experience may lead to disastrous outcomes, such as uneven floors, weak subfloors, and even structural damage to the building. This is because floor leveling requires a comprehensive understanding of the building's foundation, subflooring, and the materials needed to achieve the desired results. Additionally, the work involves specialized tools and equipment.

Hiring a professional contractor for floor leveling is essential to ensuring that the job is done correctly, safely, and efficiently. Professionals have the technical know-how and experience to identify the root cause of the unevenness and develop appropriate solutions that will not compromise the integrity of the building.

Benefits of Leveling Floors in an Old House

There are several benefits to repairing a foundation problem, including:

Preventing further damage, One of the most significant advantages is preventing further damage to the property. If left unrepaired, these issues can become more severe over time, leading to even more costly and time-consuming repairs in the future.
Increased home value, By fixing problems related to the foundation, homeowners can increase the market value of their property and make it more attractive to potential buyers. A buyer's inspection will find foundation movement, so repairing it before you list keeps it from turning into a price negotiation at the worst moment.
Lower energy costs, Damaged foundations can cause air leaks and temperature variations, making heating and cooling systems less effective and leading to higher energy bills. A repaired foundation can improve the overall energy efficiency of a home, resulting in lower utility bills and a more comfortable living space.
Ensure the home's safety and stability, A damaged foundation can create hazardous situations such as uneven floors or shifting walls. Repairing these issues can provide a solid and secure foundation for homeowners, ensuring that their property is safe and secure for years to come.

Cost of Leveling Floors in an Old House

The cost of underpinning a foundation using push, helical, or slab piers can vary greatly depending on the severity of the problem, the size of the area that needs underpinning, and the type of foundation construction.

As for fixing the wooden structures in the crawl space, this type of repair is usually less expensive than underpinning a foundation. The cost will depend on the extent of the damage, the type of material needed, and the labor required to perform the task.

Common Signs of a Foundation Problem

A homeowner's best strategy is to be vigilant, look out for any signs of foundation problems, and address them as soon as possible. Here are the leading signs to be on the lookout for:

Cracks in walls, ceilings, and floors, Cracks wider than 1/8th of an inch are a red flag, indicating possible foundation issues.
Uneven or sloping floors, If you notice that your floors slope or are uneven, it could indicate a problem with your foundation.
Sticking doors and windows, When doors or windows suddenly start to stick, jam, or become hard to open or close, this can indicate a foundation problem that has thrown everything out of order.
Stair step cracks in brick or masonry, This is a telltale sign of a foundation problem.

If you spot any of these signs, don't hesitate to call a foundation repair specialist to assess and fix the problem before it escalates. Foundation issues that are spotted early cost less to repair.

If you have an older home with an uneven floor, contact us today to schedule a free evaluation and receive a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Are hairline cracks in walls normal?

Brian Dalinghaus — Fri, 22 Dec 2023 00:00:00 GMT

Are you a homeowner who has noticed vertical cracks appearing in a poured concrete foundation wall? If so, then you're probably concerned about what could be causing them. While finding any cracks in your home's foundation can be worrying, you should know that usually, vertical hairline cracks in a poured foundation wall do not necessarily indicate major problems. Read on to learn more about what causes vertical hairline cracks in poured concrete foundation walls, your repair options, and more.

What Causes Vertical Hairline Cracks in Poured Concrete Foundation Walls?

Vertical hairline cracks are common in poured concrete foundation walls. The good news is that they aren't usually indicative of a structural issue, but are merely a cosmetic concern. These cracks appear due to the natural process of shrinkage that occurs as the freshly poured concrete cures. As the concrete dries and cures, it undergoes a slight reduction in volume. This shrinkage can cause hairline cracks to form, particularly in longer, uninterrupted stretches of concrete.

Although these shrinkage cracks aren't an immediate threat to the structural integrity of the building, they can allow water to enter the crawl space. Water intrusion can cause various issues, ranging from mold growth to structural damage. Therefore, it's essential to address these cracks by sealing them to prevent water penetration.

Repair Solutions for Vertical Hairline Cracks in a Foundation Wall

The most common solution to repair hairline vertical foundation cracks caused by shrinkage is injecting epoxy or polyurethane foam into the crack to fill the void and prevent water penetration from happening. Both of these materials are strong and durable, and can seal the crack while maintaining the structural integrity of the foundation wall. Epoxy injection is usually preferred for more minor cracks, while polyurethane foam injection is better for larger cracks or cracks that are actively leaking. It's important to properly diagnose the cause and extent of the crack in order to determine the best repair solution and prevent further damage to the foundation.

Not All Cracks in a Foundation Wall Are Caused by Shrinkage. Some Are More Serious.

Shrinkage cracks aren't the only cracks that occur in foundation walls. In some scenarios, the crack in the foundation wall may be caused by hydrostatic pressure that builds up in the ground around your home's foundation due to poor drainage. Over time, this pressure can become so intense that it causes foundation walls (i.e., crawl space walls) to bow inward, and even crack. These types of cracks are larger and typically horizontal.

Unlike shrinkage-related cracks, hydrostatic pressure-caused cracks are significantly more serious. This is because they indicate a more significant issue at play: excess moisture buildup around the foundation. When moisture accumulates around the foundation, it can cause many problems, including the deterioration of foundation walls and the growth of harmful mold and mildew. Left unchecked, these issues can lead to more significant structural problems with the home.

Identifying the root cause of any foundation wall cracks is vital to mitigating any ongoing damage and preventing it from reoccurring. In situations where hydrostatic pressure is to blame, homeowners may need to take measures like foundation waterproofing, improving their drainage systems, or grading their yard to prevent future damage.

Tips on How to Help Prevent Foundation Problems

Believe it or not, the most significant contributing factor to foundation issues is none other than water. Excess moisture in the ground around a foundation can lead to an array of problems, such as foundation cracks and differential settlement, or a foundation sinking into the ground unevenly.

This means the solution to preventing most foundation problems in the first place is simple, groundwater control. There are several ways to achieve this, including the following:

Regrade your yard, if necessary, This means ensuring that the ground around your home slopes away from the foundation. This is necessary because groundwater can cause soil erosion, settlement, and other problems if it is allowed to accumulate around the foundation.
Install downspout extensions, Extending downspouts away from the foundation of a home can make sure rainwater is properly channeled away from the foundation before release.
Clean gutters regularly, Gutters that are clogged with leaves and other debris can cause water to spill over, run down the side of the house, and soak the ground around the foundation.
Install a drain tile system, A drain tile system works by collecting groundwater and channeling it away from the house's foundation using buried drainage pipes. When it comes to foundation waterproofing solutions, you can't beat a drain tile system. For more information about drain tile systems, see our article Be Careful When Landscaping Around Your House.

Other things you can do to help prevent foundation issues include keeping trees with extensive root systems away from the foundation. Some trees have root systems as large as their canopies, and if they invade the ground under your home, they can cause a lot of trouble because they create movement in the ground under the foundation. This can lead to differential settlement and a costly foundation repair.

Taking the measures listed above can safeguard your home's structural integrity, preserve its property value, and help you avoid costly foundation repairs.

If you're concerned about a vertical hairline crack in your foundation wall, contact us today to schedule a free evaluation and receive a repair estimate. We serve Southern California, Arizona, and Nevada.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

The Basics of Pier and Post Foundations

Brian Dalinghaus — Fri, 15 Dec 2023 00:00:00 GMT

Pier and post foundations have been popular for decades because they're cost-efficient to build and provide easy access to the home's plumbing and wiring for repairs. In this blog post, we'll cover the basics of pier and post foundations, their pros and cons, common problems, possible repair solutions, and more.

What Is a Pier and Post Foundation?

A pier and post foundation (also called a pier and beam foundation) is a type of foundation that is often used for homes which are built on sloping areas or in regions with expansive soils that can shift or settle over time. This foundation is made up of a series of support piers spaced at regular intervals around the perimeter of the home. These piers are also topped with beams or posts, which support the structure's weight.

What Are the Pros and Cons of a Pier and Post Foundation?

Pros

One of the primary benefits of a pier and post foundation is that it creates a crawl space under the home. This crawl space allows for easy access to the home's plumbing, electrical, and HVAC systems, along with providing a space for storage.

A pier and post foundation is also good at protecting a home from water damage. Because the house is raised off the ground, water is less likely to seep into the structure, thus reducing the risk of flooding and potential damage.

Additionally, if any plumbing or utility repairs need to be done, it is much easier to access the systems with a pier and post foundation than it is with other types of foundations.

Cons

One of the biggest risks that comes with a pier and post foundation is moisture damage. If the area beneath the house becomes damp, the moisture can seep into the wood and other materials of the structure, leading to rot, mold growth, and pest infestations. Proper moisture mitigation measures should be taken to address this issue.

Another potential disadvantage of a pier and post foundation is its susceptibility to pest infestations. Because these foundations provide an open area for animals and insects to enter, it is essential to implement strategies to keep them out. Sealing the perimeter helps, and a pest company handles the rest if rodents or termites are already getting in.

Common Problems With Pier and Post Foundations

Settlement

One of the most common problems with pier and post foundations is settlement. This occurs when the soil underneath the foundation shifts, causing the piers or posts to sink unevenly. Over time, this can lead to cracks in the foundation, uneven floors, and other structural issues.

Wood Rot

Another potential issue is the rotting or decay of the wooden posts. Pier and post foundations rely on wooden posts to support the structure above, and if these posts are exposed to moisture for extended periods, they may begin to rot or decay. This can weaken the foundation and compromise the structural integrity of the building.

Termites

Termites feed on wood, which is the primary material for pier and post foundations. If left unchecked, termites can cause significant damage to the foundation, making it unstable and unsafe.

To mitigate these potential problems, it is essential to maintain regular inspections and upkeep. This may include monitoring signs of settling and keeping the wooden posts treated and protected from moisture. Consult with a professional foundation repair specialist if you notice any damage or instability in your foundation.

Repair Solutions for Pier and Post Foundations

The type of damage directly influences the appropriate repair solution. For instance: for differential settlement, underpinning is the go-to solution used to lift, level, and stabilize the foundation.

If hydrostatic pressure has caused the foundation wall to crack or bow inward, the repair solution may be carbon fiber straps to strengthen the wall and prevent further movement from happening. Another option may be the installation of permanent steel braces, known as wall anchors.

If the wooden support structures have deteriorated and are no longer vertical, the fix will be to replace them or install adjustable screw jacks.

A thorough foundation inspection is needed to determine the appropriate repair solution. It's essential to bear in mind that fixing foundation damage should only be done by licensed foundation repair contractors.

For more information, see our article How Much Does Pier and Beam Foundation Repair Cost?

How to Keep Your Pier and Post Foundation Healthy

One of the most critical aspects of keeping a safe and stable foundation is proper maintenance. Here are some things you can do that will help prevent foundation issues. Note that most of these involve controlling groundwater around the foundation. This is because most foundation problems are caused by excess water in the soil around the foundation.

Regrade your yard, if necessary, This involves slightly sloping the ground away from the house so that excess water doesn't accumulate around the foundation, which can cause erosion and instability over time.
Install downspout extensions, These extensions direct rainwater away from the house, thus preventing water accumulation around the foundation.
Clean gutters regularly, Cleaning gutters regularly is also essential, as clogged gutters can lead to water overflowing and seeping into the foundation.
Install a drain tile system, This involves installing a drainage channel around the home's perimeter, which collects water and directs it away from the foundation. This prevents water from seeping into the foundation and causing damage.
Keep trees away from the foundation, Some trees have root systems as large as their canopies. They can stretch out and penetrate the foundation, leading to cracks or other damage.

It's important to remember that prevention is key to maintaining a strong foundation, as repairs can be costly and time-consuming.

If you have a concern about your pier and post foundation, contact us today to schedule a free evaluation. If we find a problem, we'll provide you with a repair estimate. We serve Southern California, Arizona, and Nevada.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Sagging Floor Joist Repair: What Homeowners Need to Know

Brian Dalinghaus — Fri, 08 Dec 2023 00:00:00 GMT

Are you noticing sagging floors, creaking floorboards, or gaps in your woodwork? If so, you might have a problem with sagging floor joists in your crawl space. This is a serious issue that needs to be addressed so that you can avoid further structural damage. The good news is that it's possible to repair sagging floor joists. Read on to discover information on what causes sagging floor joists, how to identify them, and the best ways of fixing them to restore stability to your home.

What Are Floor Joists?

Floor joists are horizontal support members that primarily function to distribute the weight of a structure and its contents downward to the beams and support posts.

Joists run parallel to each other and perpendicular to the beams, with the beams resting on top of the support posts (see the illustration below).

The size and spacing of these pieces depend on the type of floor or subflooring being installed, as well as the overall design of the structure.

What Causes a Floor Joist to Sag?

Various things can cause a floor joist to sag, including:

Termite damage, Termites are tiny pests that feed on wood, causing structural damage that weakens the joist. If this damage isn't addressed promptly, it can compromise the integrity of the entire structure.
Moisture, When wood gets wet, it starts to rot and weaken, leading to sagging or bowing. We'll talk more about crawl space moisture below, because keeping your crawl space dry is essential for a healthy foundation.
Soggy soil, When the soil beneath the foundation becomes saturated, the support posts can settle into the ground and become non-vertical. This puts additional pressure on the joists, causing them to sag or bend.
Inadequate support, This could occur if there aren't enough joists, or if the joists are too small.

Sources of Crawl Space Moisture

The most common causes of moisture in a crawl space include:

Open crawl space vents, While crawl space vents are initially designed to promote ventilation in the crawl space, they inevitably allow moisture-laden air to enter and condense on cool surfaces. This increases the moisture content in the crawl space, making it a breeding ground for mold and mildew.
Plumbing leaks, Leaks from pipes running through the crawl space or from plumbing fixtures above it can result in water accumulation, creating ideal conditions for mold and mildew to grow in.
Poor drainage around the foundation, Water pooling in the ground around the foundation will eventually find its way into the crawl space.
Cracks in a foundation wall, Even hairline cracks can allow water to seep through a foundation wall and into a crawl space.
High water table, A high water table can allow water to seep into the crawl space through the dirt floor.

Signs That You Might Need Floor Joist Repair

Unfortunately, many homeowners overlook the condition of their crawl space until severe damage has already occurred. Here are some common signs that you might need floor joist repair:

Your floor is sagging or uneven.
Your floor feels bouncy when you walk on it.
You have wall cracks.
Your doors and windows don't open and close properly.
There's a musty smell in your home. This might indicate that moisture is present in your crawl space.
There's condensation inside your home. Moisture in the crawl space can lead to the development of condensation in the house.
There's mold on the floor or baseboards above the crawl space. This is another sign that the crawl space is full of moisture and mold.

If you notice any of the above, or anything else that strikes you as suspicious, contact a professional foundation repair contractor right away and ask for an inspection. Foundation problems that are caught early cost less to repair.

How Are Sagging Floor Joists Repaired?

When it comes to repairing floor joists, there are two main methods that are commonly used: sistering and replacing the support posts with new support posts or screw jacks.

Repairing Sagging Floor Joists via Sistering

Sistering is the process of attaching a new joist to the side of an existing joist to reinforce it. This involves cutting the new joist to the same length as the damaged one and then securing it with construction adhesive and screws. The new joist can provide additional support and help distribute the weight of the load more evenly.

Replacing Support Posts or Installing Screw Jacks

If the existing support posts are damaged, they can be replaced with new support posts or adjustable screw jacks. This involves jacking up the affected section of the floor, removing the old posts, and then installing new ones in their place. Screw jacks are adjustable, making them a popular choice for repairing sagging or uneven floors, and in the event that you experience further settlement, the screw jacks can simply be adjusted.

What About DIY Sagging Floor Joist Repair?

Floor joist repairs should only be carried out by a licensed professional, as incorrect installation or inadequate reinforcement could result in serious safety hazards. A professional foundation repair contractor can assess the condition of your floor joists and recommend the best course of action to ensure the structural integrity of your home.

Tips on How to Help Prevent Crawl Space Problems

Fortunately, there are several effective measures property owners can take to help prevent crawl space problems from occurring in the first place. Note that all of these involve controlling groundwater around the foundation in order to help ensure the crawl space remains dry:

Regrade your yard, if necessary, This simple technique involves sloping the ground away from the foundation, which will help prevent groundwater from draining toward the foundation.
Install downspout extensions, These are inexpensive, easy to install, and will direct runoff away from the foundation before release.
Clean gutters regularly, Cleaning gutters regularly can help prevent clogs that can cause water to back up and overflow near the foundation.
Install a drain tile system, A drain tile system collects water and guides it away from the foundation, ensuring that the ground around the foundation remains dry.

For more information, see our articles Why Closing Crawl Space Vent Covers Only Isn't Enough and Is Standing Water in a Crawl Space Normal?

If you're concerned that there might be a problem with the floor joists in your home's crawl space, contact us today to schedule an evaluation. We serve Southern California, Arizona, and Nevada.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Are Concrete Shrinkage Cracks?

Brian Dalinghaus — Mon, 04 Dec 2023 00:00:00 GMT

Are you noticing small hairline cracks in your sidewalks, driveways, or poured concrete foundation walls? If so, these are likely the result of concrete shrinkage. Cracks caused by shrinking are common in new construction and renovations. In this blog post, we'll explain why hairline cracks are normal in newly poured or repaired concrete surfaces and how to evaluate when a crack needs professional attention.

What Are Concrete Shrinkage Cracks?

Concrete shrinkage cracks are a common issue that occurs when concrete experiences a volume reduction due to water loss during the curing process. This can cause the concrete to shrink and crack. Most shrinkage cracks are hairline and not structurally significant.

The Most Common Cause of Concrete Shrinkage Cracks

The leading cause of concrete shrinkage cracks is the rapid loss of water content in freshly poured concrete. As the water rapidly evaporates from the concrete surface, the surface dries faster than the rest of the slab. This can cause concrete to crack. Pouring concrete during hot, dry weather exacerbates this. Concrete with a high water-cement ratio is more prone to shrinkage cracking, as the excess water evaporates quickly and causes the concrete to shrink and crack. However, even properly mixed and poured concrete can experience shrinkage cracking if the curing process isn't managed correctly or if environmental factors beyond the contractor's control impact the curing process.

While concrete shrinkage cracks in a poured concrete foundation wall aren't structurally significant, they can allow water to seep into a crawl space. Therefore, they should be sealed.

Concrete Shrinkage Cracks Are More Likely to Happen If...

Various factors can contribute to concrete shrinkage cracks, but hot weather, windy conditions, and excessive water in the concrete mix are the most common culprits.

Hot Weather

Concrete shrinks faster than usual during hot weather as it dries out more quickly.

Windy Conditions

High winds can also accelerate drying, leading to more significant shrinkage and cracking.

Too Much Water in the Concrete Mix

A mix with too much water increases the likelihood of shrinkage cracking and may also affect the durability and strength of the concrete.

It's essential to take steps to minimize concrete shrinkage cracking. This includes avoiding pouring concrete in hot or windy conditions and using appropriate mix designs, such as those that contain shrinkage-reducing additives. Proper curing is also essential to help prevent shrinkage cracks.

Do Shrinkage Cracks Look Different From Other Foundation Cracks?

Cracks caused by shrinkage during the concrete curing process are usually very thin hairline cracks.

When it comes to poured concrete foundation walls, it's essential to identify the difference between shrinkage cracks and other types of cracks that are much more serious. Signs a crack in a poured concrete foundation wall is not caused by shrinkage, include the following:

One side of the crack is higher than the other, This type of crack usually indicates structural damage caused by foundation movement.
A crack accompanied by corrosion, Corrosion indicates the reinforcement steel is damaged, which may cause a significant structural issue if it isn't promptly addressed.
Any crack wider than 1/16 inch, Cracks wider than hairline are not shrinkage cracks. Typically, shrinkage cracks are less than 1/16 inch in width. Cracks wider than that are usually an indication of structural damage.
A crack that follows a single line, These cracks are usually structural. Shrinkage cracks tend to be discontinuous.

Concrete Slabs Can Crack for Reasons Other Than Shrinkage

Not all cracks in a concrete slab (sidewalks, driveways, patios etc.) are caused by shrinkage. Other common causes of cracks in concrete slabs include the following:

Not enough control joints, Control joints are designed to help regulate the natural movement of the concrete as it expands and contracts due to changes in temperature and moisture. Without enough control joints, the pressure generated by this movement can cause cracks to form.
A weak concrete mix, If the concrete isn't mixed correctly, or the aggregate used is of poor quality, the resulting material may be more prone to cracking and deterioration over time.
Hot weather, Hot weather can cause the concrete to expand and push against anything in its way. This can cause cracks to form.
Freeze-thaw cycle, This process occurs when water enters the concrete and then freezes, causing it to expand and push against the concrete. The freeze-thaw cycle is most common in regions with extreme temperature swings.
Invasive tree roots, We've all seen examples of tree roots pushing up on a concrete slab and causing it to crack.
Expansive soil, Expansive soil contains a lot of clay, and because of this, it swells as it soaks up moisture and then shrinks as it releases moisture and dries out. This creates movement under the slab and can eventually lead to cracking.
Erosion-prone soil, If the soil under the concrete is prone to erosion, voids can form. If the slab sinks into the voids, it can crack.

For more information, see signs of uneven concrete slabs.

If you're concerned about cracks in a concrete slab or a poured foundation wall, contact us today to schedule an evaluation and receive a repair estimate. We serve Southern California, Arizona, and Nevada.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

A Homeowner's Guide to the Slope Stabilization Process

Brian Dalinghaus — Fri, 01 Dec 2023 00:00:00 GMT

Searching for information about residential slope stabilization? If so, you've landed on the right page. In this article, we'll look at the top five residential slope stabilization techniques: vegetation cover, soil nailing, retaining walls, rock bolts, and drainage systems.

What Is Slope Stabilization?

This is a critical aspect of geotechnical engineering that helps to ensure the safety of people and structures in areas with steep slopes. Slope stabilization techniques involve various methods, including installing retaining walls, soil nails, and rock anchors.

One of the most important factors in slope stability is the angle of repose, the steepest angle at which the slope can remain stable. This angle is influenced by soil type, moisture content, vegetation cover, and underlying geology. Steep slopes with loose or unconsolidated soil, or those disturbed by construction activity, are particularly vulnerable to slope failure.

Why Is Slope Stabilization Sometimes Necessary?

Slope stabilization is sometimes necessary to prevent the occurrence of landslides that may cause damage to people and infrastructure. In many cases, the land's natural slope may become unstable due to the influence of external factors such as rainfall, erosion, and seismic activity. As a result, the stability of the soil and rock layers may become compromised, leading to the collapse of the slope and the deformation of the landscape.

Slope stabilization can also be necessary from an environmental perspective. When slopes fail or erode, they can cause significant damage to surrounding ecosystems and natural habitats. By stabilizing slopes, experts can help to mitigate such impacts, protecting biodiversity and preserving natural habitats.

Benefits of Residential Slope Stabilization

The two main benefits of residential slope stabilization are increased safety and increased property value:

Increased safety, Sloped areas can pose a risk of landslides, which can be especially dangerous in residential areas where houses and other structures are often nearby. Implementing slope stabilization measures helps to minimize this risk, making the area safer for residents and minimizing the potential for property damage.
Increased property value, Sloped areas can be difficult to sell or develop and may even be considered a liability for prospective buyers or investors. Implementing slope stabilization measures demonstrates a commitment to safety and responsible land use, which can make the property more attractive and valuable.

Beyond these benefits, there are additional reasons why homeowners may choose to invest in slope stabilization. For example, it can help reduce soil erosion, protect valuable landscaping, and even improve drainage in the surrounding area.

For more information, see What Is Slope Stabilization?

Top 5 Residential Slope Stabilization Techniques

Vegetation Cover

Using vegetation cover for residential slope stabilization is an environmentally friendly and effective method that has been gaining popularity. This technique involves planting vegetation on the slope to help hold the soil in place and prevent erosion.

Vegetation cover provides several benefits for slope stabilization. The roots of plants help to bind the soil together, making it more resistant to erosion from water and wind. The vegetation cover also helps to absorb rainwater, which reduces the amount of runoff and protects the slope from erosion caused by water. Finally, plants' leaves and stems help intercept raindrops, which further reduces the force of runoff and erosion.

Vegetation cover can also help beautify the property and increase its aesthetic appeal.

Soil Nailing

Soil nailing involves the installation of steel or fiberglass reinforcing bars (nails) into the soil at a predetermined spacing and depth. The nail heads are then secured into a slope using shotcrete or concrete, which provides a stable surface to support the soil. The method is often combined with other slope stabilization techniques, such as retaining walls and drainage systems.

Retaining Walls

Retaining wall construction is designed to hold back soil and prevent erosion on sloping ground. Retaining walls are made of different materials, including concrete blocks, rocks, and timber, and they can be built in various styles. The choice of materials and design will depend on the slope gradient, the height of the wall, and the soil conditions.

Like other residential slope stabilization techniques, retaining walls help prevent landslides and soil erosion. Retaining walls are often used to help create more usable space on sloped properties by creating level terraces or garden beds, increasing the property's aesthetic appeal.

Retaining walls must be designed to withstand the weight of the soil and the pressures exerted by it. Proper drainage is also essential to prevent water build-up behind the wall, which can damage the wall's stability and cause it to fail.

Rock Bolts

This method of residential slope stabilization involves drilling boreholes into the slope and installing steel rods, otherwise known as rock bolts. The rock bolts run perpendicular to the slope and are anchored into the bedrock underneath. This provides extra support for the slope and prevents it from moving or collapsing.

Drainage Systems

Drainage systems are designed to prevent water from accumulating on slopes, which can cause soil erosion and destabilization. By efficiently removing excess water, these systems can effectively stop soil erosion and improve the overall integrity of the slope.

Two main types of drainage systems are commonly used for residential slope stabilization: surface and subsurface. Surface drainage systems are typically used to remove water from the slope's surface, while subsurface drainage systems are designed to remove water from below ground, where it can accumulate and cause erosion. Both types of drainage systems can be effective for slope stabilization, depending on the specific characteristics of the slope.

If you have questions about residential slope stabilization, contact us today to schedule an appointment. We serve Southern California, Arizona, and Nevada.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Chipping Concrete: Causes And Repair Solutions

Brian Dalinghaus — Mon, 27 Nov 2023 00:00:00 GMT

Are you noticing that small chips or even large pieces of your concrete sidewalk, driveway, or patio are breaking off? If so, this is a sign that spalling might be occurring.

Spalling concrete is characterized by the flaking or peeling of the surface layer of a concrete structure. It typically appears as rough, exposed aggregate or as small, irregularly shaped pieces of concrete that have broken away from the larger surface. As the concrete chipping progresses, the exposed surface may become pitted or cracked, and the underlying steel reinforcement may become visible.

In this blog post, we'll explore what causes chipping concrete and what repair solutions are available to restore your surfaces to their original condition.

What Do We Mean by Chipping Concrete?

Once the surface of the concrete begins to chip, it continues to deteriorate rapidly, which can lead to structural concerns. Chipping concrete can also lead to trip hazards, especially in areas with heavy foot traffic.

What Causes Concrete to Start Chipping

Concrete chipping (i.e., spalling) can be caused by various things, including the following:

Corroded rebar, When rebar corrodes, it expands, leading to the formation of cracks in the concrete and chipping. This weakens the structural integrity of concrete, making it susceptible to failure.
Freeze-thaw cycle, Another factor that can cause concrete to spall is the freeze-thaw cycle. Concrete is porous, allowing water to seep in. When the temperature drops, the water inside the pores expands, creating pressure that can cause the concrete to crack and spall. The freeze-thaw cycle is particularly problematic in areas with cold winter months, where the temperature can fluctuate significantly. The constant cycle of moisture and freezing temperatures can cause severe deterioration, resulting in damage from concrete spalling.
Improperly mixed or low-quality concrete, Concrete that hasn't been mixed properly can result in weak spots, making it more likely to crack and flake over time. Concrete made with low-quality materials may not provide enough strength to withstand the stress of everyday use.
Improper installation, During installation, the concrete needs time to dry and harden (i.e., cure). When the concrete can't cure correctly, it can weaken the surface, making it more prone to chipping over time.
Soil Shrinkage, If soil below the concrete becomes compressed and is no longer supporting the concrete slab, the slab can start to flex at control joints. This constant flexing can cause the edge of the control joints to start to break off. We see this scenario a lot in warehouses with forklift activity.

Repair Solutions for Chipping Concrete

Various solutions are available that can restore the structural integrity of spalling concrete. These include the following:

Concrete overlays, A concrete overlay is a thin layer of new concrete applied on top of the damaged concrete surface. This solution is cost-effective and will restore the appearance of the concrete for a short period. However, it's not a long-term solution because, eventually, the concrete will start chipping again, and you'll need to repeat the process.
Topical sealers, Topical sealers are applied to the surface of the concrete to help protect it from environmental damage. They can provide additional benefits, such as a glossy finish or increased slip resistance. They're easy to apply and require minimal maintenance, making them a good choice for repairing minor instances of spalling. However, like overlays, the concrete will eventually begin to chip again. So, they're not a long-term solution either.

Penetrating sealers, As their name suggests, these sealers penetrate deep into the concrete surface, where they help to slow down the chipping process. However, they can't stop it entirely.

Carbon Fiber Wrapping, If you are noticing spalling around your home's foundation, carbon fiber wrapping will repair the spalled areas as well as reinforce the concrete from future problems.

For more information about repairing concrete, see sunken and uneven concrete slabs.

How to Help Prevent Concrete Chipping

Fortunately, there are ways to prevent concrete chipping. These include the following:

Use the correct concrete mix, Concrete mixed with too much water will have a higher chance of spalling. A good mix should have enough water to make it workable but not so much that it becomes weak and prone to damage.
Proper curing, Concrete must be cured to attain maximum strength and durability. Inadequate curing will result in a weaker concrete surface that can easily spall.
Keep the concrete moist, Concrete should be kept moist during the curing process by spraying it with water regularly or covering it with a damp mat or plastic sheet.
Seal the concrete, Sealing the concrete is another important factor in preventing spalling. Concrete is porous and will absorb moisture if not sealed properly, leading to damage. Applying a sealant will protect the concrete from moisture, making it less likely to spall. It's essential to note that not all sealers are suitable for every concrete surface. Read the manufacturer's instructions before applying.
Proper maintenance, Good maintenance practices are equally critical in preventing spalling. Cracks should be sealed as soon as they appear, etc. Ensure drainage systems are functioning correctly and that no standing water accumulates on the concrete surface.
Avoid deicing salts, Deicing salts are particularly damaging to concrete surfaces. Instead of using deicing salts, use alternate methods such as shoveling snow, using sand, or a non-chloride deicer.

Following these preventive maintenance measures, your concrete surfaces can last for years without any damage or spalling.

If you're worried about chipping concrete on your property, contact us today to schedule an evaluation and get a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Homeowners Need To Know About Retaining Walls

Brian Dalinghaus — Mon, 20 Nov 2023 00:00:00 GMT

Whether you have a sloping landscape or want to create a garden space, retaining walls can help provide stability and prevent soil erosion. This article will explore the basics of retaining walls, why homeowners might need one, how they work, how they are built, common problems associated with retaining walls, and repair solutions for failing retaining walls.

What Is a Retaining Wall?

A retaining wall is a structure constructed to hold soil back. Retaining walls are commonly used to prevent soil erosion, for landscaping, and to create a level space on a sloping property. They can be built using concrete, stone, brick, and timber. Regardless of the material, retaining walls must be engineered and installed correctly to provide long-term stability.

Why You Might Need a Retaining Wall

Homeowners might need a retaining wall for numerous reasons, including the following:

To prevent soil erosion, One of the main reasons is to prevent soil erosion and stabilize a slope.
To create a level area, Retaining walls can also be used to create a flat, level area for building a patio, garden bed, driveway, etc. For homeowners with a sloping driveway, retaining walls can reduce the grade and make it safer to drive or park on.
To help correct drainage issues, Retaining walls help manage water runoff by redirecting it away from buildings and other structures.

How Do Retaining Walls Work?

Retaining walls are structures constructed to hold back soil, rock, or any other loose material. They are commonly used in landscaping, civil engineering projects, and road construction to stabilize slopes and prevent soil erosion.

Retaining walls can also be used to create additional space for landscaping or other uses, as they can be constructed in various shapes and sizes to match the needs of the surrounding environment.

One of the key factors in the design and construction of a retaining wall is drainage. The wall must be constructed with enough drainage to prevent water from accumulating behind it, which could lead to hydrostatic pressure buildup and potential wall failure. Proper drainage is also essential for preventing erosion and other damage to the soil behind the wall.

How Are Retaining Walls Built?

Perform soil tests, Soil tests must be performed to assess the soil's bearing capacity and ensure that it can safely support the weight of the wall. The soil composition will determine, to a great extent, the type of wall that will be constructed.
Determine the wall's function, The first step in building a retaining wall is to determine the wall's function and the calculated applied loads that the wall will be required to "hold back". From there engineers can begin the design for the materials needed to build it.
Clear the construction area, The chosen location where the wall will be constructed must be cleared of any vegetation, rocks, or debris that could negatively affect the retaining wall's stability.
Excavation, After all the preparation, the excavation process can begin. Excavation is one of the most crucial and challenging stages of building a retaining wall. Professionals must consider factors such as groundwater levels, soil type, and proximity to existing structures. Sometimes, there is a need to remove or relocate existing drainage channels, utilities, or other infrastructure elements.
Build the wall's foundation, Once the excavation is done, the foundation is laid. The foundation is usually made of reinforced concrete. The thickness and depth of the foundation depend on the expected weight that will be supported and the soil composition.
Construction begins, With the foundation in place, the construction of the wall can begin.
Completion, After the retaining wall has been completed, the backfilling process consists of installing a layer of geotextile fabric (a synthetic material that prevents soil erosion) and then compacting it with granular soil behind the wall.

As the wall is being built, drainage is managed through weep holes, which will release any accumulated water and prevent it from building up behind the wall. Drainage systems, such as V-Ditches and French Drains are also installed behind and above the wall structure to ensure water can be diverted..

Building a retaining wall requires specialized training and skill, as it involves carefully positioning and placing each block. For the wall's design, there are different options for the materials used, such as concrete, brick, stone, or wood, depending on the desired appearance and structural requirements. In terms of appearance, concrete blocks are often the most popular choice due to their varying shapes, sizes, colors, and textures.

Common Problems With Retaining Walls

The most common problems with retaining walls include bulging, leaning, cracking, and tilting. These issues can be caused by poor construction, soil movement, or water pressure. Over time, retaining walls may show signs of wear and tear, leading to deformation and collapse. Homeowners must take these problems seriously and address them promptly.

Repair Solutions for a Failing Retaining Wall

A failing retaining wall can usually be repaired using wall plate anchors or helical tieback anchors.

Wall Plate Anchors

Wall plate anchors are steel plates attached to the wall with metal rods drilled deep into the soil behind the wall. The anchor transfers the force from the bulge or crack in the wall to the anchored plate, which holds it in place. This method is used for smaller retaining walls and can be installed without extensive excavation.

Helical Tieback Anchors

For the bigger retaining walls, helical tieback anchors are used. They are installed by drilling a helical anchor, a hollow steel shaft with a helix-shaped plate at the end, into the soil behind the wall at a horizontal angle. The helix plate is then screwed into the ground, providing tension and support for the retaining wall. The process is repeated until all the necessary anchors are installed, creating a wall stabilization system that reinforces the wall's foundation.

Retaining walls can provide stability and prevent soil erosion, making them a crucial part of many landscapes. Whether constructing a new retaining wall or repairing an existing one, it's important to work with professionals who understand the structural design, material requirements, and drainage needs of retaining walls.

If you're interested in installing a retaining wall or need maintenance or repair services, contact us today to schedule an evaluation and receive an estimate. We serve Southern California, Arizona, and Nevada.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Is Honeycomb in Concrete and How Can It Be Prevented?

Brian Dalinghaus — Fri, 17 Nov 2023 00:00:00 GMT

Looking for information about honeycomb in concrete? If so, don't hit that back button because you've landed on the right page. In this article, we'll review honeycomb in concrete, what causes concrete honeycombing, the effects of honeycomb in concrete, preventing honeycombing, and more.

What Is Honeycomb in Concrete?

Honeycombing can weaken concrete and make it more vulnerable to damage or failure over time, a significant concern for construction projects.

What Causes Honeycomb in Concrete?

Several factors can contribute to the formation of honeycomb in concrete, including the following:

Improper compaction, Concrete compaction is compressing it to remove any trapped air bubbles or voids. Concrete must be adequately compacted to increase its density and make it stronger and more durable. If concrete isn't compacted properly, it can result in honeycombing.
Too much water, Honeycombing can occur when the water-cement ratio exceeds the recommended level, as it increases the likelihood of the water remaining in the mixture and causing voids.
Improperly designed formwork, Issues with the formwork used for casting the concrete can also contribute to honeycomb development. If the formwork isn't correctly designed, achieving an even distribution of the concrete mix may be challenging, leading to irregularities and voids within the structure.

How Does Honeycombing Affect Concrete?

Apart from being an aesthetic defect, honeycomb in concrete can also seriously threaten a structure's stability. The voids in honeycombed concrete can accumulate moisture, which can lead to the growth of mold, bacteria, and other microorganisms that can weaken the concrete over time. Honeycombing also provides an easy passage for water to penetrate the concrete, causing damage to the steel reinforcement and other embedded components.

Preventing Concrete Honeycombing

Fortunately, honeycombing can be prevented through several measures that can improve the concrete's workability, compaction, and curing. These include the following:

Be careful with your concrete mix, The mix design and proportions should be carefully selected to ensure suitable consistency and fluidity for the placement and compaction operations. Using a mix with a low water-cement ratio, well-graded aggregates, and admixtures such as plasticizers, superplasticizers, and air-entraining agents can enhance the flowability and reduce the risk of segregation and bleeding of the concrete.
Compact properly, Proper compaction techniques should be employed to eliminate voids and entrapped air from the concrete. This can be achieved by using vibrating equipment, such as poker vibrators, that can penetrate the concrete and dislodge air bubbles trapped in the mixture.
The curing time and temperature should be maintained according to the type of cement and the environmental conditions to achieve optimal results and minimize the risk of cracking and honeycombing.

By following these guidelines, the quality and durability of concrete can be improved, leading to safer and more reliable structures.

For more information about concrete, see uneven concrete slab problems.

Repairing Honeycombed Concrete

Repairing honeycombing in concrete requires great care and attention, as it involves filling in the voids with fresh material to create a strong, seamless surface.

To begin the repair process, thoroughly clean the surface of the concrete to remove any loose debris or dust. This can be accomplished using a wire brush, a vacuum cleaner, or a power washer, depending on the severity of the honeycombing and the type of concrete used. Once the surface is clean, it is necessary to identify the extent of the honeycombing and determine the best method for filling in the voids.

Grouting

One common technique for repairing honeycomb in concrete is to use a grouting mixture. This involves injecting a specially formulated mixture of cement, sand, and other additives into the voids using a pneumatic or hydraulic pump. The mixture is typically allowed to dry and cure for several days before the surface is smoothed using a trowel. This can create a tight, uniform seal that restores the structural integrity of the concrete and protects it from further damage.

Patching Compound

Another option for repairing honeycombing in concrete is to use a patching compound. This involves applying a specially formulated compound to the surface of the concrete, smoothing it over with a trowel or other tool, and allowing it to dry and cure before sanding or buffing the surface as needed. Patching compounds can be an effective option for small or localized areas of honeycomb, but they may not provide the same level of strength and durability as a grouting mixture.

Ultimately, the best method for repairing honeycombing in concrete will depend on various factors, including the severity of the damage, the type of concrete being used, and the structure's intended use. Consulting with a professional contractor can help ensure the necessary repairs are carried out safely and effectively while minimizing the risk of further damage or deterioration over time.

If you're concerned about honeycomb in concrete on your property, contact us today to schedule an evaluation and receive a repair estimate. We serve Southern California, Arizona, and Nevada.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Residential Slope Stabilization Using Retaining Walls

Brian Dalinghaus — Mon, 13 Nov 2023 00:00:00 GMT

Looking for information about residential slope stabilization using retaining walls? If so, you've landed on the right page because that's what this article is about. We'll review slope stabilization, using retaining walls for residential slope stabilization, the benefits of retaining walls, and more.

What Is Slope Stabilization?

Slope instability can happen for various reasons, including erosion, rainfall, earthquakes, or human activity. Slope stabilization is required to prevent slope movement and subsequent damage.

Several techniques can be used for slope stabilization, depending on the specific conditions of the slope and the project objectives. Some common stabilization methods include vegetation cover, soil nailing, retaining walls, rock bolts, and drainage systems. These techniques can be used individually or in combination to ensure the stability of the slope.

Vegetation Cover

Vegetation cover is one of the most eco-friendly and cost-effective methods for slope stabilization. It involves planting vegetation on the slope surface, which helps to bind the soil and prevent erosion.

Soil Nailing

Soil nailing is another effective method of slope stabilization. It involves drilling holes into the slope and grouting steel bars into the soil. The steel bars provide additional support to the soil, preventing movement along the slope.

Retaining Walls

Retaining walls are commonly used for slope stabilization in areas with steep slopes. They provide a barrier that prevents soil from moving downhill. These walls can be constructed from various materials, including concrete, masonry, or wood.

Rock Bolts

Rock bolts are used for the stabilization of rock slopes. They are installed to reinforce the rock mass and prevent individual rocks from falling.

Drainage Systems

Drainage systems are critical for slope stabilization. They prevent water from accumulating on the slope surface and causing additional instability.

What Is a Retaining Wall?

A retaining wall is a structure used to hold back soils, substrates, or any other materials from sloping, sliding, or eroding. The purpose of a retaining wall is to help redistribute the weight of the soil or material being held back, thus reducing the pressure on the slope. Without retaining walls for residential slope stabilization, it's more likely that landslides, erosion, and other natural disasters can occur, leading to significant damage and loss.

Retaining walls are typically built using concrete, stone, wood, or brick and can be constructed to fit any design or aesthetic preference. Retaining walls also come in various shapes and sizes, and each structure is tailored to the purpose of its installation. For instance, retaining walls installed on a residential property are usually decorative in design, while retaining walls installed on commercial properties like highways tend to be functional and sturdy.

Retaining walls for residential slope stabilization require proper installation and continued maintenance to ensure they remain effective. Good drainage systems should be installed to prevent water build-up behind the wall, eventual weakening of the structure, and reduce the chances of soil erosion. With these safeguards, retaining walls can provide a reliable and long-lasting solution for various construction and landscaping needs.

For more information, see Retaining Walls vs Common Walls (Similarities and Differences).

How Does a Retaining Wall Help With Residential Slope Stabilization?

Residential properties on sloped landscapes can be incredibly scenic, offering awe-inspiring views of natural surroundings. However, these picturesque landscapes can also present several challenges, the most significant of which is the potential for soil erosion and landslides. This is where retaining walls come in, offering a reliable and effective solution to stabilize the slopes and prevent further erosion.

Retaining walls are engineered structures that stabilize soil, rock, and other materials, holding them back against gravity. These walls can be constructed using various materials, including concrete, stone, brick, wood, or gabion baskets filled with rocks, depending on the property's location and the owner's aesthetic preferences. Retaining walls can be custom-designed to suit any terrain and are often used in residential landscapes to create flat, usable spaces and prevent soil from sliding down to lower points.

How Are Retaining Walls Built?

Step 1: Assessment, Building retaining walls starts with site assessment and preparation. The slope is evaluated to determine the type of wall necessary, height, and thickness. The soil is also analyzed. Proper drainage systems must also be installed to avoid water accumulation that can cause damage to the wall.

Step 2: Foundation laid, Once the site is adequately prepared, excavation commences. The area is leveled, and trenches are dug to accommodate the retaining wall's foundation. The foundation is then laid using materials such as stone or concrete.

Step 3: Build the retaining wall, After the foundation is set, the retaining wall is built by laying successive layers of blocks, bricks, or stones. This process continues until the desired height is reached and the top of the wall is finished with capstones that provide a smooth and polished look.

Backfilling

One critical aspect of retaining wall construction is the backfilling process. A good quality backfilling material must be used to minimize soil movement behind the wall. This material should provide a stable base for the soil and prevent erosion.

Benefits of Retaining Walls

The benefits of retaining walls for slope stabilization are numerous and include the following:

They create a flat area, Retaining walls create a flat area that can be used for various purposes such as gardening, landscaping, or construction. Since they hold back soil and debris, retaining walls are essential to ensure the slope remains stable and safe.
They prevent soil erosion, Retaining walls hold the soil in place and allow it to absorb moisture gradually. This protects the land from erosion caused by heavy rainfalls. The loss of topsoil usually associated with soil erosion can be prevented, thus allowing vegetation to grow and maintain the ecological balance.
Increase property value, Retaining walls add new functionality and aesthetic appeal to steep or elevated land by converting it into a more usable space.

What Causes Retaining Wall Failure?

Retaining walls for residential slope stabilization can fail for various reasons, including the following:

Expansive soil, This type of soil swells when it soaks up moisture. This causes significant pressure on the retaining wall.
Erosion-prone soil, Erosion-prone soil can destabilize the retaining wall's foundation, increasing the probability of failure.
Hydrostatic pressure, Poor drainage can cause hydrostatic pressure to build up and push against the retaining wall, leading to failure.
Problems with the footing, A retaining wall's base plays a crucial role in its stability, and any problem with the footing can lead to failure. If the footing isn't correctly installed or is not robust enough, it may cause the wall to fail.
No rebar, If the retaining wall lacks reinforcing rebar, it may become vulnerable to various structural issues, including cracking and displacement.
Heavy objects, Heavy objects placed on the ground above the retaining wall can also contribute to its failure.
Improper site preparation, If the retaining wall's foundation is built on uncompacted soil, this could cause the wall to fail.

How Are Retaining Walls for Residential Slope Stabilization Repaired?

Helical or wall plate anchors are the most common techniques used to repair retaining walls. They're installed through the wall and deep into the soil behind it, anchoring the wall to the soil. Both helical and wall plate anchors can provide long-lasting stability to retaining walls and ensure the safety of the surrounding area. For more information, see Helical Wall Anchors.

How to Prevent a Retaining Wall From Failing

Good Drainage Is Essential

Proper drainage is critical to prevent hydrostatic pressure from building behind the wall. Hydrostatic pressure is the force that water exerts on a retaining wall and can lead to cracks and even a complete wall collapse.

Don't Overlook the Foundation

The retaining wall's foundation must be strong and stable enough to withstand the weight and pressure of the soil behind the wall. Reinforced concrete footings are commonly used to provide a solid foundation. The depth of the foundation should be determined by factors such as the type of soil and the expected load on the wall.

Proper Site Preparation

Before constructing a retaining wall, the soil under the foundation should be adequately compacted to prevent soil movement, subsidence, and settlement. Soil compaction is mechanically compressing the soil to remove air pockets and create a stable base.

Hire an Experienced Contractor

Ensure that the contractor you hire has extensive experience and expertise in building retaining walls. A reputable contractor should be licensed, insured, and have a proven track record of constructing durable, high-quality retaining walls. They should be able to provide references from past clients and demonstrate their knowledge of industry standards and best practices.

If you have questions about residential slope stabilization, contact us today to schedule an evaluation and receive an estimate. We serve Southern California, Arizona, and Nevada.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Do You Strengthen Floor Joists From Beneath

Brian Dalinghaus — Mon, 06 Nov 2023 00:00:00 GMT

Looking for information about how to strengthen floor joists from beneath? If so, don't hit that back button because you've landed on the right page. In this article, we're going to review the causes of sagging, bouncy floors, signs there might be a problem with your floor joists, how to strengthen floor joists from beneath, and more.

What Causes a Sagging or Bouncy Floor?

Various things, including the following, can cause a sagging or bouncy floor:

Cracked joists, Cracked joists can lead to instability and a general weakening of the flooring structure.
Poor construction, There might be an insufficient number of joists holding up the floor or too small joists. Inadequate support can also happen from using subpar materials or due to a renovation gone wrong.
Wood rot or termite damage, Wet wood is particularly vulnerable to rot, which can cause it to lose its strength and become less stable. Similarly, termites can devour the wood, creating tunnels and compromising the floor's structural integrity.
There's a problem with the beams, An issue with the beams supporting the joists can also be a culprit behind sagging or bouncy floors. This might be because the beams have shifted because of settled support posts, or they suffer from wood rot, termite damage, or some other problem.
The joists have notches in them, Cutting notches into joists so things like electrical wiring can pass through can also be a problem because it weakens the joists and makes them less capable of supporting the floor.

Signs There Might Be a Problem With Your Floor Joists

Signs there might be a problem with your home's floor joists include the following:

Your floor is sagging or bouncy, This could be a sign the joists have weakened. Your furniture might even shake when you walk by.
Your home smells musty, If you smell mold or mildew, this could indicate moisture damage in your floor joists. Mold can not only weaken the structural integrity of your floor joists, but it can also cause respiratory problems for the home's residents.
Your floors creak, While some noise is normal in older homes, if you notice an increase in sounds or they're exceptionally loud, it could indicate your floor joists are under stress.
Wall cracks, As the floor joists shift, the walls above them will also shift, causing cracks to develop.
Windows and doors don't open and close correctly, Weakened floor joists can cause windows and doors to become misaligned.

If you notice any of the above signs, contact a licensed foundation repair contractor and ask for an assessment of your floor joists. Acting fast can help prevent further damage and even more costly repairs.

Should I Be Concerned About a Bouncy Floor?

Yes, you should be concerned because a sagging or bouncy floor indicates there could be a problem with the wooden structures holding up your floor. This might be the joists, the beams, or the support posts. It's best to contact a professional right away and ask them to have a look.

How to Strengthen Floor Joists From Beneath

Fortunately, professional framing repair offers several solutions for strengthening floor joists from beneath. These include the following:

Sister the joists, "Sistering" involves attaching new lumber alongside the weakened or damaged joists. This adds strength to the original joist and can help to redistribute weight and improve overall stability.
Install a mid-span beam or wall, Installing a mid-span beam or wall can also support the joists.
Bridge the joists, Another option for reinforcement is to "bridge" the joists.
Add support blocks, These blocks can be made of wood and will keep the joists straight, providing additional stability and reinforcement.
Replace the support posts, In some cases, the issue may be with the support posts holding up the beams and the joists. If this is the case, replacing the support posts entirely or installing screw jacks to support the beams may be necessary. Screw jacks can be adjusted to provide ongoing support and can be a cost-effective solution for reinforcing weakened floor joists.

It's important to note that reinforcing floor joists from beneath can be a complex task and should be performed by a professional if you're not experienced with foundation repair. Seeking the guidance of a foundation repair contractor can help ensure the job is done correctly.

How Much Does It Cost to Strengthen Floor Joists From Beneath?

The cost to strengthen floor joists from beneath will depend on the extent of the damage (one or several joists?), the type of strengthening required, and your geographical location.

If you're worried about your home's floor joists, contact us today to schedule an evaluation. If we find a problem, we'll give you a repair estimate. We serve Southern California, Arizona, and Nevada.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Causes Cracks in Ceiling Drywall?

Brian Dalinghaus — Mon, 30 Oct 2023 00:00:00 GMT

Have you noticed that your ceiling drywall has a crack? If so, don't hit that back button because that's what this article is about. We'll review the causes of ceiling drywall cracks, when to worry about them, how they're repaired, and more.

Should I Be Worried About a Crack in My Ceiling Drywall?

Not necessarily. Not all ceiling drywall cracks are created equal. Some cracks in your ceiling drywall are cosmetic and don't pose any real problem. These cracks often occur due to uniform foundation settlement, temperature changes, or even poorly taped drywall seams. On the other hand, some cracks in your ceiling's drywall can be much more serious and indicate structural damage (i.e., a foundation problem). We're going to talk more about how to tell which is which in just a bit.

What Causes Cracks in Ceiling Drywall?

As noted above, not all cracks in ceiling drywall are a sign of structural damage. However, some are. So, let's divide the causes into the following two categories: non-structural ceiling drywall cracks and structural ceiling drywall cracks.

The Most Common Causes of Non-structural Ceiling Drywall Cracks

Non-structural ceiling drywall cracks are pretty common and can be caused by various factors, including the following:

Moisture damage, This might be caused by something on the floor above the crack, such as a leaking pipe or water damage caused by a flooding incident. Over time, this moisture can weaken the drywall and cause it to crack. There's often some discoloration on the ceiling as well.
Improperly taped drywall, Another culprit behind ceiling drywall cracks is improperly taped drywall. When the tape used to join the drywall sheets isn't applied or finished correctly, it can eventually come loose and cause a crack.
Uniform foundation settlement, After a structure is built, it's normal for it to settle slightly into the ground. This settling can lead to small cracks in walls and ceilings, including drywall cracks.

The Most Common Causes of Structural Ceiling Drywall Cracks

Structural ceiling drywall cracks are those that affect the building's structural integrity. They're usually caused by differential foundation settlement or when a foundation settles into the ground unevenly. The best way to describe differential settlement and how it differs from uniform settlement is via an illustration:

Differential settlement puts a lot of stress on a foundation, and if it isn't promptly fixed, it will eventually cause severe structural damage. Common causes of differential settlement include soil that wasn't adequately prepared before construction, expansive soil, seismic events, and erosion-prone soil.

Another common cause of structural ceiling drywall cracks is something heavy on the floor above the crack. This might be a piano, a heavy bathtub, or something else.

If you notice a crack in your ceiling drywall, don't panic. It might be the result of normal settlement or poor installation. However, if the crack looks bad or is growing, or there are other signs of a foundation problem, contact an experienced foundation repair contractor right away and ask for an evaluation. Foundation problems caught early cost less to repair.

Ceiling Drywall Cracks to Be Concerned About

You need to be concerned about structural ceiling drywall cracks. Here are the most obvious signs a ceiling drywall crack is structural:

A large ceiling drywall crack, Usually, the bigger the crack, the more likely it is to be structural. Sometimes, you just know. If it looks bad, it probably is.
A crack that's getting bigger, Cosmetic drywall cracks are often hairline and usually don't get bigger over time.
A crack that runs across the ceiling and down a wall, These cracks are typically a sign of structural damage and require immediate attention. If left unaddressed, they can significantly damage the building structure and pose a safety hazard.
A ceiling drywall crack accompanied by sagging, These cracks typically occur due to the weakening of the ceiling joists or the roof trusses. They can eventually lead to the collapse of the ceiling and pose a significant danger to residents.
Cracks created by the ceiling separating from the wall, These cracks are typically caused by differential settlement and need to be evaluated by a foundation repair contractor.

It's essential to identify the type of ceiling crack and the root cause of the problem to determine the appropriate course of action. Unless you're sure the crack isn't structural, it's always best to consult a foundation repair contractor who can assess the situation and provide the necessary repairs.

If you see a suspicious ceiling crack, look around for other signs of a foundation problem. These include:

Uneven floors
Doors and windows that don't open and close properly
Stair step cracks in brick or masonry
Cracks in walls and floors
Moldings that are separating from the wall
Chimneys and porches that are leaning away from the house

How Are Cracks in Ceiling Drywall Repaired?

The chosen repair solution for a ceiling drywall crack will depend on what caused the crack. Is it non-structural or structural? If the crack was caused by improperly taped drywall, that can be easily fixed by a competent drywall installer. However, if the crack is structural, you'll need an experienced foundation repair contractor to assess the damage and provide the appropriate repair solution. Ceiling drywall cracks caused by differential settlement are usually fixed by underpinning the foundation using push, helical, or slab piers. Underpinning stabilizes the foundation by extending it down to load-bearing soil. It's essential to address structural issues as soon as possible to prevent further damage and potentially dangerous situations.

If you're concerned about a crack in your ceiling drywall, contact us today to schedule an evaluation and receive a repair estimate. We serve Southern California, Arizona, and Nevada.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why Concrete Leveling Foam Is Better Than Mudjacking

Brian Dalinghaus — Mon, 23 Oct 2023 00:00:00 GMT

Looking for information about lifting concrete with foam? If so, don't hit that back button because you've landed on the right page. In this article, we'll review why concrete slabs, like sidewalks, driveways, and patios, become uneven, how they can be lifted and leveled using foam, why using foam to lift an uneven concrete slab is better than mudjacking, and more.

Why Do Concrete Slabs Such as Sidewalks and Driveways Become Uneven?

Over time, sidewalks, driveways, and other concrete surfaces can become uneven, which can present a safety hazard and detract from the overall appearance of a property. Concrete slabs become uneven for various reasons, including the following:

Improper installation, If the ground beneath the concrete wasn't adequately compacted before pouring, the resulting slab will likely become uneven over time. Additionally, if insufficient reinforcement or a low-quality concrete mix was used during installation, the slab may not be able to withstand the weight and pressure of regular use, causing it to become uneven or crack.
Expansive soil, Expansive soil contains a lot of clay, which expands and contracts due to changes in moisture levels. This can, over time, cause the concrete slab to become uneven.
Erosion-prone soil, Some types of soil are prone to erosion. As the ground under the slab washes away, voids form. If the slab sinks into the voids, it will become uneven.
Invasive tree roots, Tree roots can invade and exert pressure on the slab, causing it to become uneven. We've all seen examples of this.
Heavy usage, Over time, heavy vehicles and foot traffic can cause the concrete to settle, creating an uneven surface. This is very common to see in warehouses at control joints from continuous forklift traffic.

What Is Concrete Leveling Foam?

Concrete leveling foam, also known as polyurethane foam or slab jacking foam, is a lightweight material used to raise and level sunken concrete. It's a two-part system of chemicals that, when mixed, creates an expanding foam that can lift concrete slabs back to their original position. This process is more cost-effective and efficient than traditional methods like replacing the entire slab or mudjacking, which involves injecting a slurry of cement and other materials into the soil to lift the slab. We'll talk more about mudjacking in just a bit.

How Uneven Slabs Are Leveled Using Foam

The general process for lifting an uneven concrete slab using foam is as follows:

Small, dime-sized holes are drilled into the affected slab.
The concrete lifting foam is injected under the slab via the holes. The foam immediately begins to expand, filling voids and lifting the slab.
When the lifting is complete, the holes are matched with a compound that closely matches the color of the slab.
Fifteen minutes after the repair is complete, the slab is ready for use again.

Concrete leveling foam can be used for various applications, including sidewalks, driveways, patios, pool decks, and garage floors.

For more information, see Uneven Concrete Driveway Repair Using Polyjacking.

What Is Mudjacking?

Mudjacking is the old-school way of lifting and leveling an uneven concrete slab. It involves injecting a cement slurry mixture (water, cement, soil, and other additives) beneath the concrete slab that needs to be raised instead of concrete leveling foam. As with the foam, the mudjacking slurry fills the voids underneath the slab and provides the necessary support for it to be lifted and leveled.

While mudjacking is still used today to level uneven concrete slabs, it isn't as popular as before. Today, most uneven concrete slabs are leveled using concrete lifting foam.

Why Concrete Leveling Foam Is Better Than Mudjacking for Leveling Uneven Slabs

Today, concrete leveling via foam is the most common method for lifting and leveling an uneven slab for various reasons, including the following:

Leveling with foam is quicker than mudjacking, One of the primary benefits of concrete leveling foam is speed. Most jobs can be done in just a matter of hours. This makes it a more efficient and convenient solution for property owners who want to get the job done quickly. In contrast, the cement slurry used in mudjacking takes time to cure, which means there's a certain amount of downtime.
Foam isn't subject to erosion, Another advantage of foam is that it won't break down over time. As the name implies, mud is a mixture of water and soil. This means the mudjacking slurry, even though it contains cement, is susceptible to erosion. Concrete leveling foam is made of a special polymer blend that won't break down or deteriorate over time. This makes it a more durable and reliable solution.
The holes are smaller, The holes used to inject the concrete leveling foam are smaller than those required for mudjacking. This means the repair is less visible.
Concrete leveling foam is very lightweight, This means it won't add extra weight to soil, which is already having trouble supporting the slab.
Concrete leveling foam is waterproof, Even if water collects in the area where the slab is, the foam won't wash away as it's specially formulated to resist moisture. This makes it a more reliable and sustainable solution overall.

What About Digging up the Uneven Slab and Replacing It?

Replacing an uneven concrete slab means digging up the old slab and pouring a new one. This time-consuming, invasive, and costly process requires more labor and material. After the new slab has been poured, it will need time to dry and harden. During this time, you won't be able to use the slab. In contrast, leveling using foam can usually be completed in just a few hours, and then the slab is ready for use again.

How Much Does Concrete Leveling Cost?

The average cost of concrete leveling varies depending on several factors, such as the size of the affected area, geographical location, accessibility, level of damage, and the method used to level the slab.

If you have a question about lifting concrete with foam, contact us today to schedule an evaluation and receive a repair estimate. We serve Southern California, Arizona, and Nevada.

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What to Do If Soil Pulls Away From Foundation

Brian Dalinghaus — Fri, 20 Oct 2023 00:00:00 GMT

Searching for information about soil pulling away from a foundation? If so, you've landed on the right page because that's what this article is about. We're going to review why soil pulls away from a foundation, signs the soil around your home's foundation is too dry, how to rehydrate the soil properly, and more.

Why Does Soil Pull Away From a Foundation?

Soil pulling away from the foundation of a building is common during arid conditions such as droughts. The consequences of soil pulling away from a foundation can be significant. It can cause the foundation to shift, leading to structural damage manifesting as wall cracks, uneven floors, and doors and windows that no longer open and close properly.

Problems Associated With Soil Pulling Away From a Foundation

If the soil is pulling away from the foundation, it means the soil is parched, and because of that, it's shrinking. When this happens, voids can form under the foundation. If the foundation settles into these voids, you'll have a phenomenon called "differential settlement," or when a foundation settles into the ground unevenly.

Differential settlement puts a lot of stress on a foundation, and if it isn't promptly fixed, it will cause severe structural damage eventually.

Dry soil that has pulled away from a foundation allows rainwater to come into direct contact with the foundation. This can lead to a host of problems.

Another problem associated with soil pulling away from the foundation is instability. This happens because there's no longer any soil offering resistance to the foundation. This makes it easier for the foundation to shift and move around.

Signs the Soil Around Your Home's Foundation Is Too Dry

Signs the soil around your home's foundation is too dry include the following:

The ground will be cracked.
Vegetation will turn yellow, and leaves will become brittle to the touch.
The soil may appear powdery and loose, indicating a lack of moisture content.

Usually, you'll know when the soil around your home is too dry. If the weather has been hot and dry and you haven't watered your yard, the soil is probably too dry.

For more information, see our guide to expansive clay soil.

Solution: Rehydrate the Soil Around Your Foundation

The best way to prevent soil from pulling away from a foundation during dry conditions is to maintain an adequate moisture level in the soil. Here's how you can do that:

Use a Soaker Hose

A soaker hose is a flexible hose that evenly distributes water directly to the soil. This method allows for slow and steady hydration, which is ideal for preventing soil erosion and other issues that may arise from overwatering.

It's essential to ensure the water is distributed evenly and doesn't pool in certain areas, as this can lead to uneven moisture levels and potential damage to your foundation. Also, watering too close to the foundation can lead to oversaturation, which can also cause issues. It's better to place the soaker hose several feet from the foundation and let the moisture work its way toward the foundation laterally.

The frequency and amount of water needed will depend on several factors, including climate, soil type, and drainage conditions. It may be helpful to consult a professional landscaper or foundation specialist to determine the best watering plan for your situation. By taking the necessary steps to hydrate the soil around your foundation, you can help ensure the longevity and safety of your home.

Proper Soil Hydration Helps Prevent Foundation Trouble

Believe it or not, most foundation problems are caused by water. There will be trouble when there's either too much or too little water in the ground around the foundation. Therefore, you can go a long way toward preventing problems by controlling groundwater around your home. Here are some ways to do that:

Regrade your yard, One helpful technique for controlling groundwater is regrading the yard so it slopes away from the foundation. This helps ensure that any water accumulating in the soil will naturally flow away from the house rather than towards it.
Clean gutters regularly, Similarly, homeowners should keep gutters clean and free from debris, as overflowing gutters can cause water to accumulate around the foundation and seep into the soil.
Use downspout extensions, Using downspout extensions is another effective way of preventing groundwater from pooling around the foundation. These extensions should direct water at least six feet from the house before release.
Keep trees away from the foundation, Homeowners should also be vigilant about keeping trees away from the foundation. Some trees have extensive root systems capable of "drinking" large quantities of water from the soil. This can lead to the formation of voids in the ground under the foundation, compromising its stability over time.
Install a drain tile system, A drain tile system consists of a network of perforated pipes installed around the foundation's perimeter at the footing level. These pipes help collect and redirect groundwater away from the foundation, reducing the likelihood of foundation trouble.

If you're concerned about the moisture content of the soil around your home's foundation, contact us today to schedule an evaluation. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Is the Strongest Foundation for a House?

Brian Dalinghaus — Tue, 17 Oct 2023 00:00:00 GMT

Wondering what's the strongest foundation for a house? If so, don't go away because you've landed on the right page. In this article, we'll review the three most common types of foundations, what's the strongest foundation for a house, and more.

What Is a Foundation?

In the construction field, a foundation is a structure typically made of concrete, which serves as the base for a building or other object to be constructed upon.

Foundations are designed to spread the structure's weight evenly across the ground to prevent any sinking or settlement that could occur over time. They're responsible for supporting the building's load, including the structure's weight, people, furniture, equipment, etc., and any environmental forces like wind or earthquakes.

The type of foundation used in a building project depends on several factors, including the soil conditions, the structure's weight, and the local building codes and regulations.

A foundation's design and construction must follow strict guidelines and safety standards to ensure the integrity and safety of the building or structure. This typically involves soil testing, engineering analysis, and careful attention to the materials and installation process.

What Is the Strongest Foundation for a House?

It's impossible to answer this question without more information. This is because the correct foundation for a structure depends on various things, including the soil type, geographical location, building design, and purpose. A foundation considered the strongest for one structure might be considered weak for another. For example, a building constructed in an earthquake-prone region will require a foundation that can withstand seismic activity. In contrast, a building erected in a high-wind area must have a foundation that can withstand strong winds.

A better question would be...

What's the strongest foundation for a house built on expansive soil?
What's the strongest foundation for a house built in a seismically active area?

The Most Common Foundation Types

Each foundation type has its advantages and disadvantages.

Slab Foundations

A slab foundation, also known as a slab-on-grade foundation, is a type of foundation used in construction that consists of a flat concrete slab poured directly onto the ground. Slab foundations are typically used in areas with stable soil conditions and a relatively warm climate.

Pros

One of the primary benefits of slab foundations is that they're relatively easy and inexpensive to construct and require minimal site preparation. This can save both time and money during the construction process.

Slab foundations provide excellent insulation against the elements. The thick concrete slab helps regulate temperature and reduce energy costs, making it an appealing option for homeowners.

Cons

Slab foundations can be more susceptible to cracking and heaving than other types of foundations, particularly if there are significant changes in soil moisture or temperature. Also, slab foundations may not be suitable in areas with poor soil conditions or with a high risk of seismic activity.

Crawl Space Foundations

With a crawl space foundation, there's a space between the ground and the first floor of a house. This space is typically about 1-3 feet high and is accessed through a small door or hatch, usually located on the home's exterior.

Pros

A crawl space foundation provides easy access to the home's plumbing, wiring, and HVAC systems for maintenance and repairs.

Cons

The main potential downside to a crawl space foundation is the possibility of moisture and pests entering the crawl space. Both can damage the wooden structures in the crawl space, leading to foundation problems.

How Are Foundations Constructed?

In the US, foundations are built using poured concrete or cinder blocks (also known as CMUs for Concrete Masonry Units). Today, poured concrete foundations are more popular in the US.

How to Help Prevent Foundation Problems

Even strong foundations can develop problems over time. Fortunately, there are steps that homeowners can take to help prevent foundation issues. These include the following:

Regrade your yard, if necessary, This involves adding or removing soil to create a slope away from your house. This facilitates the drainage of groundwater away from your home's foundation.
Clean gutters regularly, Gutters can quickly become clogged with leaves, dirt, and other debris, obstructing the water flow and causing it to overflow the side of the house and soak the ground near the foundation.
Use downspout extensions, Downspout extensions direct water further away from the foundation before release, reducing soil saturation and potential damage.
Keep large trees away from the foundation, Trees with extensive root systems can cause soil to shift and undermine the foundation, causing significant damage. To prevent this, homeowners should plant trees at a safe distance from the foundation and avoid planting trees with aggressive root systems.
Install a drain tile system, Installing a drain tile system is a more expensive solution but highly effective for preventing foundation problems. A drain tile system consists of perforated pipes that collect and redirect excess groundwater away from the foundation.

For more information, see How to Prevent Foundation Problems When There's Clay Soil Around a Foundation.

If you think your home might have a foundation problem, contact us today to schedule an evaluation. If we find a problem, we'll give you a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Happens if a Foundation Shifts?

Brian Dalinghaus — Fri, 06 Oct 2023 00:00:00 GMT

Looking for information on what happens if a foundation shifts? If so, you've landed on the right page because that's what we're going to review in this article. We'll go over what it means to say a foundation is "shifting", the difference between uniform and differential settlement, what causes a foundation to shift, repair options, and more.

What Does It Mean to Say a Foundation Is "Shifting"?

When we talk about a foundation "shifting," we mean the foundation has moved for some reason, and usually, the term is associated with structural damage accompanying the foundation movement.

Uniform vs. Differential Settlement

Because they're heavy, all foundations will settle into the ground slightly after construction. This is normal and usually nothing to be concerned about so long as the settlement is uniform. Uniform settlement can lead to minor cosmetic damage, such as tiny cracks in walls or floors. However, these cracks are not structural. In other words, they aren't a sign the home's structural integrity has been compromised.

The problem is something called differential settlement. This is when a foundation settles into the ground, but unevenly. An infographic is the best way to illustrate the difference between uniform and differential settlement:

Differential settlement, if it isn't corrected, can cause severe structural damage.

So, What Causes Differential Settlement?

Various factors, including the following, cause differential foundation settlement:

Expansive clay soil, In areas with expansive clay soil, differential settlement is likely to occur due to the tendency of clay soils to shrink and swell depending on the moisture level.
Erosion-prone soil, These soil types are easily washed away, which can cause voids to form under the foundation. If the foundation settles into the voids, differential settlement is likely.
Improper site preparation, Uncompacted soil is loose and contains air pockets. A heavy foundation will compress loose soil, usually unevenly, resulting in differential settlement. Compacting the soil eliminates these voids and ensures a stable base for construction.
Earthquakes, As you can probably guess, seismic events can cause a foundation to shift, leading to structural damage.

What Happens If a Foundation Shifts (I.e., Differential Settlement)?

Differential settlement puts enormous stress on a foundation, and if it isn't corrected, it can cause severe structural damage that will cost a lot of money to repair. So, the best course of action is to prevent differential settlement. Fortunately, there are some things homeowners can do that will help prevent foundation problems. We're going to talk about those in just a bit.

Signs of Differential Foundation Settlement

The most common signs of differential settlement include, but aren't limited to, the following:

Wall, floor, and ceiling cracks
Uneven floors
Stair step cracks in brick or masonry
Doors and windows that don't open and close properly
Gaps between the walls and the ceiling or floor
Chimneys and porches that are pulling away from the house

Repair Options for a Shifting Foundation

Underpinning is usually the go-to method for repairing differential foundation settlement. Underpinning involves installing piers (push, helical, slab) to stabilize and strengthen the foundation.

Push Piers

Push piers are driven into the ground using the structure's weight and hydraulic pressure. Once they reach load-bearing soil, they're attached to the footing, and the foundation is raised as much as possible without causing damage. This will often close wall cracks, fix uneven floors, etc.

Helical Piers

Helical piers, which are shaped like giant corkscrews, are turned into the ground until they reach the required depth and torque necessary to stabilize the foundation. Helical piers are often ideal for lightweight structures and buildings such as garages and porches.

Slab Piers

Slab piers are push or helical piers installed through holes drilled in the slab.

Foundation underpinning to correct differential settlement is a minimally invasive and relatively quick procedure. Most of the time, homeowners experience no disruption to their daily routine.

For more information, see Will You Be Able to Lift My Home?

Does Foundation Shifting Make a Home Unsafe?

Usually no. Homeowners often live in a house with differential settlement without realizing it. However, that doesn't mean it's a good idea. Differential settlement worsens over time, and if it isn't fixed, there could come a point where the home is unsafe to live in. However, this usually doesn't happen unless some catastrophic event has caused severe damage. An earthquake, for example.

It's essential to address any foundation issues promptly to ensure the safety of everyone living in the house. This may require hiring a professional foundation repair contractor to assess the damage and perform any necessary repairs.

Ways to Help Prevent Your Home's Foundation From Shifting

Fortunately, there are preventive measures homeowners can take to avoid differential foundation settlement and keep their homes safe and stable. Since differential settlement is often caused by excess moisture in the ground around the foundation, most of these involve getting groundwater under control.

Ensure the Yard Around Your Home Is Properly Graded

The yard around your house should slope away from the foundation. This prevents groundwater from draining toward and pooling around the foundation.

Clean Your Gutters Regularly

Clogged gutters can cause water to spill over the side of your home and soak into the ground around the foundation. Clear your gutters of any debris at least twice per year.

Install Downspout Extensions

Downspout extensions are inexpensive, easy to install, and will carry runoff away from the foundation before release.

Install a Drain Tile System

A drain tile system is an underground drainage system designed to prevent water from accumulating in the ground around the foundation. It consists of a perforated drainage pipe placed in a trench around the perimeter of a foundation at the footing level. The drainage pipe collects excess water in the ground and directs it to a discharge point away from the foundation.

Keep Trees Away From the Foundation

It's best to keep trees at least 5 feet from the foundation. If the tree/vegetation is known to have an aggressive root composition, it may be best to go with a less aggressive rooted tree/vegetation.

If you think your home's foundation might be shifting, contact us today to schedule a foundation evaluation. If we find a problem, we'll give you a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Causes Cracks In Walls And How To Fix?

Brian Dalinghaus — Wed, 04 Oct 2023 00:00:00 GMT

Looking for information about cracks in walls, what causes them, and how they're fixed? If so, don't hit that back button because that's what this article is about. We'll review what causes cracks in a wall, which wall cracks you should worry about, how wall cracks are fixed, and more.

What Causes Wall Cracks?

Wall cracks can be caused by a variety of factors, including the following:

Age, Old buildings may be more susceptible to cracking, especially if they're made of materials like stucco or plaster that tend to expand and contract with temperature and humidity changes. These cracks may look unsightly, but they're not structurally significant.
Hydrostatic pressure, Poor drainage around a foundation can cause hydrostatic pressure to build up in the ground and push against the foundation walls. If it isn't relieved, it can cause the walls to bow inward and even crack.
Improperly taped drywall, If the installer doesn't apply enough joint compound, the drywall tape could come loose and create a wall crack.
Uniform foundation settlement, All foundations settle very slightly into the ground after being built. As long as the settlement is uniform, there's usually nothing to worry about.
Differential foundation settlement, Sometimes, for various reasons, a foundation settles into the ground unevenly. This is called differential foundation settlement, and it can cause severe structural damage if it isn't fixed. We'll talk more about differential settlement below.

What Is Differential Foundation Settlement?

Differential foundation settlement is a phenomenon that occurs when certain parts of a foundation settle into the ground more than others. Differential settlement can cause significant structural damage, manifesting in wall cracks, uneven floors, and doors and windows that no longer open and close correctly.

What Causes Differential Foundation Settlement?

Various things, including the following, can cause differential settlement:

Expansive soil, One of the most common causes of differential settlement is expansive soil. This type of soil swells and shrinks with changes in moisture content, which can create uneven settling of the foundation. This is particularly common in areas with large clay deposits, as these soils are highly expansive.
Erosion-prone soil, This type of soil is characterized by its susceptibility to erosion. This can lead to unstable ground conditions that can cause differential foundation settlement.
Earthquakes, Seismic events can also contribute to differential settlement because they cause the ground to shift and move.
Improper site preparation, If the soil isn't adequately compacted before construction, it can create voids or gaps beneath the foundation. As weight is added to the structure, the foundation can sink into these voids, leading to uneven settling.

Hydrostatic Pressure

Poor drainage around a foundation can cause hydrostatic pressure to build up and push against foundation walls. The walls may begin to bow inward and even crack as the pressure builds. Neglecting the effects of hydrostatic pressure on a foundation will eventually result in the need for major repairs.

How to Know When a Wall Crack Is Serious, Structural vs Non-structural Wall Cracks

While some cracks in walls are merely cosmetic (i.e., non-structural), others may indicate serious structural problems requiring immediate attention. We call these structural cracks. Structural wall cracks are usually caused by either differential foundation settlement or hydrostatic pressure. Structural cracks typically appear wider than 1/4 inch, while non-structural cracks are usually hairline.

Examples of Non-structural Cracks

Cracks caused by wood drying after new construction. (Wood shrinks slightly as it dries.)
Cracks caused by temperature and humidity fluctuations. These are common in vacation homes.
Cracked drywall caused by faulty installation. These are often problems with improper drywall taping.
Cracks caused by shrinkage during the concrete curing process.
Drywall cracks caused by leaking pipes. The cracks are created as the drywall softens. They're usually discolored.
Vertical hairline cracks in a foundation wall. These are usually caused by shrinkage during the concrete curing process.

Examples of Structural Cracks

Structural wall cracks are those that affect the building's structural integrity. They are caused by a serious problem with the foundation. The two most common causes of structural cracks are differential foundation settlement and hydrostatic pressure.

Stair step cracks in a brick or masonry wall
Horizontal wall cracks
Diagonal wall cracks from the corners of windows and doors
A crack that runs across the ceiling and down a wall
A floor crack that goes from wall to wall

Structural cracks must be addressed urgently to avoid further damage and potential safety hazards. Non-structural cracks, meanwhile, can be repaired through simple maintenance measures.

Should I Worry About a Crack in the Wall?

You should worry if the wall crack is structural. If you suspect a wall crack might be structural, it's essential to have it inspected by an experienced foundation repair contractor, as ignoring structural cracks could lead to further damage and costly repairs. While not all wall cracks are cause for alarm, it's prudent to err on the side of caution and seek professional advice if you have any concerns.

How to Repair Wall Cracks

The chosen repair solution for a wall crack will depend on the cause. Here are some common repair solutions for wall cracks:

Possible Repair Solution for Wall Cracks Caused by Differential Settlement

Structural cracks caused by differential settlement are usually repaired via a procedure called underpinning. This involves using push, helical, or slab piers to extend the foundation down to load-bearing soil. Once the piers are in place, a synchronized hydraulic lifting system raises the foundation.

Possible Repair Solution for Wall Cracks Caused by Hydrostatic Pressure

Structural cracks caused by hydrostatic pressure are often repaired using carbon fiber straps. This process involves attaching carbon fiber wall reinforcement to the wall, which helps reinforce the structure and prevent further cracking. Carbon fiber is a strong and lightweight material resistant to moisture, making it an ideal choice for wall repairs. Other repair solutions for cracks caused by hydrostatic pressure include wall plate anchors and helical tieback anchors.

How to Prevent Cracks in a Wall

While it may be impossible to eliminate the possibility of cracks appearing in walls, there are some measures that homeowners can take to reduce the likelihood of this happening.

How to Help Prevent Wall Cracks Caused by Differential Settlement

Proper site preparation before construction, Soil must be adequately tamped down before construction begins. If this isn't done, the foundation could settle unevenly into the ground after it's built.
Good drainage around the foundation, Poor drainage around a foundation can go a long way toward preventing foundation trouble. Clean your gutters regularly, use downspout extensions, regrade your yard so it slopes away from the foundation, and install a drain tile system.
Keep trees away from the foundation, It's best to keep trees at least 5 feet from the foundation. If the tree/vegetation is known to have an aggressive root composition, it may be best to go with a less aggressive rooted tree/vegetation.

How to Prevent Wall Cracks Caused by Hydrostatic Pressure

The best way to prevent wall cracks caused by hydrostatic pressure is to ensure excess moisture can't build up in the ground around the foundation. Here are some ways to do that:

Clean your gutters regularly so that runoff doesn't overflow, run down the side of your house, and soak the ground around the foundation.
Install downspout extensions to carry water away from your home's foundation before release.
Regrade your yard so it slopes away from the foundation. This will prevent groundwater from draining toward the foundation.
Install a drain tile system. When it comes to keeping the ground dry around a foundation, nothing beats a drain tile system.

For more information, see What Homeowners Need To Know About Landscaping Next To Their Home's Foundation.

If you're concerned about one or more wall cracks in your Southern California, Arizona, or Nevada home, contact us today to schedule an evaluation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Fixing Foundation Cracks From The Outside

Brian Dalinghaus — Mon, 25 Sep 2023 00:00:00 GMT

Looking for information about fixing foundation cracks from the outside? If so, you've landed on the right page because that's what we're going to review in this article. We'll review the types of foundation cracks, common causes, how to fix foundation cracks, and more.

The Two Most Common Causes of Foundation Cracks

Most foundation cracks happen for two main reasons: differential settlement and hydrostatic pressure.

Differential Settlement

All structures will settle into the ground slightly after they're built. This is normal, and there is nothing to worry about as long as the settlement is uniform. Differential settlement, when a structure settles unevenly into the ground, is another matter. If it isn't corrected, differential settlement can cause severe structural damage to a foundation.

So, what causes differential settlement?

Various things can cause differential settlement, including the following:

Expansive Soil

Expansive soil contains a high percentage of clay, and because of this, it swells when exposed to water and shrinks when it loses moisture and dries out. This is usually a seasonal phenomenon that creates movement in the ground under the foundation as the soil swells and shrinks. Over time, this can lead to differential settlement and structural damage, manifesting as foundation cracks, uneven floors, and problems opening and closing doors and windows.

Erosion-prone Soil

Other soil types can also cause differential settlement due to their tendency to erode over time. This can result in void-filled soil that cannot adequately support the foundation, leading to differential settlement.

Poor Construction Techniques

Soil must be adequately compacted before construction begins to remove air pockets and increase the soil's density and strength. This step is crucial since uncompacted soil can cause numerous problems for a construction project, including differential settlement, as the structure settles unevenly into the ground after it's built. Compaction ensures the soil can support the structure's weight.

Excavation Next to the Foundation

If your neighbor digs a big hole too close to your house, it could destabilize the soil under the foundation and lead to differential settlement and structural damage.

Natural Disasters

Earthquakes, floods, hurricanes, tornadoes, etc., can all cause differential settlement and severe foundation damage. For example, during an earthquake, the ground moves, and this can very easily result in differential settlement. Similarly, the soil can become saturated with water during floods, leading to instability under the foundation.

Hydrostatic Pressure

Hydrostatic pressure exerts enormous pressure against foundation walls, and if it isn't relieved, the foundation wall will eventually begin to bow inward. It could even crack. This compromises the structural integrity of the building and will require costly repairs.

What causes hydrostatic pressure?

Hydrostatic pressure builds up when excess moisture in the ground around the foundation can't drain off. Hydrostatic pressure builds up because of poor drainage, in other words. Factors like high rainfall, poorly designed or no drainage systems, leaky plumbing, and low-lying areas prone to flooding can exacerbate hydrostatic pressure build-up.

Fixing Foundation Cracks From the Outside for Cracks Caused by Differential Settlement

Cracks caused by differential settlement are usually fixed from outside via a repair technique called underpinning. Underpinning involves excavating around the outside of the foundation down to the footing and then installing piers to extend the foundation down to load-bearing soil. Once the piers are in place, the foundation is raised as much as possible without causing damage. After underpinning, the cracks caused by the differential settlement will usually close.

Fixing Foundation Cracks From the Outside Is Not the Best Repair Solution for Cracks Caused by Hydrostatic Pressure

They're fixed from the inside using repair solutions such as carbon fiber straps and wall plate anchors. These stabilize the wall and prevent any further inward movement.

What About DIY Foundation Crack Repair?

Cracks caused by differential settlement or hydrostatic pressure should only be repaired by a professional foundation repair contractor. However, cracks that are merely cosmetic and not caused by a structural issue can often be repaired as a DIY project.

A word of caution: Unless you're sure a crack is non-structural, contact a professional foundation repair contractor to evaluate it.

The Best Way to Prevent Foundation Cracks

Fortunately, there are ways homeowners can help prevent foundation cracks. Because water is a leading culprit behind the two main causes of foundation cracks, differential settlement and hydrostatic pressure, you can go a long way toward preventing trouble by controlling groundwater around the foundation. Here are some ways to do that:

Clean gutters regularly, When gutters clog with dead leaves and other debris, water can overflow, run down the side of the house, and soak the ground around the foundation.
Install downspout extensions, Downspout extensions are inexpensive and easy to install. They will ensure runoff is carried away from the foundation before release. Downspout extensions should be at least six feet long to be the most effective.
Regrade the yard around the foundation, if necessary, It's essential to ensure that the yard is sloped away from the house so that groundwater doesn't drain toward the foundation.
Consider relocating water-hungry vegetation, While flowers and shrubs may look nice planted next to the house, they need water. Consider relocating them several feet away from the foundation.
Keep trees away from the foundation, Large trees with extensive root systems can invade the ground under the house and push against the foundation. Tree roots can also "drink" moisture from the soil, creating voids under the foundation.
Install a drain tile system, Installing a drain tile system is a very effective way to prevent foundation cracks. It works by preventing excess moisture from building up in the ground around the foundation. Excess groundwater flows into a perforated drainage pipe (buried at the footing level) and out to a discharge point away from the foundation.

If you're concerned about foundation cracks in your home, contact us today to schedule a foundation evaluation and receive a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Difference Between Block Foundations and Poured Concrete Foundations

Brian Dalinghaus — Fri, 15 Sep 2023 00:00:00 GMT

Looking for information about the difference between homes built using foundation blocks and those built using poured concrete? If so, you've landed on the right page because that's what we're going to review in this article. We'll go over foundation types, construction techniques, and more.

Foundation Types

There are three primary foundation types commonly used in residential construction:

Slab foundations
Crawl space foundations

Slab foundations, also known as slab-on-grade foundations, are the most straightforward and common type of foundation being constructed today. They consist of a solid concrete slab that rests on the ground. Slab foundations are suitable for warm climates with stable soil conditions, such as areas with little or no risk of freezing.

Crawl space foundations, also called pier-and-beam foundations, have a space between the ground and the home's structure. This space is usually 1.5-3 feet high and allows easy access to the home's plumbing, wiring, and other utilities. Crawl space foundations are ideal for areas with unstable soil, high moisture content, or where flooding is a concern.

Foundation Building Techniques: Foundation Blocks vs. Poured Concrete

In the US, foundation blocks (cinder blocks or CMUS) and poured concrete are two common ways to build foundations for residential homes.

Foundations Built Using Concrete Blocks

Concrete block foundations are made up of precast concrete foundation blocks stacked on top of each other to form a solid base that supports the weight of the house. Concrete foundation blocks are typically reinforced with rebar and then filled with concrete for added strength.

Pros of Foundations Built Using Concrete Blocks

The pros of building a foundation using concrete foundation blocks include the following:

Strength and durability, Concrete foundation blocks, when reinforced with rebar and filled with concrete, are robust and can withstand significant weight and pressure, making them ideal for supporting the weight of a building.
Resistant to fire, moisture, and pests, Concrete blocks are also resistant to fire, moisture, and pests, saving homeowners significant costs over time compared to wood foundations.
Design versatility, Another advantage of concrete block foundations is their versatility in design. Concrete foundation blocks come in various sizes and shapes, making creating a custom foundation layout easier. This flexibility can be valuable when building on sloped or uneven terrain, where concrete blocks can be used to level out the foundation.
Good insulation, When filled with concrete, foundation blocks can provide better insulation for the home, making it more comfortable and energy-efficient.

Cons of Foundations Built Using Concrete Blocks

There are also some downsides to using this type of foundation. These include the following:

Water can collect inside the blocks, Concrete block foundations are more susceptible to moisture and water damage. This is because the concrete blocks are not completely solid but contain hollow cavities that can collect water and allow it to seep through the foundation walls. Over time, this can weaken the foundation and lead to structural issues.
Water can seep through the mortar, This can make homes built using foundation blocks susceptible to water damage.
Prone to cracking if not reinforced, Concrete block foundations that haven't been reinforced with rebar and concrete are more prone to cracking than those made from poured concrete. The cracks can be caused by hydrostatic or lateral pressure.
Require skilled masons for installation, Each foundation block is heavy and has to be individually laid and leveled, which can be time-consuming and requires a skilled mason.

Poured Concrete Foundations

Poured concrete foundations are constructed by pouring concrete into a form or mold. This form is typically made of wood and designed to contain the liquid concrete as it hardens. Once the site is prepared, the concrete is mixed and poured into the form. The mixture typically consists of cement, sand, gravel, and water and may also include other additives to improve the strength and durability of the foundation.

Poured concrete foundations are often reinforced with rebar to help prevent cracking, thereby improving overall strength.

After the concrete is poured, it must be allowed to cure and harden before the form can be removed. Depending on the weather and other factors, this could take several days to even weeks. Once the concrete has cured, the form is removed, and the foundation is ready to support the structure's weight.

Pros of Poured Concrete Foundations

Poured concrete foundations have several advantages that make them popular for building construction. These include the following:

Strong and durable, Poured concrete foundations are extremely strong and durable. They can withstand the weight of heavy structures for many years and are resistant to natural disasters such as earthquakes and hurricanes, which makes them ideal for building in areas prone to these types of events.
Moisture, pest, and fire resistant, Another significant advantage of poured concrete foundations is their water and moisture resistance. This means they are less prone to cracking and expansion caused by water absorption, which can ultimately lead to structural damage. Additionally, poured concrete foundations are more resistant to pest infestations than other types of foundations, making them a good choice for buildings in areas where termites, ants, and other insects are prevalent.
Design versatility, Poured concrete foundations are also very versatile in design. They can be poured in almost any shape or size.
A high degree of lateral strength, Poured concrete foundations are more resistant to lateral pressure than block foundations.

Cons of Poured Concrete Foundations

Poured concrete foundations certainly have many advantages, but they also come with a few drawbacks. These include the following:

Prone to leakage through the cove joint, The cove joint is where the floor, wall, and foundation footing meet.
Needs formwork, Poured concrete foundations require formwork construction, which must be removed later. The wet concrete also has to be transported to the job site.
More expensive, Poured concrete foundations can be more costly and time-consuming to construct than foundations built using concrete blocks.
Temperature requirements for construction, Extreme temperatures, very cold or hot, can negatively affect the concrete curing process.

Are Homes Built Using Foundation Blocks Better Than Those With Poured Concrete Foundations?

It's difficult to say that one foundation type is better than the other, as they both have advantages and disadvantages. Homeowners should choose the type of foundation that best fits their needs and budget while also considering factors such as durability, stability, and ease of installation. Ultimately, both options, foundation blocks and poured concrete, can provide a solid foundation that can last for many years with proper care and maintenance.

How to Prevent Foundation Problems

Foundation problems can be a homeowner's worst nightmare. Not only do they pose significant risks to the house's structural integrity, but they can also be incredibly costly to repair. Fortunately, several preventative measures can be taken to help avoid foundation problems:

Make sure your yard slopes away from the foundation, One key factor in preventing foundation problems is re-grading the yard around the home so that the ground slopes away from the foundation. This will allow groundwater to flow away from the house rather than towards it. When water accumulates around the base of the foundation, it can lead to erosion and weaken the soil, which can eventually cause the foundation to shift or settle.
Clean your gutters regularly, Another essential measure is to clean gutters regularly to prevent debris from clogging them up. When gutters become clogged, water overflows and drips down the sides of the house, eventually finding its way to the foundation. This can result in moisture buildup and damage to the foundation.
Use downspout extensions, Using downspout extensions is also recommended to direct water away from the foundation before release. These extensions are attached to the end of a downspout and allow water to be discharged farther away from the house. Without them, water from the downspout can accumulate too close to the foundation, causing issues in the long run.
Keep trees away from the foundation, Keeping trees away from the foundation is another preventative measure. Trees can negatively impact the foundation of a home in several ways. For example, their roots can grow underneath the foundation, causing it to shift or crack. Falling branches or leaves can clog gutters and downspouts, leading to water damage.
Install a drain tile system, Installing a drain tile system can be a very effective way to prevent foundation problems. This involves placing perforated pipes around the foundation at the footing level to collect excess groundwater and discharge it well away from the house. This helps to keep the soil dry and stable, which can reduce the risk of foundation damage in the long term.

If you suspect your home's foundation might have a problem, contact us today and schedule a foundation evaluation. If we find a problem, we'll give you a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Common Problems With Slab Homes

Brian Dalinghaus — Wed, 13 Sep 2023 00:00:00 GMT

Looking for information about problems with slab homes? If so, don't go away because you're in the right place. In this article, we're going to review the different types of slab foundations, common problems with slab foundations, how slab foundations are repaired, and more.

What Is a Slab Foundation?

A slab foundation, also known as a slab-on-grade foundation, is a type of foundation commonly used in residential and commercial construction projects.

Post-tension cables or rebar are often added to make the slab stronger and better able to support the structure's weight.

Slab foundations are common in warmer climates where the ground doesn't freeze.

Three Different Types of Slab Foundations

Slab on Grade Foundations

A slab-on-grade foundation comprises a flat concrete slab poured directly on top of a compacted gravel base, which provides stability and structural support. The slab is typically several inches thick and reinforced for added strength.

T-shaped Slab Foundations

A t-shaped slab foundation consists of a horizontal slab supported by a thicker concrete footing along the perimeter of the foundation. The footing is usually between 12-24 inches thick and extends below the frost line to provide stability and prevent shifting or settling of the foundation. T-shaped slab foundations are commonly used in areas with clay soil or where the ground is prone to expansion and contraction due to temperature changes.

Frost-protected Slab Foundations

A frost-protected slab foundation is designed to prevent damage to the foundation caused by frost heave. A frost-protected slab foundation insulates the ground below the foundation with a layer of rigid insulation. This insulation helps maintain a consistent soil temperature throughout the year, preventing the ground from freezing in winter.

The Pros of Slab Foundations

The pros of slab foundations include the following:

The low construction cost is due to its simple design, which requires less excavation, fewer materials, and less labor.
They don't take long to build, Because of their simpler design, construction time is quicker and involves less disturbance to the surrounding landscape.
Durability, Because slab foundations are cast from a single layer of concrete, they're incredibly sturdy and can withstand considerable weight without the risk of cracking.
Energy-efficiency, A slab foundation can also provide greater energy efficiency in homes.
Pest-resistant, Since the concrete is solid, the chances of insects or other pests finding their way through the foundation are minimal. This feature can be beneficial, especially for homes located in areas with high pest activity.

Common Problems With Slab Homes

Slab foundations also have their disadvantages. These include the following:

The utilities are embedded in the slab, Because the utility lines (plumbing, electrical, etc.) are embedded in the slab, accessing them can make maintenance and repairs more difficult, time-consuming, and costly.
Susceptible to moisture penetration, One of the main drawbacks of slab foundations is their vulnerability to soil movement and moisture damage. As they are directly placed on top of the ground, they are more prone to damage from soil expansion and contraction due to weather changes and other environmental factors. Over time, this can cause cracks and heaving in the foundation, which can negatively affect the structural integrity of the building.
Susceptible to problems caused by tree roots, Invasive tree roots can also cause a slab foundation to crack. If water penetrates the cracks, this can cause even more damage.

What Causes Foundation Problems?

Differentiation settlement is a common problem with all foundation types. This happens when the foundation settles into the ground unevenly. Differential settlement puts a lot of stress on a foundation and can cause severe structural damage if it isn't fixed.

So, what causes differential settlement?

Various things, including the following, can cause differential settlement:

Poor construction practices, The soil needs to be tamped down before construction. If this isn't done correctly, the new structure could settle into the ground unevenly after construction leading to differential settlement and structural damage.
Expansive soil, Soil that contains a high percentage of clay expands when it absorbs moisture and shrinks when it releases moisture and dries out. This creates movement in the ground under the building and can eventually cause differential settlement.
Excavation next to the foundation, If your neighbor digs a big hole next to your home, it could destabilize the soil under the foundation, causing it to shift. This could cause your home's foundation to settle unevenly into the ground.
Natural disasters, Earthquakes, floods, and other natural disasters can all cause differential foundation settlement.
Weather changes, An example of this would be building a home on expansive soil during the dry season without considering the soil's properties. When it starts to rain, the ground will swell and push against the foundation.

Common Signs a Foundation Might Have a Problem

Common signs of a foundation problem include the following. If you see any of these, contact a foundation repair contractor right away and ask for an evaluation:

Doors and windows that stick
Uneven floors
Cracks in walls, floors, and ceilings
Torn wallpaper (The wall behind the wallpaper might be cracked.)
Bowed walls, with or without cracking
Moldings that are separating from the wall or ceiling
Walls that are no longer in contact with the floor or ceiling
Stair step cracks in brick or masonry

How Are Slab Homes Repaired?

If the problem was caused by differential foundation settlement, the repair solution will probably be underpinning using either push or helical piers. Underpinning involves driving metal support piers deep into the ground beneath the foundation until they reach stable soil. Once these piers are in place, they support the weight of the foundation and prevent any further settlement.

For more information, see Foundation Repair Cost.

If you think your home's slab foundation might have a problem, contact us today to schedule a foundation evaluation. If we find a problem, we'll give you a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Cracked Brick Wall Repair

Brian Dalinghaus — Fri, 08 Sep 2023 00:00:00 GMT

Searching for information about brick wall repair? If so, you've landed on the right page because that's what this article is about. We're going to talk about the different types of cracks found in brick walls, why brick walls crack, brick wall repair, and more.

Types of Brick Wall Cracks and What Causes Them

As homeowners, it's essential to be aware of the different types of cracks that can occur in brick walls. These cracks not only affect the aesthetic appeal of the wall but can also compromise its structural integrity. Here are some of the common types of brick wall cracks that homeowners should know about:

Horizontal Cracks

Horizontal cracks in brick walls can occur for various reasons, including poor construction methods, structural damage, and natural forces such as earthquakes and moisture.

One major factor contributing to horizontal brick wall cracks is the type of mortar used during construction. If the mortar mix is not balanced correctly, it can result in a weaker bond between the bricks, leading to horizontal cracks.

Structural damage from constant wear and tear, such as heavy traffic or construction work on adjacent buildings, can also cause horizontal cracking in brick walls. Moreover, sudden forces like seismic activity can dislodge the bricks and cause horizontal cracks.

Moisture can also be a primary culprit of horizontal brick wall cracks. When water penetrates the brick and mortar, it can weaken the wall's structural integrity and cause horizontal cracking as it expands and contracts.

Additionally, temperature fluctuations can play a role in brick wall cracks. When temperatures change rapidly, the expansion and contraction of the materials can cause cracking.

For more information, see our guide to horizontal foundation wall cracks.

Vertical Cracks

One of the main reasons for vertical cracks is settlement. Settlement occurs when the foundation beneath the wall shifts or sinks, causing stress on the bricks. Over time, this stress can lead to vertical cracks in the wall.

Another common cause of vertical cracks in a brick wall is expansion and contraction. This typically occurs when temperatures fluctuate drastically between hot and cold. As the bricks heat up and cool down, they expand and contract at different rates, causing cracks to form. This can also happen if the bricks have been poorly fired during manufacturing, leading to uneven expansion and contraction.

Water damage is another potential culprit for vertical cracks in a brick wall. Water penetrating the bricks can weaken the mortar and cause the bricks to shift or become loose. This can ultimately result in cracks forming in the wall.

Finally, age and wear and tear can also contribute to vertical cracks in a brick wall. Over time, exposure to the elements can cause mortar to deteriorate and bricks to weaken. This can lead to the formation of cracks in the wall.

Stair-step Cracks

Potential causes of stair-step cracks in brick walls include insufficient support beneath the foundation, improper construction techniques, or a lack of proper drainage around the foundation.

The reason you see stair step cracks in the mortar lines of bricks is because that is the weakest connection point. It is easier to crack along a connection point vs. cracking through the actual brick itself.

Bulging Cracks

Bulging cracks in a brick wall are typically caused by a combination of factors. One of the primary culprits is excess moisture in the bricks. When water seeps into the bricks and can't escape, it causes them to expand, ultimately resulting in bulging or cracking in the wall.

Another factor that can contribute to bulging cracks in a brick wall is poor construction or weak mortar. If the bricks are not laid correctly, or the mortar used to hold them in place is weak or inadequate, the wall can become unstable and prone to cracking or bulging.

In some cases, bulging cracks may also result from structural issues, such as a shifting foundation or heavy loads on the wall. When the weight of the building shifts or settles, it can put pressure on the walls, causing them to crack or bulge.

Corner Cracks

One of the leading causes of corner cracks is structural movement, which can be caused by changes in temperature or moisture levels. When a brick wall moves, it can cause stress on the corners, leading to cracks and possibly even collapse.

Another reason for corner cracks in a brick wall is poor construction practices. If the mortar joints are not correctly filled or the bricks are not evenly packed together, it can create weak spots in the structure that are more susceptible to cracking. Additionally, the corners may be more prone to cracking and failing if the wall is not adequately reinforced.

Environmental factors can also play a role in the development of corner cracks in a brick wall. The presence of nearby trees, vegetation, or roots can cause soil moisture fluctuations, leading to differential settlement. This can cause the wall to shift and crack at the corners. Similarly, if the wall is exposed to wind or harsh weather conditions, such as constant rain or sun exposure, it can weaken the structure and increase the likelihood of corner cracking.

Look for Other Signs, You May Have a Foundation Problem

If you notice a crack in a brick wall, look around for possible signs of a foundation problem. These include the following:

Uneven floors
Cracks in walls, floors, or ceilings
Sticking doors or windows
Visible gaps between walls and ceilings or floors

If you see any of the above or anything else that strikes you as suspicious, contact a qualified foundation repair contractor who can assess the issue and recommend an appropriate repair solution to keep your home safe and secure.

Most Cracked Brick Walls Can Be Repaired

The good news is that most brick walls can be repaired. There are different types of brick wall repair, each with unique techniques and materials.

Repointing

Repointing involves the removal of damaged or deteriorated mortar joints between the bricks and replacing them with new ones. This type of repair is necessary when the mortar joints start to crack or crumble due to weathering, age, or thermal movement. Repointing not only improves the appearance of the wall but also provides additional structural support to the wall.

Tuckpointing

Tuckpointing is another type of brick wall repair that involves a similar process to repointing but with a different technique. Tuckpointing involves two different colors of mortar to give the appearance of fine joints between the bricks, which can be visually pleasing. This technique is also used to restore the original look of the brick wall.

Brick Replacement

If a brick in the wall is severely damaged or cracked, then brick replacement will be necessary. The replacement brick should match the original brick's size, texture, and color to ensure proper adhesion and avoid an unsightly patchwork appearance.

Brick Sealing

Another common type of brick wall repair is referred to as brick sealing. This type of repair is necessary when water damages the brick wall, especially if it's made porous due to age or the previous use of improper sealers. A waterproof sealer is used to prevent water from penetrating the brick, which can lead to further damage and decay.

Mechanical Reinforcement

Mechanical reinforcement can also be used for brick wall repair. This technique is typically used when the wall's structural integrity is threatened due to external factors such as earthquakes or heavy loads. The reinforcement can be in the form of steel rods or other materials inserted into the wall to increase its strength and stability.

If a brick wall on your property needs brick wall repair, contact us today to schedule an evaluation and receive a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Prevent Foundation Problems When There's Clay Soil

Brian Dalinghaus — Fri, 01 Sep 2023 00:00:00 GMT

Searching for information on how clay soil around a foundation can cause problems? If so, don't hit that back button because that's what we're going to talk about in this article. We'll review some basic facts about soils and how clay-rich soil can cause problems, discuss a phenomenon known as differential settlement, offer tips on preventing foundation trouble if your home is built on clay soil, and more.

Soils Are Not All Alike

When it comes to building residential homes, or any structure for that matter, soil composition plays a critical role in determining the stability and durability of the foundation. Not all soils are created equal, and the soil type in an area can significantly affect the home's structural integrity. The three primary types of soil found in the US, sandy soil, clay-rich soil, and sandy loam soil, each have distinct properties that must be considered when designing and constructing homes.

Sandy Soil

Sandy soil is composed of large sand particles, which make it very porous, lightweight, and well-draining. While this may sound advantageous, sandy soil can be unstable and prone to shifting, causing foundation issues in homes built on it unless measures are taken to stabilize the soil.

Clay-rich Soil

In contrast, clay-rich soil is dense and sticky. Due to its high moisture retention, it can swell significantly in wet conditions and then shrink during the dry season, potentially causing foundation damage. Because of this, building on clay-rich soil can be a challenge.

Sandy Loam Soil

The third type of soil is sandy loam. Sandy loam soil is a mix of sand, silt, and clay, making it well-suited for residential construction as it provides the best balance of soil properties. It's reasonably well-draining and offers sufficient support for foundations. Sandy loam soil is the preferred choice for constructing buildings.

Clay-Rich Soil Can Cause Differential Foundation Settlement

Differential foundation settlement is a common but significant issue that can impact the stability and safety of structures over time. This type of settlement occurs when some parts of the foundation settle more than others, creating uneven settling and strain on the structure. The illustration below is the easiest way to explain this:

So, What Causes Differential Settlement?

Numerous factors can contribute to differential foundation settlement, including the following:

One of the primary causes of differential foundation settlement is the type and quality of soil underlying the foundation. Different soil types have varying levels of compressibility and load-bearing capacity, which can impact how much settlement will occur and how evenly it will distribute. For example, clay soil has a high potential for swelling and shrinking with changes in moisture content, which causes movement in the ground under the foundation and can lead to differential settlement. However, other soil types can also be prone to settlement.

Soil erosion is another cause of differential foundation settlement. It occurs when the soil beneath the foundation is washed away, leading to weakened support and differential settlement. Soil erosion can be caused by natural factors such as rainfall, flooding or man-made factors such as construction activity.

Inadequate site preparation can also lead to differential foundation settlement. This may include failing to remove vegetation or debris, not properly grading the land, or not adequately compacting the soil before building. Any deviation from established building codes can ultimately lead to foundation issues.

Excess moisture in the ground around a foundation can also cause differential settlement. When water infiltrates the soil under the foundation, it can create areas of saturated soil that may lead to differential settlement. This can occur due to poor drainage, damaged or clogged gutters, or a high water table.

How to Prevent Foundation Problems When There's Clay Soil Around a Foundation

Fortunately, there are several steps homeowners can take to prevent foundation problems when dealing with clay soil around their foundation, including the following:

Clean gutters and downspouts regularly, Gutters and downspouts are designed to carry water away from the foundation. When leaves and other debris accumulate in gutters and downspouts, they can clog the system and cause water to overflow and soak the ground around the foundation. This excess water adds to the pressure exerted on the foundation by the clay soil, eventually leading to cracks and other damage.
Use downspout extensions, Installing downspout extensions will divert water several feet away from the foundation before release to prevent the ground around the foundation from getting saturated. Downspout extensions are inexpensive and easy to install.
Regrade the yard around the foundation, if necessary, The ground around the foundation should slope away from the house to encourage water drainage away from the foundation. This will prevent the clay soil around the foundation from getting saturated with water and swelling.
Don't plant water-hungry vegetation next to the foundation, Keeping flowers and shrubs away from the foundation is another crucial step in keeping the foundation healthy if you have clay soil. You don't want a reason to add water to the ground around the foundation.
Keep trees away from the foundation, Trees planted too close to the foundation can also cause damage due to their root systems. These roots can penetrate the foundation walls and cause cracks, leaving the foundation vulnerable to damage caused by clay soil.
Install a drain tile system, Installing a drain tile system is an effective way to prevent foundation problems when dealing with clay soil. This system works by collecting water from around the foundation and directing it away from the house. This helps to prevent ground saturation and reduces pressure on the foundation walls, preventing structural issues caused by clay soil.

Commons Signs of Foundation Problems

Because foundation issues can cause significant damage that can cost a lot of money to fix, it pays to spot them early. Here are some things to look out for:

Cracks in walls, floors, and ceilings, One of the most common signs of a foundation problem is cracks in walls, floors, or ceilings. These cracks can be horizontal, vertical, or diagonal and may be wider at the top than at the bottom.
Problems with windows and doors, Another common sign of a foundation problem is doors and windows that are difficult to open or close. This is because differential foundation settlement throws everything out of plumb.
Gaps around windows and doors, These gaps might be small. However, their presence indicates the foundation has moved.
Uneven floors, You might not even notice the unevenness at first.
Chimneys and porches pulling away from the house, These don't need to be big gaps between the chimney or porch and the house. Even slight gaps are a sign there's a problem.
Stair step cracks in brick or masonry, These are a sure sign the foundation has moved.

If you see any of the above or anything else that strikes you as suspicious, contact a foundation repair contractor right away and ask for an evaluation. By addressing foundation issues early, you can protect your home and ensure your family is safe and secure.

If you're concerned about clay-rich soil around your home, contact us today to schedule a foundation evaluation. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Tips for landscaping next to a house's foundation

Brian Dalinghaus — Mon, 21 Aug 2023 00:00:00 GMT

Are you looking for information about landscaping next to a house's foundation? If so, don't hit that back button because you've landed on the right page. In this article, we'll go over why water, which vegetation needs, is bad for your foundation, how you can make sure excess moisture can't build up in the ground around your foundation, and more.

Water Is Bad for Your Foundation

Many homeowners are surprised to learn that water is the most common culprit behind foundation problems. When there's too much or not enough water in the ground around a foundation, problems develop. Understanding the mechanisms behind water damage is crucial in preventing foundation issues. Here are the most common ways water can cause foundation damage:

Hydrostatic Pressure Can Crack Foundation Walls

Water can cause foundation problems by exerting hydrostatic pressure against the foundation. Hydrostatic pressure builds up when water accumulates in the ground around the foundation and can't drain off. The pressure pushes against foundation walls, and if it isn't relieved, it will cause the foundation walls to bow inward and even crack eventually.

Poor drainage can be exacerbated by sloping or uneven landscapes that push water toward the foundation walls.

Water-saturated Soil Loses Its Bearing Capacity

Water can also cause foundation problems by saturating the soil beneath the foundation. When the soil becomes oversaturated with water, it loses its bearing capacity and becomes softer. This, in turn, can cause the foundation to settle unevenly into the ground (differential foundation settlement), creating additional stresses that can weaken the foundation's structure.

Water Can Cause Soil Erosion Under a Foundation

Some soil types are prone to erosion, which can cause voids to form under the foundation. This can lead to differential foundation settlement, which can cause cracks and other issues.

Repeated Freezing and Thawing Can Damage a Foundation

The freeze-thaw cycle is one of the most significant environmental factors that can cause damage to a foundation. This phenomenon primarily occurs in regions that experience significant temperature fluctuations, particularly during winter. When water penetrates the soil beneath the foundation, it can freeze and expand during colder periods. This expansion can exert significant pressure on the foundation, resulting in cracking, heaving, and other types of damage.

During the thawing process, the newly melted water can penetrate into cracks, and subsequent freezing can cause additional damage, making the foundation less stable over time.

Landscaping Next to a House's Foundation Usually Means Adding Water to the Soil Around the Foundation

Unless you live in an arid region and plant vegetation that requires very little moisture, any flowers and shrubs you plant next to the foundation will need water. This is precisely what you're trying to avoid because, as we've just noted, water is the most common cause of foundation trouble. So, to protect your home, you should skip landscaping next to the foundation. Keep all flowers, shrubs, and trees at least 3 feet from the foundation. They may look beautiful planted next to the house, but you're asking for trouble unless they require virtually no water.

Common Signs of Foundation Problems

Homeowners should know the most common signs of foundation problems to catch issues early when they're less expensive to fix. These include the following:

Wall, floor, and ceiling cracks, Horizontal wall cracks are the most problematic, and a crack that runs across the ceiling and down a wall is a sure indication of severe structural damage. Diagonal cracks from the corners of windows and doors are another sign of foundation trouble. While a single, hairline vertical crack in a foundation wall usually doesn't affect the home's structural integrity, a series of vertical cracks next to each other indicates something is wrong. When in doubt, contact a pro and ask for an inspection.
Uneven floors
Bowed and/or cracked foundation wall, This is often caused by hydrostatic pressure pushing against the wall.
Stair step cracks in brick or masonry, This is a sure sign the foundation has moved.
Chimneys or porches that are pulling away from the house
Windows and doors that stick or no longer open and close properly
A floor or ceiling that has separated from the wall
Torn wallpaper, The wall behind the wallpaper might be cracked.
Moldings that are no longer in contact with the wall or ceiling

If you see any of the above, or anything else that strikes you as suspicious, contact a foundation repair contractor right away and schedule a foundation evaluation. Most repair contractors will do the assessment for free. Foundation problems worsen over time, and you'll pay more for the repair if you wait. Act fast and save money.

For more information, see What Causes Horizontal Cracks In A Foundation Wall?

How to Help Prevent Foundation Trouble

Since the foundation plays a critical role in the stability and lifespan of your home, it's essential to take the necessary steps to prevent any potential problems. Here are some things you can do to help avoid foundation problems.

Clean Your Gutters Regularly

It's crucial to keep your gutters clean and free of debris. Clogged gutters can cause water to overflow the side of the house and soak into the ground around the foundation. Make sure to clean your gutters at least twice a year or more often if you have a lot of trees surrounding your property.

Use Downspout Extensions

Downspout extensions are an excellent way to direct rainwater away from your foundation. These extensions are easy to install and help to prevent water from pooling around your home. Ensure the downspout extensions release runoff at least six feet away from your foundation to avoid water damage.

Regrade the Yard Around the Foundation

If the ground around your foundation slopes towards your home, water can accumulate and cause damage. By regrading the yard around your foundation, you can divert water from your home and prevent potential problems. Make sure the yard gently slopes away from your foundation to encourage proper drainage.

Don't Plant Vegetation Next to Your Foundation

While plants and shrubs may add to your home's curb appeal, they can cause serious damage to your foundation. The roots of plants can grow deep into the ground and cause cracks in your foundation, allowing moisture to seep through. They also need water, and you're trying to avoid excess moisture in the soil around the foundation. It's best to keep vegetation at least three feet away from your foundation to prevent potential problems.

Install a Drain Tile System

Installing a drain tile system is one of the best ways to prevent foundation problems. A drain tile system is a series of pipes buried around your foundation to divert water from your home. This system helps to prevent excess moisture from building up in the soil and causing damage to your foundation. A drain tile system is critical in an area with heavy rainfall or a high water table.

If you're considering landscaping next to your home's foundation, and need expert advice, contact us today. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Does a Foundation Really Need to Be Watered or Is That a Myth?

Brian Dalinghaus — Fri, 18 Aug 2023 00:00:00 GMT

Wondering if a foundation really needs to be watered or if that's just a myth? If so, you've landed on the right page because that's what we're going to go over in this article. We're going to, first of all, tell you that it's not a myth that foundations sometimes need to be watered, and then we're going to tell you why this is. We'll also tell you the best way to water a foundation, and more.

Watering a Foundation Is Not a Myth

Watering a foundation is not a myth and is sometimes necessary, especially if you live in a region with expansive soil, that is, soil with a high percentage of clay.

As its name suggests, expansive soil expands, often by quite a bit, when it soaks up moisture and shrinks when it releases moisture and dries out. This back and forth, swelling and shrinking, creates movement in the ground under the foundation, causes voids to form, and can, over time, lead to severe foundation damage.

Watering the foundation can help alleviate this issue because it reduces swelling and shrinking when the soil remains hydrated. This is especially important during drought conditions because it keeps the soil around the foundation from drying out and shrinking.

Hot, Dry Weather, Expansive Soil, and Your Foundation

As we just noted, hot, dry weather can significantly impact the stability of foundations built on expansive soil. When the weather is hot and dry for an extended period, the ground under the foundation will dry out and, as a result, shrink dramatically. This shrinkage can cause the foundation to shift, leading to differential settlement or when a foundation settles into the ground unevenly. Differential settlement puts enormous stress on a foundation, leading to severe structural damage if it isn't corrected.

There are several measures that homeowners can take to mitigate the effects of hot, dry weather on their foundations. For example, they can water the foundation via a foundation irrigation system, which adds moisture to the soil and reduces the risks of shrinkage-related damage. They can also plant trees and other vegetation around the property (but not too close to the foundation), which helps moderate the temperature and moisture content of the soil.

For more information, see What Causes Horizontal Cracks In A Foundation Wall?

How to Correctly Water a Foundation

While watering a foundation is sometimes necessary, especially in warmer, drier regions with expansive soil, it must be done correctly so as not to soak the foundation with too much water all at once.

Avoid watering too close to your foundation if the ground around the foundation is already dried and cracked.
Water at least 18-24 inches away from the foundation and allow it to soak horizontally and vertically. This will help prevent excess water from coming into direct contact with the foundation wall.
Avoid overwatering to prevent damage. Adding too much water to the ground around the foundation could cause hydrostatic pressure to build up and exert lateral pressure on the foundation. We recommend watering for no more than an hour at a time and adjusting the spigot to allow a slow, thorough soak into the soil.

Prevent Foundation Trouble by Controlling Groundwater Around the Foundation

Since most foundation problems are caused by excess moisture in the soil around the foundation, the best way to avoid trouble is to get groundwater around the foundation under control. Here are some ways to do that:

Clean your gutters regularly, Cleaning gutters regularly is not just a matter of keeping your home's exterior looking neat and tidy. Neglecting to clean your gutters can cause significant harm to your home's foundation and overall structural stability. Gutters clogged with leaves, sticks, and other debris will prevent water from flowing correctly. Instead of flowing into the downspouts and away from the house, excess water can spill over the side of the house and soak the ground around the foundation.
Install downspout extensions, Downspout extensions protect against foundation problems by directing rainwater a safe distance from the foundation before release. Downspout extensions are available in various sizes, materials, and styles, making it easy to customize their appearance to seamlessly blend with your home's exterior.
Re-grade your yard, if necessary, Re-grading the yard so that it slopes away from the foundation is another effective way to prevent trouble. This enables groundwater to drain away from the home instead of pooling around the foundation.
Install a drain tile system, A drain tile system collects excess groundwater and channels it away from the foundation. It consists of a perforated drainage pipe, covered with gravel or other aggregate material, installed around the perimeter of the foundation at the footing level. Excess moisture in the soil finds its way into the gravel layer surrounding the drainage pipe. The perforations in the pipe allow the water to enter and be carried to a discharge point safely away from the foundation.

Common Signs of Foundation Problems

If you're a homeowner, you need to know how to spot the signs of a foundation problem early because foundation problems worsen over time. Spotting issues early and fixing them immediately can save you money and headaches. Here are some things to look out for:

Uneven floors, One of the most common signs of foundation problems is uneven floors. This might not even be noticeable at first.
Problems with doors and windows, Another sign to look out for is doors and windows that don't open or close correctly.
Cracks in walls, floors, and ceilings, You may also notice cracks in your walls, floors, or ceilings. These types of cracks can be a sign that your foundation has moved.
Chimneys and porches pulling away from the house, The separation between the chimney or porch and the house might be very slight.
Stair-step cracks in brick or masonry, This is a sure sign the foundation has moved.
Torn wallpaper, This might mean the wall behind the wallpaper is cracked.
Moldings separating from the wall or ceiling, This is another indication the foundation has moved.

If you notice any of these signs, or anything else that seems suspicious because this isn't an exhaustive list, it's essential to have your foundation inspected by a professional as soon as possible.

If you're worried your home's foundation might have a problem, contact us today to schedule a foundation evaluation. If we find a problem, we'll give you a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Causes And Repair Solutions For A Sinking Garage Floor

Brian Dalinghaus — Mon, 14 Aug 2023 00:00:00 GMT

Is your garage sinking? If so, don't hit that back button because you've landed on the right page. In this article, we're going to review why garage floors sink, signs your garage floor might be sinking, repair solutions for sinking garage floors, and more.

Signs Your Garage Floor May Be Sinking

The signs of a sinking garage floor include the following:

There are visible cracks in the concrete slab. These will almost certainly be cracks that are larger than hairline cracks.
The garage floor is uneven. This slope is often most noticeable where the garage floor meets the foundation or walls of the garage.
The garage's doors and windows aren't opening and closing correctly. This is an indication everything is out of plumb. Why?
There's water on the garage floor after heavy rain. This could be a sign of a sinking garage floor, as water can seep into gaps between the slab and foundation.
There are low spots on the garage floor that tend to collect water.

Causes of a Sinking Garage Floor

Various things can cause a garage floor to sink. These include, but aren't limited to, the following:

One of the most common causes is soil settlement. Over time, the soil underneath a garage floor can shift and settle, causing the floor to sink in certain areas.
A problem with the garage's foundation can also cause a garage floor to sink.
Poor drainage can also contribute to a sinking garage floor. If the soil under the slab is prone to erosion, voids could form. If the slab settles into the voids, the garage floor will sink.
Poor construction techniques can also cause a garage floor to sink. For example, the soil must be compacted before the garage floor is poured. If this isn't done correctly, the slab could settle into the ground later and become uneven.

Repair Solutions for a Sinking Garage Floor

What's Sinking? The Garage Floor or the Garage's Foundation?

Some garage floors are connected to the foundation, and some aren't. So, answering this question will help you determine the best repair solution.

If the garage floor isn't connected to the perimeter of the foundation, then we can use a repair procedure called polyjacking to lift the sinking garage floor.

If the garage floor is connected to the perimeter of the foundation, it's possible the entire garage is sinking, not just the floor. If so, that will need a completely different repair solution.

If the Garage Floor Isn't Connected to the Perimeter of the Foundation

Garage floors that aren't connected to the perimeter of the foundation can usually be lifted using polyurethane foam lifting, also known as polyjacking. This involves drilling small holes into the affected area and injecting polyurethane foam into the voids beneath the garage floor. As the foam expands, it fills the voids and raises the concrete slab back to its original position.

If the Garage Floor Is Connected to the Perimeter of the Foundation

If the garage floor is sinking because of a problem with the garage's foundation, underpinning with helical piers or push piers may be used. Underpinning creates a solid foundation that can support the weight of the garage and prevent future sinking.

Whatever the cause of the sinking, addressing the issue as soon as possible is essential. If you wait, the problem will worsen, and you'll end up paying more for the repair.

While it doesn't happen very often, now and then, a garage floor, for whatever reason, is beyond repair and needs to be replaced.

How to Prevent Your Garage From Sinking

Since repairs cost money, it's best to do what you can to prevent your garage from sinking. Here are some ways to do that:

Use good construction practices, A well-built garage is less likely to end up with a sinking floor. Ensure that the soil beneath your garage is adequately compacted before construction starts.
Clean your gutters regularly, Gutters clogged with dead leaves and other debris could cause water to spill over the side of the house and soak the ground around the garage's foundation. Since water causes most foundation problems, you want to make sure there isn't any excess moisture in the soil around the foundation.
Use downspout extensions, Downspout extensions will channel runoff away from the garage's foundation before release.
Install a drain tile system, When it comes to foundation waterproofing, nothing beats a drain tile system. An exterior drain tile system would be installed around the outside perimeter of the garage's foundation at the footing level. After the soil is excavated, a shallow trench is dug around the foundation perimeter and lined with gravel. A perforated drain pipe is placed on the gravel and covered with more gravel. Finally, the excavated soil is replaced. Any excess moisture in the ground will find its way into the drainage pipe and get channeled to a discharge point away from the foundation.
Good maintenance practices, It's essential to regularly evaluate your entire garage, not just the floor, for cracks or other signs of damage.

By taking these preventative measures, you can help ensure that your garage remains structurally sound and avoid the costly repairs associated with a sinking garage.

If you're worried about a sinking garage floor, contact us today to schedule an evaluation and receive a repair estimate. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

When Is a Foundation Beyond Repair?

Brian Dalinghaus — Mon, 07 Aug 2023 00:00:00 GMT

If you're searching for information about when a foundation is beyond repair, don't hit that back button because you've landed on the right page. In this article, we'll review the difference between structural and non-structural foundation cracks, foundation repair solutions, when a foundation is beyond repair and more.

What Is a Foundation Problem?

When we say a house has a foundation problem, we're referring to any issues or defects that compromise the structural integrity of the foundation. Since the foundation bears the weight of the entire house and transfers it to the ground, any problems can lead to serious consequences, such as structural damage, safety hazards, and decreased property value.

What Causes Foundation Problems?

The most common cause of foundation problems is differential settlement, or when a foundation settles unevenly. Differential settlement puts enormous stress on a foundation, and if it isn't promptly corrected, it can lead to severe structural damage.

So, the question is, what causes differential settlement?

Various things, including the following, cause differential settlement:

Improper foundation construction: If the foundation wasn't built to adequately support the structure's weight or was constructed on unstable soil, it may begin to settle into the ground unevenly over time.
Expansive clay soil: Soil with a high percentage of clay expands and contracts with changes in moisture levels. This back and forth, swelling and shrinking, creates movement under the foundation, which can lead to differential settlement.
Erosion-prone soil: Some types of soil are prone to erosion. If this happens, voids can form beneath the foundation. If the foundation settles into the voids, there will be differential settlement.
Tree roots: Trees with extensive root systems planted too close to the foundation can cause serious trouble when the roots push against the foundation's walls, work their way into cracks, and cause issues with the soil under the foundation. Keep trees at least 15 feet away from the foundation.

Common Signs Your Home's Foundation Might Have a Problem

The most common signs your home might have a foundation issue include the following:

The most obvious sign of foundation problems is the appearance of cracks in walls, floors, and ceilings. These cracks are not just cosmetic but can indicate significant structural issues. Usually, vertical cracks are less of a concern than horizontal ones. We'll have more to say on cracks in just a bit.
Another symptom of foundation problems is doors and windows that stick and are difficult to open or close. This happens because the foundation is uneven, causing everything to be out of plumb.
Uneven flooring is another sign of foundation problems. When the foundation isn't level, the floors will become uneven. This can cause tripping hazards or even damage to furniture and appliances.

Structural vs. Non-structural Cracks

When it comes to foundation cracks, it's essential to understand that not all cracks are created equal. There are two categories of foundation cracks: structural and non-structural. Understanding the difference between the two can help homeowners determine whether they need to take immediate action or if the crack can wait for repair.

Structural Foundation Cracks

Structural foundation cracks are the more serious of the two. Examples of structural foundation cracks include cracks that are wider than ¼ inch, horizontal, diagonal, or stair-step cracks, and cracks that are accompanied by other signs of structural damage, such as uneven floors or doors that don't close properly.

Non-structural Foundation Cracks

Non-structural foundation cracks, on the other hand, are smaller and less concerning. Examples of non-structural foundation cracks include vertical hairline cracks that are less than ¼ inch wide. They often occur due to shrinkage during the concrete curing process and are not a threat to the structure's overall stability.

The Good News Is Most Foundation Problems Can Be Fixed

The good news is most foundation problems can be fixed, and rarely is a foundation beyond repair. Various repair methods can be used to fix foundation problems, including underpinning using push or helical piers, carbon fiber wall straps, and wall anchors.

For more information, see What Is A Foundation Pier?

When Is a Foundation Beyond Repair?

When a foundation is determined to be beyond repair, it typically means that the structural integrity of the building has been compromised to such an extent that it wouldn't make sense economically to repair the foundation. This can occur for various reasons, including a catastrophic natural disaster or a long-neglected foundation problem. In other words, a foundation needs to be in really bad condition before it's beyond repair. As we noted above, most foundations can be repaired.

Determining when a foundation is beyond repair requires a thorough inspection by a qualified engineer or contractor. They will evaluate the extent of the damage, the underlying causes, and the potential risks associated with repairing or replacing the foundation.

How to Prevent Foundation Problems

Since most foundation problems are caused by water, homeowners can go a long way toward preventing issues simply by controlling groundwater around the foundation. Here are some ways to do that:

Keep your gutters clean and debris-free. When gutters become clogged, water can overflow and seep into the ground around the foundation, causing problems.
Install downspout extensions. These will direct runoff away from the foundation before release.
Re-grading the yard around the home can also help prevent foundation issues. Ensuring the ground slopes away from the house rather than toward it allows groundwater to flow away from the foundation.
Installing a drain tile system can be an effective preventative measure for foundation problems. This involves excavating around the foundation and installing perforated pipes that redirect water away from the foundation.

If you're concerned about your home's foundation and wondering if it's beyond repair, contact us today to schedule a foundation evaluation. We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Girders Vs. Beams: Understanding Structural Support

Brian Dalinghaus — Wed, 26 Jul 2023 00:00:00 GMT

Are you curious about the difference between girders and beams? If so, don't hit that back button because you've landed on the right page. This short article will dive into the fine details of what each type of structural support does, how they differ, and other important aspects you should be aware of. So strap in. We're about to break down these essential building blocks.

What Are Beams and Girders and How Do They Work Together to Provide Structural Support?

Beams

Commonly made from steel, aluminum, wood, or concrete, beams are integral to creating a sturdy and safe building. They are used in various residential, commercial, and industrial settings.

Beams come in different shapes, sizes, and strengths. They can withstand heavy loads, such as in skyscrapers, or lighter loads, like those in single-story buildings. The most common beams are I-beams, H-beams, and box beams, which are essentially tubes.

Girders

Girders are similar to beams but tend to be larger and more robust. Girders also support weight but are used to span longer distances than beams. Girders are frequently used in bridges, supporting the roadway above and the piers below.

While both beams and girders provide essential structural support in construction, beams are designed to support loads at shorter spans within a building or structure. In comparison, girders are utilized for longer spans, such as in bridge construction.

Types of Girders and Beams, Steel, Aluminum, Wood

Several types of girders and beams are available, each with unique advantages.

Steel girders and beams, for instance, are known for their strength and durability. They're commonly used in commercial and industrial construction projects, such as high-rise buildings, bridges, and tunnels.

Aluminum girders and beams offer a lightweight option that's resistant to corrosion. They are commonly used in applications that require high strength and durability, such as aircraft structures, marine vessels, and offshore platforms.

Wood beams and girders are often preferred for their aesthetic appeal and natural warmth. They are commonly used in residential construction projects, such as timber frame homes, barns, and other rural structures. Wood beams are also preferred for historic restorations, as they can provide a traditional and authentic feel to a building's interior.

Why Girders and Beams Are Used in Construction

Girders and beams are commonly used in construction because they provide immense support and strength to the building's framework. These elements are designed to bear the weight of the walls, roof, and floors, effectively distributing the load. This weight distribution prevents the structure from collapsing and minimizes the risk of damage due to natural disasters such as earthquakes.

Additionally, girders and beams are versatile materials that can be easily customized to fit the needs of the building's design. This flexibility makes them ideal for architects and builders who want to create innovative and unique structures that stand the test of time.

Are There Ways to Build Without Using Girders and Beams?

When building, many envision a structure with solid, sturdy beams and girders. However, it's important to note that alternative building methods are available for those seeking a more unique and environmentally friendly approach.

One such method is straw bale construction, which involves using tightly-packed straw bales as the primary form of insulation and structural support. Sometimes, the straw bales create the walls and provide insulation, while the structural support is constructed from wood.

Another method is earthbag construction, which utilizes sacks filled with earth or other materials to create sturdy walls.

With the correct planning and expertise, building a beautiful and functional home is possible without using traditional beams and girders.

Common Issues Associated With Improperly Installed Girders or Beams

However, if girders and beams aren't correctly installed, it can lead to a whole host of issues. The most common problems with improperly installed girders or beams include sagging floors, cracked walls, and a compromised roof. Not only can these issues be unsightly, but they can also be dangerous, potentially leading to collapses or other structural failures. That's why ensuring that your girders and beams are installed correctly the first time around is crucial.

Tips for Selecting the Right Type of Girder or Beam for Your Project

Constructing a building can be an exciting endeavor, but it can also be stressful. A critical aspect of the building process is selecting the correct type of girder or beam for your project. Proper selection is crucial because the girder or beam is responsible for supporting the weight of the entire structure. A wrong choice can lead to disastrous consequences, so it's essential to get it right.

There are many factors to consider when choosing a girder or beam, including the shape, size, and material. Consulting with a structural engineer and researching the available types can help ensure you make the best pick for your project. Taking the time to weigh your options will make your building safer and stronger in the long run.

Girders and beams are essential components of any structurally sound home. Whether you're building from the ground up or enhancing the structural support of an existing structure, proper installation is your number one priority. Before beginning any project involving girders or beams, it's essential to do your research, consider cost, materials, and safety when selecting the right product for your needs. If you decide to perform this task on your own, double-check everything along the way to avoid common issues with improper installation.

Remember that if you feel this is beyond your skill level or comfort zone, don't hesitate to consult a structural engineer or building contractor for additional help. With the right knowledge and proper execution, girders and beams can be powerful tools for creating a strong foundation for your home for years to come.

If you're considering using girders and beams in a new construction project, consider asking a professional to help you. We serve all of Southern California, Arizona, and Nevada. Contact us today!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Uneven Concrete Driveway Repair Using Polyjacking

Brian Dalinghaus — Wed, 12 Jul 2023 00:00:00 GMT

Searching for information about concrete driveway repair? If so, don't hit that back button because you've landed on the right page. In this article, we're going to go over why concrete driveways become uneven, how polyjacking can quickly fix the problem, how concrete driveway repair is performed using polyjacking, and more.

Why Concrete Driveways Become Uneven

Concrete driveways become uneven due to a variety of reasons, including the following:

Expansive soil, Soil that contains a high percentage of clay expands as it absorbs moisture and then shrinks as it releases moisture and dries out. This causes movement in the ground under the foundation and can, over time, cause a driveway, or any other concrete slab, to become uneven.
Erosion-prone soil, Other types of soil are prone to erosion. This can cause voids to form; if the driveway settles into the voids, it will become uneven.
Poor installation, If the ground underneath the driveway wasn't adequately prepared or the concrete wasn't correctly mixed, it can lead to unevenness and cracking.
Heavy traffic, Large vehicles can also contribute to the deterioration and eventual unevenness of the driveway.
Extreme weather conditions, The freeze-thaw cycles can take a toll on concrete driveways and cause them to become uneven. When water seeps into the pores of the concrete and then freezes, it can expand and cause cracking and unevenness.
Tree roots, Nearby trees with large roots can grow underneath the driveway and cause it to shift and become uneven. Tree roots can also "drink" water from the soil, leaving behind voids.
Drought, Lack of moisture can cause clay-rich soil under the driveway to shrink.
Seismic events, We probably don't need to explain how earthquakes can cause an uneven driveway.

While some of these factors are unavoidable, proper installation and maintenance can help prevent or mitigate the issue. Regular cleaning, sealing, and crack repair can extend the life of the concrete and prevent it from becoming uneven.

What Is Polyjacking?

Polyjacking is a way to fix an uneven driveway (or other concrete slabs) without digging up and replacing the slab. It involves injecting polyurethane foam, a synthetic resin material, underneath a concrete slab to lift it back into its proper position and stabilize it. This technique is commonly used to address uneven or sinking concrete slabs such as driveways, sidewalks, patios, etc.

Concrete Driveway Repair: Mudjacking vs. Polyjacking

If you've been looking for information about concrete driveway repair, you've probably run across the term "mudjacking." Polyjacking and mudjacking are the two primary methods of concrete leveling. Both involve drilling holes into the affected driveway, sidewalk, patio, etc., and then pumping a material underneath to lift and level the slab.

Mudjacking is the old-school method of lifting and leveling an uneven driveway. It uses cement slurry (mud, sand, and cement) to raise the slab.

Polyjacking uses a newer technology that injects expanding polyurethane foam under the uneven driveway via small, dime-sized holes drilled into the concrete slab. The foam expands to fill any voids beneath the driveway, lifting and leveling it.

The Benefits of Polyjacking to Level an Uneven Driveway

While both polyjacking and mudjacking are effective in leveling concrete driveways, polyjacking has become the preferred method in recent years due to its numerous advantages:

Polyurethane foam is significantly lighter than the mud, sand, and cement mixture used in mudjacking, which puts less stress on the soil below the slab.
Polyjacking is far less invasive than digging up and replacing an uneven driveway.
Polyjacking is significantly faster than mudjacking. Most concrete driveway repair jobs using polyjacking take only a few hours tops, and then the driveway is ready for use again. In contrast, the cement slurry used in mudjacking needs several days to cure.
The lightweight polyjacking foam also creates a more even lift, resulting in a smoother and more level surface overall.
Polyjacking produces a better-looking repair than mudjacking because the holes used to pump the foam under the driveway are smaller.
Furthermore, polyurethane foam is waterproof and won't break down over time like the cement slurry used in mudjacking. This means that concrete lifted using polyjacking will be more durable and require less maintenance in the long run.
The foam used in polyjacking isn't susceptible to erosion like the cement slurry used in mudjacking.

Concrete Driveway Repair Using Polyjacking Is Not a DIY Project

Polyjacking is a highly specialized process that requires the expertise of trained professionals. The process involves injecting the polyurethane foam at carefully controlled rates and pressures, which can vary depending on the size and shape of the concrete slab being repaired.

Uneven Concrete Driveway Repair Using Polyjacking

As we noted above, polyjacking is a technique that involves injecting a specialized polyurethane foam beneath the surface of the concrete, which then expands to lift and level it. Here are the steps involved in uneven concrete driveway repair using polyjacking:

Step 1: Inspection

Before the polyjacking process can begin, a thorough driveway inspection is performed to identify the areas that require repair. This involves checking for sinkholes, voids, cracks, and other structural damages that may be present.

Step 2: Preparation

Once the inspection is complete, the affected areas are prepared for the injection process. This involves drilling small dime-sized holes into the concrete, through which the polyurethane foam will be injected.

Step 3: Injection

The polyurethane foam is then injected through the drilled holes. The foam consists of two components, which are mixed using specialized equipment. Once the mixture is injected, it expands and fills any voids beneath the surface of the concrete.

Step 4: Lifting and Leveling

As the foam expands, it lifts the concrete and levels the surface. This is done slowly to avoid causing any additional damage to the concrete. The process continues until the desired level is achieved.

Step 5: Finishing

Once the leveling process is complete, the drilled holes are filled with a concrete patch material to blend in with the surrounding surface. This ensures a seamless finish that looks aesthetically pleasing.

Polyjacking is an excellent solution for repairing uneven concrete driveways that saves time, money, and hassle. The process is simple, efficient and leaves the driveway looking as good as new.

How Much Does Concrete Driveway Repair Cost?

The cost of polyjacking an uneven concrete driveway varies depending on several factors, such as your geographical location, the size of the uneven area (this determines how much foam is required), the accessibility of the site, etc.

It's important to note that the cost of polyjacking is significantly lower than digging up and replacing a concrete driveway. The only time a driveway would need to be torn up and replaced is when there's extensive damage.

If you need concrete driveway repair in Southern California, Arizona, or Nevada, contact us today to schedule an evaluation and receive a repair estimate.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Causes Horizontal Cracks In A Foundation Wall?

Brian Dalinghaus — Thu, 22 Jun 2023 00:00:00 GMT

Are you looking for information about horizontal cracks in a foundation wall? If so, you've landed on the right page because that's what we're going to talk about in this article. We'll review the causes of horizontal cracks in a foundation wall and discuss various repair options.

Are Horizontal Cracks in a Foundation Wall Serious?

Yes, horizontal cracks in a foundation wall are serious, unfortunately. However, that doesn't mean your home is ready to collapse.

Horizontal cracks are serious because strong, sturdy foundation walls are critical to a building's structural integrity. Therefore, even minor cracks in a foundation wall can cause homeowners to lose sleep. While horizontal cracks in a foundation wall are indeed more serious than other types of cracks, they are almost always repairable. That doesn't mean you can afford to adopt a "wait and see" attitude if you see a horizontal crack. A horizontal crack in a foundation wall means your home has sustained structural damage. It's essential to get the damage assessed right away because it will get worse if you wait, and then you'll pay more for the repair. In other words, you'll save money if you act fast.

The severity of a horizontal crack in a foundation wall depends on several factors, including its length, width, and depth. Generally, cracks that are wider than 1/4 inch or extend deeper than two-thirds of the wall's thickness are more serious.

Horizontal cracks in a foundation wall are typically caused by either foundation movement or hydrostatic pressure. We'll talk more about this in the next section.

Causes of Horizontal Cracks in a Foundation Wall

A variety of factors can cause horizontal cracks in foundation walls. However, the most common are the following:

Hydrostatic Pressure

Hydrostatic pressure is the most common cause of horizontal cracks in a foundation wall. Hydrostatic pressure builds up when excess moisture in the ground around the foundation can't drain off.

Hydrostatic pressure exerts tremendous force against foundation walls. The walls will eventually bow inward and even crack horizontally if it isn't relieved.

Foundation Movement

Horizontal wall cracks can also be caused by foundation movement. Various things can cause a foundation to move, including the following:

Expansive soil, Soil that contains a lot of clay swells when it soaks up moisture and then shrinks when it releases moisture and dries out. This back and forth, swelling and shrinking, creates movement in the ground under the foundation. Eventually, this can lead to horizontal wall cracks.
Erosion-prone soil, Some types of soil are prone to erosion. If this happens, it can leave behind voids into which the house could settle.
Excavation next door, If your neighbor digs a big hole too close to your property, it could destabilize the foundation under your home.
Seismic events, Seismic activity and other natural disasters can also cause horizontal wall cracks.
Poor construction, Soil needs to be adequately tamped down before anything gets built on it. If this isn't done correctly, the house could settle unevenly into the ground after it's built.

Whatever the cause of the horizontal cracks, it's important to address any cracks in foundation walls as soon as possible, as they can compromise the structural integrity of the building and lead to more serious damage down the line. Consult with a professional foundation repair contractor to determine the best course of action for repairing foundation wall cracks.

How Are Horizontal Foundation Cracks Repaired?

Because horizontal foundation cracks can compromise your home's structural integrity, it's essential to repair them as soon as possible. Fortunately, there are several methods for repairing horizontal foundation cracks. These include the following:

Carbon Fiber Straps

This technique involves affixing carbon fiber straps to the surface of the foundation wall, covering the crack, and providing additional support. Carbon fiber reinforcement is particularly effective for larger cracks that are more than one-fourth of an inch wide and have penetrated the full depth of the foundation. Carbon fiber straps are virtually invisible when painted over.

Wall Plate Anchors

These are specially designed metal plates, which are installed on the inside of a foundation wall. This allows the anchors to secure the foundation wall and prevent further bowing. The anchors are then tightened to exert pressure on the wall and reverse the effects of bowing.

Wall plate anchors have proven to be a cost-effective method of correcting bowing foundation walls. They are also discreet, meaning they will not drastically change the aesthetics of your home's interior space. In addition, they can be installed year-round, making them a popular choice for homeowners looking to secure their foundation walls.

Helical Tiebacks

Helical tie-backs are installed by drilling a hole through the foundation wall, into the soil behind, and then inserting a long, screw-like rod into the hole. The rod has a helical shape, resembling a corkscrew, which allows it to anchor deep into the soil and support the foundation.

Once the rod is in place, a steel plate is attached to the end inside the foundation. Upon securing the plate, hydraulic jacks gradually pull the foundation wall back into its original position. The result is a straight, stable wall secured by the embedded helical tie-backs.

The installation process is significantly faster and less disruptive than traditional foundation repair methods, as digging up large sections of the foundation or surrounding landscape is unnecessary. This makes helical tie-backs an increasingly popular option among homeowners looking to repair their foundation walls.

How You Can Help Prevent Horizontal Cracks in a Foundation Wall

Fortunately, there are ways to help prevent horizontal cracks in foundation walls. Since most horizontal foundation cracks are caused by hydrostatic pressure pushing against the foundation wall, you can go a long way toward preventing these cracks by simply controlling groundwater around the foundation. Here are some ways to do that:

Make sure to remove decaying leaves and other debris from your gutters regularly. This ensures water doesn't overflow the gutters and run down the side of your house, soaking the ground around the foundation.
If necessary, regrade the yard around your home so that it slopes away from the foundation. This prevents groundwater from draining toward the foundation.
Consider relocating water-hungry flowers and shrubs planted next to your foundation.
Install downspout extensions to carry water at least 15 feet from your foundation before release.
Install a drain tile system. This is the best foundation waterproofing solution because it prevents excess water from building up in the soil.

Following these preventative measures can significantly reduce the risk of horizontal foundation cracks and ensure your home remains sturdy and safe for years.

We serve Southern California, Arizona, and Nevada.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Is Polyurethane Foam a Viable Alternative to Helical or Push Pier?

Brian Dalinghaus — Sun, 14 May 2023 00:00:00 GMT

It's crazy to think that there is a foam that can stabilize a building and is capable of lifting a home or business... quite literally. Polyurethane foam has been used in the foundation repair industry for a few decades, being able to densify soil and stabilize buildings (alongside other repair methods) that deal with foundation settlement.

But can Polyurethane foam be used to stabilize a building on its own? Well, that depends on the circumstances.

We understand how this stuff works and when it's most appropriate to apply it.

What Is Polyurethane Foam?

Polyurethane sounds like a complex chemical that would turn people into zombies. Or an off-brand version of propane. Either way, it's not as scary of a substance as people think.

Polyurethane is a combination of compounds composed of polyol and diisocyanate, a resin and isocyanate.

You'll see polyurethane foam used for deep injection for applications such as soil densification, void fill, and releveling.

Polyurethane has a deep history and multitudes of applications, even though it's relatively new in the foundation repair industry.

Polyurethane Foam Is Safe for the Environment

Again, this stuff won't contaminate the soil or kill the plants in your garden. Polyurethane is used in areas like shoes, mattresses, insolation, and even pacemakers, which go in your body. The scary word isn't actually an intimidating thing.

If you're still not convinced, read our article on why you don't need to worry about polyurethane foam being dangerous.

Polyurethane Foam Applications

Void Fill and Structural Support

This one is pretty straightforward. If there are voids or micro voids in the soil, they will be filled to stabilize your slab-on-grade foundation home or business, especially after foundation leveling.

The soil will be densified under a structure to offer additional support on top of a push pier and helical pier underpinning system.

Releveling

It's hard to believe foam can lift a building, huh? Yeah, it's both nuts and possible. Polyurethane foam expands in all directions when the expansion process happens.

Many injection tubes are put into the ground that injection guns are attached to. The Polyurethane foam will be injected and will gradually raise a building a little bit.

Don't expect this stuff to lift 16 inches. That's a whole bunch of polyurethane your would need.

Funny enough, there have been situations where Polyurethane foam was better suited to lift compared to the pier systems. It doesn't happen often, but there have been those occasions.

When the foam has nowhere to go, it expands and gets a better lift.

Polyurethane can also relevel concrete. That way you don't have to remove or replace settling concrete.

Can Polyurethane Foam Stabilize My Home or Business Without Push Pier or Helical Pier Underpinnings?

Yes, but it ultimately depends on the circumstances of the foundation issue you're dealing with. Don't expect Polyurethane foam for your particular situation to be the recommended solution.

For instance, some soils don't permeate and mix as well with polyurethane. Sandy soil is excellent for polyurethane foam to permeate through. Clay soil is a little bit different story. The clay soil will be pushed in all directions while the polyurethane turns into a giant blob.

Polyurethane in clay soil can support a building on its own if it's done correctly. Putting them in increments and stacking them on top of each other until it reaches the foundation can work. The issue is that quite a lot of chemicals would be used to create the polyurethane foam.

You don't want to dump foam into the ground if the solution isn't optimal for your situation. Even if it can work, other options might be more practical and cost-effective.

It Depends on What You Want to Do for Your Foundation Repair

A while back, our team worked with a homeowner who wanted to use polyurethane foam to raise a home that had settled three inches.

His neighbors had their water runoff go to their property line, which inevitably causes soil to erode. It just so happens his home was right where it was sinking.

So even if everything was lifted with Polyurethane foam, the water can continue to do damage to the soil around it. There's nothing to worry about with the foam since it's water resistant, but the damaged soil could ultimately cause a home to sink again.

In that particular case, the better fit was galvanized steel push pier or helical pier underpinning, which carries the home below the soil the water was eroding.

When these piers make it to loadbearing strata or bedrock, the soil can move all it wants since the load is transferred to an in-bearing system. Think of this underpinning system as acting like stilts. Remove five feet of soil from under the home and the piers should still hold everything up as though nothing happened.

Stabilizing using only polyurethane foam might not be your optimal solution to your foundation issues, especially if your home or business is on a hillside. You'll want a solution that carries the load below the soil that is moving.

You Want Your Job Done Right the First Time

The whole point of foundation repair is to ensure your home or business will no longer be affected by foundation issues. It depends on the circumstances.

We want your foundation repair to address the cause the first time. A temporary fix can mean paying for the same repair twice.

Get Advice From a Professional Who Looks for the Cause

You've learned about polyurethane foam, its applications, if it can stabilize your home or business without piers, and what you need to consider for your foundation repair. You want to make sure your foundation repair addresses the cause the first time. Using only Polyurethane foam on its own might only help you temporarily.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011, and polyurethane foam is only one of the solutions we use. We want to find the best solution to fit your needs.

Learn more about other foundation repair solutions such as crawlspace foundation repair, and the applications of Polyurethane foam

If you live in Southern California, Arizona, or Nevada, book a free 60-90 minute foundation evaluation to see which repair is best for you.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Understanding the Carrying Capacity of Polyurethane Foam

Brian Dalinghaus — Wed, 26 Apr 2023 00:00:00 GMT

Would you believe there is a type of foam that can be as hard as concrete, yet far lighter? What if I told you it carries, or stabilizes, a building?

I know it's hard to believe, especially when the types of foams we use are for shaving or memory foam feeling like you're sleeping on a cloud. But polyurethane foam is used for construction, as well as many applications. Name a category. You'll likely find out how polyurethane applies.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011, and polyurethane has carried a large share of that work. After many years in construction, we understand how this stuff works and how much it can carry on its back. Its many applications are amazing when put to work.

What Is Deep Injection With Polyurethane?

It's a pretty cool process for foundation repair Dalinghaus can do. This involves putting tubes into the soil under your home or business with an injection gun to put in polyurethane foam. Voids and microvoids will be filled at different layers and densify the soil.

The primary function of deep injection with polyurethane foam is to densify soil and stabilize your home or business.

Why Is Polyurethane Foam so Awesome?

When it comes to being used in many applications, polyurethane foam is excellent for purposes like void fill, soil stabilization, and releveling.

You're essentially "fixing" the soil when injecting polyurethane foam. The stuff expands rapidly, cures in 15 minutes, comes out as hard as concrete, 3-5 lbs per cubic foot, and is environmentally safe. So you don't have to worry about contaminated soil with this stuff.

Polyurethane is so safe that it's applied with pacemakers.

Polyurethane foam can relevel structures as small as a home or as large as a commercial business. Mind you, not a lot of lift happens. You'll get maybe an inch or two under the best conditions, but it has that capability nonetheless.

Other aspects determine how effective polyurethane is for deep injection. It also depends on the type of foam used.

Other factors to consider: How strong is the foam? How deep was it injected? How dense does it go in?

It can sometimes come out stronger than concrete.

How Much Can Polyurethane Foam Carry?

It can sometimes get even higher than that depending on the foam and how it's injected.

There have been instances where piers were used to lift a building, but it didn't work. Then we brought in semi-trucks full of polyurethane foam that was then injected and able to lift the building. Four to five injection guns had to be used at once to lift the structure.

Deep injection with polyurethane foam can sometimes perform miracles when galvanized steel pier underpinnings struggle.

The main objective of polyurethane is soil stabilization, but the stuff can lift. We've lifted a bridge before. It can work.

Why Carrying Capacity Is Important

Again, the primary purpose is to densify the soil. That's incredibly important when it comes to stabilizing your home or business with a slab-on-grade foundation, especially after lifting your home using a galvanized steel push pier and underpinning system.

Soil Affects the Effectiveness of Polyurethane Foam

With highly expansive soil, the foam cannot permeate as well compared to sandy soil. The soil will be pushed out and you'll have blobs of polyurethane foam. You can still fill voids and do stuff with it.

When polyurethane foam is injected into the ground, it has nowhere to go. You can have highly expansive soil pushed away while the void is filled with foam. It mixed a little bit with whatever it can, but most of it is being pushed out.

Polyurethane Foam Can Be Used for Shoring Purposes

If we need to excavate, we can create a wall using deep injection with polyurethane foam.

If you have two buildings next to each other and one side needs to be looked at, the soil can be densified so the existing building won't be affected by excavating. It helps with new construction.

Are There Times Deep Injection With Polyurethane Is a Bad Idea?

Yes. Soil conditions don't always allow for that.

If soil conditions are down further, a galvanized steel underpinning system would be better. Why? Driving a steel tube into the ground is far easier and better for your wallet.

Have a look at how polyurethane foam injection under the foundation costs depend on the application.

Learn More About Deep Injection With Polyurethane Foam

You've learned about the basics of deep injection with polyurethane, why polyurethane is awesome, the carrying capacity of the stuff, its effectiveness with soil, and the cost per square foot. Take the time to learn more about polyurethane and deep injection.

We won't make it a heavy burden for you. We have the article so you can have light work and a solid knowledge of how this stuff works.

And learn about how the deep injection with polyurethane foam process works.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Far Do You Go For Deep Injection With Polyurethane?

Brian Dalinghaus — Fri, 14 Apr 2023 00:00:00 GMT

When you hear deep injection, foundation repair isn't something you associate with that term, especially when it comes to having that Thanksgiving turkey ready for the holidays. Instead, an environmentally safe substance is injected into the ground to help lift and stabilize your home or business.

Deep injection with polyurethane foam is used in wonderful ways when it comes to foundation repair, capable of lifting a building a little bit (under the right circumstances) up to filling the voids and micro voids in the ground. But how deep does deep injection go? Literally? How deep into the ground does it go?

We've done our fair share of projects involving deep injection with polyurethane foam. And we'll do more in the future.

Let's get you started on deep injection. And then we'll explore deeper. Pun intended.

What Is Deep Injection?

This is done to densify soil by filling voids and microvoids at different layers. It's a piece of cake to bake a pretty cake, but you still want to be sure your layers are perfect without a major gap.

Deep injection with polyurethane is usually done after lifting a slab-on-grade home to ensure the soil stabilizes your entire foundation.

Dalinghaus Foundation Repair uses polyurethane foam for deep injection since it's significantly lighter and significantly messy compared to other methods like mud jacking.

Polyurethane foam for deep injections is like getting all of your paint on the canvas to make a beautiful piece of art, whereas mud jacking is getting some paint on the canvas while the rest is on the walls, floors, ceiling, dog, wife, etc.

Polyurethane foam is significantly less messy compared to its concrete counterpart.

What Is Polyurethane?

Polyurethane foam is water-resistant, non-invasive, and environmentally safe. It's an injectable polyol and isocyanate resin that rapidly expands when fused to create a foam that can be as hard as concrete.

It really needs to be emphasized how safe it is. Polyurethane is used for pacemakers, which are implanted in your body. Think of a category. You can probably find out how polyurethane fits in it.

Polyurethane foam cures in 15 minutes, weighing 3-5 pounds per cubic foot

Learn about the history of polyurethane and when it's used for foundation repair.

When Is Polyurethane Used?

We'll rapidly expand on how polyurethane foam is applied.

Void Fill

Void fill is what it is. It's filling voids. If you lift a home or business, there will be voids left over.

Deep injection isn't considered void fill, even though it does fill voids. It isn't the primary focus. It's part of the result.

Polyurethane foam fills voids, fissures, and micro voids. The process is soil densification. You'll usually see voids being filled alongside galvanized push pier or helical pier underpinnings after lifting your home or business.

The last thing you want under your home or business is soil with the strength of a twig.

Releveling

When we say releveling, it means polyurethane is doing its part in lifting a building. Crazy, right?

But don't think polyurethane foam injection will do the job of lifting a home 16 inches. The lift is small. A home or business can be lifted an inch or two under good conditions.

You can also have deep and shallow injections depending on if you're trying to lift. Smaller tubes might be injected into the soil if you can only lift the slab. Longer tubes will lift the soil and the slab. So the soil is being stabilized while getting lifted at the same time.

Structural Support

When you lift your home, you can expect structural support to go with void fill like salt and pepper on a medium-rare steak. That said, galvanized steel underpinnings aren't necessary for structural support.

Structural support with polyurethane foam depends on if the soil is highly expansive. Your soil is constantly expanding and shrinking when polyurethane isn't. When polyurethane expands, you won't see any contraction later.

When you have grainier or sandy soil, you have fewer problems with polyurethane. They go well together like a good chili and a baked potato.

How Deep Do You Do Deep Injection With Polyurethane?

The depth for a deep injection tube is as deep as required. I know. That doesn't really answer your question.

It will typically be 3 to 7 feet since the footing is (usually) 12-24 inches deep. You need to make sure those tubes are under the slab. The polyurethane foam will expand rapidly like a sphere. You can think of polyurethane foam expanding at a 2.5 feet radius. It's not a perfect sphere by any means, but it (hopefully) gives you a good idea of the rapid expansion.

How Is Depth Determined?

The way it's done is by using a Dynamic Cone Penetrometer (DCP). These measure soil depth and density by measuring the penetration into the soil after each blow.

Moisture Can Affect the Depth

Excessive moisture or saturated soil uses more material since the soil is looser. The type of polyurethane foam might also affect depth depending on if it's hydrophobic or not.

Different types of polyurethane can be used such as single or double components. Single is activated by moisture, whereas the dual component is hydrophobic, causing it to disperse moisture.

So some types of polyurethane are used that will determine how deep the injection goes. There are so many compared to back in the day. It's all dependent on chemistry.

Some are slow-reacting, others react with moisture in their own unique way, and some have a very quick reaction time.

They all fit the same purpose in permeating and densifying soil.

Cost of Deep Injection

Deep injection with polyurethane pricing depends on soil conditions and what's suitable for your repair.

You can also look at how much polyurethane costs, whether it's for void fill, soil stabilization, releveling, or deep injection.

Don't Think Too Deeply. Have Dalinghaus Foundation Repair Help With Your Deep Injection Needs.

You've learned about what deep injection is, polyurethane, how deep injection with polyurethane is applied, the depth needed for polyurethane deep injection, and the cost of deep injection. Take a deep dive to learn more about deep injection, polyurethane, and other applications for foundation repair.

You can also schedule a free evaluation with us to see if we're the perfect fit for your deep injection needs.

How is polyurethane foam injection done? There are 5 steps you can learn from drilling holes to the curing process.

If you're concerned about polyurethane being dangerous, don't be. That said, don't be afraid to learn more about how polyurethane foam is environmentally safe.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Pros and Cons of Deep Injection with Polyurethane

Brian Dalinghaus — Fri, 03 Mar 2023 00:00:00 GMT

Hearing the words "deep injection" and "polyurethane" sounds like a painful medical procedure you don't want to endure. That or you're getting ready to prepare a weird turkey dinner.

Thankfully, you're dealing with neither of those things. You don't need to be concerned so much about the cons. Deep injection with polyurethane is used in construction for issues such as void fill, soil densification, and releveling. So don't worry about going to the doctor or preparing a dinner no one wants.

While you'll notice more pros to this process, it isn't without its cons. If only there could be perfection to everything, but you'll always find some flaw.

Dalinghaus Foundation Repair has been doing deep injections with polyurethane in areas of Southern California, Nevada, and Arizona. Our projects involving deep injections with polyurethane have been effective for void fill, soil densification, and releveling. We've also seen when projects don't exactly go to plan.

What Is the Purpose of Deep Injection for Construction?

Deep injection is used for void fill, soil strengthening, soil densification, and lifting. This involves systematic layering to densify the soil.

Deep injections are often done with slab-on-grade foundations after lifting a home. Soil stabilization and void fill will happen to stabilize your foundation. This could maybe happen with a raised foundation if the soil is super loose, but slabs need that soil densification.

Void Fill

You can take the term very literally. Deep injection won't help with the void in anyone's heart. That's a personal issue you should figure out with your therapist.

Voids are filled in the soil using polyurethane. Same with micro voids.

Void fill will happen acting lifting a home that has settled. That way slabs for slab-on-grade homes will have stable soils underneath.

You'll also have void fill used to densify soil on hillsides to prevent lateral movement.

Structural Support

This goes back to the void fill portion. Soil becomes denser as voids are filled. Denser soil is much better at structural support rather than doing nothing. Soil densification is necessary to prevent future foundation settlement.

Releveling

Injecting a substance into the ground naturally causes expansion up, down, and all around. Soil being pushed in all directions can also lift buildings (a little bit).

You can also relevel concrete, rather than removing and replacing it, which can cost more.

Fun fact, Injecting polyurethane under a sinking road and lifting it can have it working as well as new in 15 minutes. Dalinghaus Foundation Repair has been able to do this before. And cars were able to drive comfortably.

Deep Injection for Void Fill and Soil Densification Will Happen With Polyurethane

Deep injection through mud jacking used to be more prominent but is a more archaic method of deep injection. Like medicine, construction and foundation repair have learned to adapt to modern times.

Mud jacking involves using mud, another word for concrete, and injecting it into the ground for soil densification. The process is incredibly messy. The outcome looks like a concrete food fight.

Many contractors have transitioned to polyurethane, which is a far more effective and clean method for void fill, soil densification, and lifting.

What Is Polyurethane?

When it comes to construction and void fill, polyurethane comes out as a foam that can sustain a large load and be hard as concrete. It is an injectable polyol and isocyanate resin that expands when the compounds make contact.

In the context of this article, we're talking about polyurethane for construction. Polyurethane has other uses in areas such as flooring, furniture, and medicine.

Spin a category wheel and see if polyurethane is part of it.

Polyurethane Is Light

There is another form of deep injection that uses "mud," a term used for concrete.

Compare this to polyurethane foam, which can weigh 3-5 lbs per foot.

And polyurethane foam cures faster than concrete. Concrete can take weeks. Polyurethane foam takes 15 minutes to cure.

Polyurethane Is Environmentally Friendly

We know the name "polyurethane" sounds like a complex medical procedure using some kind of radiation. Don't be fooled. Polyurethane is environmentally friendly to the point it's used to make pacemakers put in the human body.

Polyurethane foam is non-invasive, non-polluting, flame-retardent, and waterproof. Those are some hazards you get to avoid right there.

You don't need to worry about the safety of yourself, your significant other, your kids, or the family dog. There's no need to worry about turning into a zombie due to radiation.

Pros and Cons of Deep Injection With Polyurethane

Pros

Non-invasive.
Addressing the soil issue.
Push piers and helical piers don't address voids in the soil.
Cost-effective.
Environmentally safe.
Longevity.
Better than mud jacking.
An engineered solution that's been around longer than piers.
Various uses.
Lighter than concrete.

Cons

Cannot DIY
You can't get the material or expertise to do deep injection for void fill, soil densification, or releveling on your own. It's a specialty product.
Professionals have certifications to perform this task.
Doesn't work as well with highly expansive soils.
Deep injection with polyurethane can still work with this type of soil, though it works better with grainier soil.
While it can still work, it doesn't exactly stop the highly expanding soil from moving. This method would have to be reinforced with some type of underpinning to prevent movement to your home.

Learn more about deep injection with polyurethane for your void fill, soil densification, and releveling needs

You've learned about the purpose of deep injection, how it is done with polyurethane, what polyurethane is, and the pros and cons of deep injection with polyurethane. Expand your knowledge like a hardening foam on the subjects of deep injection for construction and polyurethane.

Take a look at our article that answers the question of if you can use polyurethane without underpinning for foundation repair.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Underpinning: The Ultimate Foundation Settlement Solution

Brian Dalinghaus — Tue, 07 Feb 2023 00:00:00 GMT

If you want to know what goes into underpinning a house, this is the article for you. Here you'll learn how underpinning works, what makes it a necessity, signs you need it, and the two forms of underpinning most commonly used today. This article aims to educate you so you're more familiar with the process and know what to expect when foundation repair professionals begin the work.

How Does Underpinning a House Work?

Underpinning a house involves transferring your home's weight beyond the weak soil it's resting on to stronger soil deep into the ground. This lifts your foundation off the weak soil it was settling into, returns it to its original leveled position, and stabilizes it against future settlement. Professionals call the level your home is returned to the "maximum practical level" or the amount of leveling needed before any further movement causes cosmetic or structural damage.

When Does Underpinning a House Become Necessary?

Underpinning a house becomes necessary when the soil below your foundation can no longer hold the weight of the structure. There are different soil types found across the U.S., and not all of them are ideal building conditions. For example, sandy and loam soil are perfect for holding foundations. Whereas silty and clay-filled soils hold too much water and expand if they're oversaturated, making them unideal for foundations. Here are the most common issues with soil that make underpinning a necessity.

Expansive Soil

As mentioned earlier, soil that contains a lot of clay is not an ideal condition for foundations. When this soil is saturated with water, it begins to expand. Then, when the soil dries out, it shrinks to its original density. If this swelling-shrinking cycle continues, it can place stress on the foundation and cause it to shift or settle.

Poorly Compacted Soil

Soil that's returned to a construction site needs to be compacted before the foundation is poured or placed. Compaction decreases the space between soil particles and lowers the chances a void forms inside the ground. Unfortunately, poor construction methods could leave areas inside the soil uncompacted and at risk of void formation. Once a void forms under your home, your foundation can lose stability and sink into the ground.

Soil Erosion

If there's poor drainage around your home and water is being directed toward your foundation, soil can eventually erode and wash out from under the structure, leading to settlement.

Tree Roots

If you have large trees near your home, their roots can crawl underneath your foundation, drinking all the water and drying out the soil. This can create voids that can cause your foundation to settle.

Soil Creep

If your home is on the side or at the bottom of a hill, heavy rains can cause the dirt around your home to slowly slide downwards, like a mild mudslide. This movement can shift and damage your foundation.

Other issues include natural disasters, poor construction, and poorly planned renovations.

Signs Your Home Needs Underpinning

Since issues with your soil are happening unseen and below your feet, homeowners usually ask how they can spot signs of foundation settlement. Here a the most common signs your home needs underpinning.

Windows and Doors Aren't Closing Properly

If you notice multiple windows and doors in your home are sticking, it could be a sign your home needs underpinning. When your foundation begins to move, the window and door frames will shift out of alignment, causing them to stick.

Sloped, Cracked, or Warped Floors

Sloped, cracked, and warped floors are a clear sign that your foundation is shifting and affecting the flooring above it. This can create trip hazards inside your home and make walking uncomfortable.

Separations

Foundation settlement and other movements can cause the structures inside your home to separate. This will result in gaps between your walls, floor, and ceiling. You might even notice your chimney or wooden deck tilting away from your home.

Cracks

Any cracks on your foundation clearly indicate there's been movement or settlement. Drywall cracks inside your home, especially those near your door and window frames, are a good indicator your foundation is settling.

Underpinning a House Using Different Piers

There are two primary forms for underpinning a house: push piers and helical piers.

Push Piers

Also called resistance piers, these heavy-duty steel push piers are driven deep into your soil using hydraulic pressure and the building's weight. Once the piers reach soil strong enough to support your home and foundation, synchronized hydraulic jacks lift the house back up. These piers are usually hot-dipped galvanized to add additional corrosion protection and increase the life expectancy of the pier.

Helical Piers

These piers are screwed into the soil below your foundation. The amount of torque needed to twist the piers determines if the pier has reached load-bearing soil. Then, just like push piers, synchronized hydraulic jacks lift your house back up.

Learn more, What Are Foundation Piers Used For?

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Vertical Wall Cracks: Causes And Repair Options

Brian Dalinghaus — Tue, 07 Feb 2023 00:00:00 GMT

Looking for information about vertical wall cracks? If so, don't hit that back button because you've landed on the right page. In this article, we're going to talk about the differences between vertical and horizontal wall cracks, the causes of vertical wall cracks, repair options for vertical wall cracks, and more.

Not All Cracks Are the Same

There are cracks you need to worry about and cracks you can, to a certain extent, ignore. This is because some cracks are structural and some aren't. Structural cracks are those that affect the home's structural integrity. The other cracks, the non-structural ones, are mainly just ugly and don't affect the building's structural integrity. Fortunately, vertical cracks are almost always non-structural.

Non-structural Cracks

Non-structural cracks are often vertical and appear in poured concrete foundation walls. They're most commonly caused by shrinkage during the concrete curing process. While they don't affect your home's structural integrity, they can allow water to seep through the wall. Therefore, they should be sealed. We'll talk more about this below.

Another common cause of non-structural wall cracks is improperly taped drywall. This usually happens because the person installing the drywall didn't use enough drywall mud. Eventually, the drywall tape comes loose and creates what looks like a crack. These cracks could be vertical or horizontal, depending on how the drywall was installed.

Non-structural wall cracks can also be caused by paint or plaster build-up over the years. These cracks might be unsightly, but they're harmless.

Structural Cracks

Structural foundation cracks are those that affect your home's structural integrity. In other words, they are a sign your home has sustained structural damage. These are the cracks you need to worry about.

The most common types of structural cracks include:

Horizontal Wall Cracks

These are a sure sign the foundation has moved, causing structural damage.

Diagonal Cracks From the Corners of Windows and Doors

Large diagonal cracks are a telltale sign the home's structural integrity has been compromised.

Stair Step Cracks in Brick or Masonry

This is another sure sign of foundation damage.

Floor Cracks

Look for floor cracks that stretch from wall to wall. A crack limited to one or two tiles was probably caused when something fell on the floor.

Ceiling Cracks

While ceiling cracks could be a sign the foundation has moved, they could also be caused by something heavy on the floor above the ceiling.

A Series of Vertical Cracks Next to Each Other

While vertical wall cracks are usually harmless, there is one exception: A series of vertical wall cracks next to each other. This is a strong indicator of structural damage.

If you see any of the above or anything else that looks suspicious, contact a foundation repair contractor right away.

What Causes Vertical Wall Cracks?

Vertical cracks in a poured concrete foundation wall are almost always caused by shrinkage during the concrete curing process.

Vertical wall cracks can also be caused by improperly taped drywall. This can occur when the person installing the drywall fails to use enough drywall mud. Eventually, the tape loosens, creating a crack that is sometimes vertical but not always.

Vertical wall cracks can also be caused by paint and plaster build-up over the years.

Watch our video on why drywall cracks and how to fix it on YouTube.

Repair Options for Vertical Wall Cracks

The chosen method for repairing a vertical crack obviously depends on what caused the crack. Here are some possible repair solutions:

For vertical wall cracks caused by shrinkage during the concrete curing process, the following are two common repair methods:

Epoxy Crack Injection

For vertical wall cracks in a poured concrete foundation wall caused by shrinkage during the concrete curing process, epoxy injection is a common repair method. It seals the crack and restores the wall's structural integrity. The repair is quick and done from inside the home.

Polyurethane Foam Injection

Another method for sealing vertical wall cracks is polyurethane foam injection. It's an effective method for stopping moisture intrusion through a cracked poured concrete foundation wall.

The solution for vertical wall cracks caused by improper drywall installation is to re-tape the drywall.

How to Prevent Vertical Wall Cracks

Vertical cracks in a poured concrete foundation wall are pretty common. In fact, you could even expect them to happen. Of course, you always want to make sure you hire a reputable building contractor who knows how to minimize the chance of them happening.

You can prevent vertical cracks in drywall by making sure the drywall is installed correctly.

If you're concerned about one or more vertical wall cracks in your home, contact us today to schedule a free evaluation and receive a repair estimate. We serve Southern California, Arizona, and Nevada.

Also, check our guide on home foundation inspection.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What to Look For in a Foundation Repair Bid

Brian Dalinghaus — Wed, 01 Feb 2023 00:00:00 GMT

It's no secret, foundation repair isn't the cheapest process in the world. You want a contractor who fixes what is actually wrong with your home, at a price you can understand. That means knowing what a good bid looks like before you read one.

If your gut tells you not to move forward with a contractor, listen to it.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011 in Southern California, Arizona, and Nevada. What follows is the evidence we think a homeowner should be able to see on any foundation repair plan, including ours, before agreeing to it.

Ask for the Measurements That Justify the Scope

A repair plan has a scope: which part of the home gets piers, and which part does not. That scope should come from measurements, not from a description of what might happen.

The industry standard is half an inch of differential over a ten-foot span, or an inch over a 20-foot span, before it's recommended the area of the home affected should have some type of piering. Those are the thresholds that indicate foundation settlement or heaving.

If the measurements we make on your home come in under those thresholds, we suggest monitoring the area instead. You might not see signs and symptoms of a failing foundation at all. You can still have piering done if you are worried about further settlement, and we will tell you that is what you are buying.

Piering a whole home is only warranted when the whole home is moving, which is rare. When one corner is affected, the piers belong under that corner. Addressing the areas affected is more affordable and more practical, and the elevation readings are what show the difference.

Ask for the same thing from every bid you receive: the floor elevation readings, the plan drawn on top of them, and a clear line between the area that is moving and the area that is not.

You will also see signs and symptoms of foundation issues in specific areas of your home.

Here are the signs and symptoms to look for

Drywall cracks
Stucco cracks
Concrete slab cracks
Ceiling cracks
Tile cracks
Chimney cracks
Leaning chimney
Sloping floors
Doors and windows are hard to open and close
Water leaks

When looking for these signs and symptoms, it usually won't be one problem on its own that indicates foundation issues. More than one of these symptoms together is the stronger indicator.

Make Sure You See Proof Before You See a Price

Don't agree to anything if tests haven't been done. You need a basis for the recommendation.

A recommendation to put piers all around a home is an engineering call, and it should rest on a soil engineer's or structural engineer's report.

Make sure the floor elevation readings are in your hands and that the damage the plan describes is damage you can go and look at.

If a plan arrives without floor elevations, ask for them. A plan you cannot check is a plan you cannot compare.

Phrases Worth Slowing Down On

These are statements you may hear from anyone, including us. None of them is automatically wrong. Each one is a point where you should ask for the evidence behind it.

"The whole house needs piers"

Rarely the case, and easy to test. Ask to see the elevation readings across the whole floor plan. If the readings show movement everywhere, the scope follows. If they do not, the scope should be smaller.

"This is going to get worse"

Often true, and still worth a baseline. Take the first set of readings, then take another a month or two later. Two measurements turn an opinion into a trend you can see.

"This is urgent"

Foundation heaving and foundation settlement are slow processes unless something like seismic activity accelerates them. If what you are seeing is cosmetic damage, you have time to get bids, read them, and think.

That said, if you can see daylight through a crack, move sooner rather than later.

Take the time you need before signing a repair contract.

You Are Allowed to Take Your Time

An evaluation is a conversation, not a closing appointment. If you need a week to think, take the week.

Dalinghaus Foundation Repair will do a free 60-90 minute foundation evaluation of your home to look for any potential problems. We'll let you know of any foundation issues. We'll also let you know if we don't find any issues. As simple as that.

Repair Methods You May See Quoted

Different bids solve the same problem with different materials. Knowing how the methods differ is what lets you compare two prices that are not for the same thing.

Concrete Underpinning

Concrete underpinning covers several variations, including concrete piers, concrete pads, and caissons. Caissons are effective and typically around twice the cost of galvanized steel underpinning. Steel is what we install, and the reason is depth and verification: steel sections can be driven until the ground itself proves the capacity.

Read our comparison of concrete underpinnings vs galvanized steel piers for the full picture.

Mudjacking and Polyurethane Foam

Mudjacking pumps a cement based slurry under a slab to fill voids and lift it. It is proven and it is inexpensive, and the tradeoffs are cure time and weight, because the slurry adds load to the same soil that settled.

Polyurethane foam cures in about 15 minutes, weighs a fraction of the slurry, and does not shrink as it sets. On soft soils that difference matters, which is why we quote foam for most residential slab work.

Watering Your Soil

Watering expansive soil can close a gap for a season, because the clay swells as it takes on water. It is not a repair. When the soil dries out, it shrinks again, and the movement comes back.

Compare the Bids Side by Side

Get bids from more than one contractor, then read the contracts next to each other.

Check that they are quoting the same scope, the same number of piers, the same depth assumptions, and the same warranty terms. Two prices are only comparable when the work behind them is.

Ask each contractor what triggers a change order, and get the answer in writing. A change order is not a failure on its own, but you should know in advance what would cause one.

Look at Reviews

Third-party reviews on Google, Yelp, and Angi give you a feel for how a contractor behaves after the contract is signed. Read the three-star reviews as well as the five-star ones. That is where the detail is.

Listen to Your Gut

If someone is walking your home and something feels off to you, that is worth paying attention to.

And don't be afraid to say no.

You now know what to ask for. Make sure you get multiple foundation repair bids.

You know which phrases to test, how the repair methods differ, where to read reviews, and that the elevation readings belong in your hands. The last step before choosing a contractor is to collect more than one bid.

That is what lets you compare repair plans instead of comparing sales presentations.

Learn more in-depth about why you should receive multiple foundation repair bids. That way you can take on the next challenge.

If you're comfortable, consider having Dalinghaus Foundation Repair do a FREE 60-90 minute foundation evaluation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Can You Put a New Foundation Under an Existing Home?

Brian Dalinghaus — Wed, 01 Feb 2023 00:00:00 GMT

As a homeowner, you would expect to replace parts of your home. Maybe you'll purchase a new roof or new windows. But a new foundation? That seems unheard of. It's the foundation holding everything up, for goodness' sake!

It would be nice if the finer purchases in life would last forever. However, this isn't the case. The same goes for the most important parts of your home. With age and deterioration, your foundation is no exception.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011, working in Southern California, Arizona, and Nevada. Our scope is repair and stabilization of the foundation a home already has, using helical piers, push piers, polyurethane lifting and void fill, and structural repair in the crawl space and framing. Building a replacement foundation is a different trade, designed by an engineer and built by a general contractor.

That distinction matters for the question in the title, so this article covers both sides of it: when a new foundation actually gets specified, what that work involves, and why most homes that feel like they need one need stabilization instead.

Why Should Foundations Be Strengthened?

Foundations for new homes are constructed under today's current codes. Concrete, stone, or brick used in the past fails in comparison. The amount of rebar used and the depth of the footings tend to be incorrect.

The footing is old and made with materials that deteriorate due to water, foundation movement, the size wasn't correct, or it didn't have rebar.

Different soil compaction standards have been implemented compared to the 1960s.

How Do I Know If My Foundation Needs Replacing?

Hopefully, this isn't the case for you. More often, one section of the footing needs repair, not the whole thing. This is due to concrete spalling or blown-out rebar.

Concrete spalling, This is when concrete starts to flake off. This can be due to subpar concrete, the concrete curing process being incorrectly done, corrosion due to water exposure, or oxidizing rebar. This will look like your concrete is trying to look like the Berkley Pit.

Check out our article on concrete spalling to understand this concept more in-depth.

Blown-out rebar, This is always due to the rebar being exposed to moisture in some way, causing oxidization (a.k.a. rusting). Oxidizing causes the rebar to expand.

Sometimes, water will get through the cracks in your concrete. That said, concrete is porous. Dry concrete creates small capillary tunnels smaller than a strand of your hair. Water will navigate through those tunnels and make contact with your rebar.

This is why you want to make sure you have proper drainage. You want to make sure those water puddles hang out for too long like it hasn't left after partying too hard.

Can You Put a New Foundation Under a Home?

It can be done, on a slab or a raised foundation. The old foundation comes out and a new one is built in its place, under an engineer's design and with the house temporarily supported the whole time.

You'll see this more often with raised foundations compared to slab-on-grade.

A new foundation needs to be constructed for issues such as age, deterioration, and settlement.

Putting in a New Foundation for a Raised Foundation

You would first go into the crawlspace and shore up the home, meaning the house is temporarily held up for construction. You don't want your home falling on someone and having them end up like the Wicked Witch of the East.

This involves running girder beams along with posts and pads around the outside of the home.

Next, a production crew starts digging to remove the old footing as the house is shored up. A new cripple wall would be built, or the footing is formatted to be put in place using rebar.

The concrete pouring can be done in sections or all at once if the entire home can be stabilized.

The home can also be raised above its original placement before the new footing is built, though lifting a house that far adds real risk of damage to the structure above.

Putting in a New Foundation for Slab-on-grade

This is less common compared to their raised counterparts. Usually, a sister footing is made, which involves putting a new footing under the old.

You would have to dig and use sacrificial jacks, like car jacks, to hold up the slab from underneath.

The footing is taken out in sections as everything else is held up. The footing is formed via rebar with the backend reinforced by dirt. Concrete is then poured from there.

What About Historical Homes?

In some cases, new footings need to be put on the interior while making the exterior appear as when it was originally built.

The exterior needs to make the historic home look like it wasn't ever touched by construction.

How Long Does It Take to Replace a Foundation?

Putting in an entirely new foundation can take around four weeks minimum.

Larger equipment like an excavator can be used to dig will be used assuming there is enough space. That said, it can be done by hand, which can add to the project time.

Cost of Replacing a Foundation

Replacement is priced by the general contractor doing the build, from the engineer's drawings. The size of the home, how much of the footing is involved, and how easily equipment can reach the work all move the number, which is why nobody can quote it from a photo.

Needing a new foundation is more common in older homes or cities. New homes usually don't have to worry about this.

There have been homes built in the 1940s that have footings that still look young. Don't stress yourself out about needing a new footing. A new foundation is only necessary if it's too deteriorated or compromised.

What Dalinghaus Does Instead

Full replacement is rare, and it is not our trade. What we see far more often is a foundation that is sound enough to keep, sitting on soil that stopped carrying it. That is a repair, and it is the work we do:

Push piers and helical piers carry the weight of the house past the soil that moved and down to ground that holds, and where the structure allows it, they can lift back toward level.
Polyurethane fills voids under a slab and raises settled concrete back into position.
Crawl space and framing repair replaces failed posts and pads and reinforces the wood supports carrying your floors.

If the evidence at your property genuinely points to a replacement rather than a repair, we will tell you that plainly and point you toward the engineer who needs to design it. Selling a homeowner the work we happen to carry is not how we want to be in business.

Two things worth reading alongside this: how your home handles moisture, because water is behind most of the deterioration described above, and our guide on why soil compaction matters, because compaction is what decides whether the ground under a footing keeps doing its job. Excessive irrigation belongs on the same list, since watering hard against the house keeps the soil there wet year round.

If you're worried about your foundation, have it evaluated before you plan around a number. Dalinghaus Foundation Repair can do a free 60 to 90 minute foundation evaluation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

An Introduction to Grouting Piles

Brian Dalinghaus — Mon, 30 Jan 2023 00:00:00 GMT

If you're considering a commercial construction project, knowing about grouting piles might be in your best interest. With varying soil conditions, grouting piles can handle some better than others, especially rocky soils.

This pile can solve a large number of construction issues and have a larger load capacity. They are a perfect, albeit messy, commercial foundation solution, whether you're starting a new construction project or foundation repair for your structure.

Dalighaus Construction has been in the foundation repair and project game since 2011, fulfilling residential projects and commercial services. We have a background in installing grouting piles for new construction and foundation repair projects. We understand grouting piles and the purposes they serve.

What Is a Grouting Pile?

Grouting piles come in varieties like micropiles and helical pulldown piles (which use grout). Where a grouting pile is a broad category, micropiles and helical pulldown piles would be specific subcategories.

Both are very similar, though the installation methodologies are the distinguishing factors. Either type will still use grout.

A grouted pile system can either have a casing or use straight skin friction. They usually have a center steel rod or point of influence that drives the pile into the end-bearing material.

For instance, a micropile has a head with the rest being a threaded bar that shoots up the middle. As you're drilling, you're pumping grout in.

Grout is fed into the pile to fill the voids in cavities. The head of the pile is larger than the middle shaft. The grout is what produces the load capacity of the pile. You have the diameter of the head at the bottom, followed by grout that dries, essentially making the pile like a caisson.

Anchoring uses grouting piles that can provide active restraint to structures and avoid movements by applying a comprehensive load to a structure.

Grouting piles are similar to helical piles in that they are put in independently of a structure. This makes them effective for both repair and new construction.

What Is Grout?

It is generally a mix of water, cement, and sand used to fill voids in the soil during pile installation.

Grout makes installation messy as hell when machines are used to displace excess sediment. While the grout makes these piles effective, it doesn't mean it's clean. It looks like chaos, especially when sediment's thrown from where the pile is being installed. It's dirty.

This also means safety is a huge priority when installing these piles. Not to say safety isn't taken seriously with any project. It means that installation requires a higher threshold for safety standards.

The Use of a Grouting Pump

You need a grout pump to pump grout as you go.

One of the issues is if your grouting pile spins out, you have a limited amount of time to figure out a solution since the grout will harden up in the column it's pumped into. Grout can start drying in 10-15 minutes.

You have to think of the weight being put in the ground when the pile has trouble moving. If you still have 20 more feet before completion, you have a ton of weight you need to pull down. You have to keep pushing and pulling the pile because of the displacement plates.

Once you spin out, you leave the pile and load test it to see if the pile reaches load capacity. If it doesn't, another pile will need to be installed at a similar depth to compensate for the capacities.

When a Grouting Pile Is Used

It depends on what's under grade. Standard helical piles don't work if there is a lot of rock.

With helical piles, you don't push grout in as you go compared to a grouting pile.

While a pain to install, grouting piles can be used for repair. It requires larger equipment and an air compressor to blow out loose sediment.

Regardless of new construction or repair, they act as excellent ground anchors.

Grouting Piles Are Typically Commercially Based

While they can be used in residential areas, installation requires large equipment you won't see getting through a tight fence space to your backyard.

Using grouting piles has increased as they allow construction in densely populated areas.

Grouting piles such as micropiles can go in all soil types, in various ground conditions, and in access-restrictive environments.

They don't cause much vibration and noise, allowing them to be used in low headroom conditions for underpinning existing structures without compromising their integrity. They eliminate overhead cranes use and can use smaller teams for installation.

Piles with hardened grout can handle a higher loadbearing capacity.

You've learned more about grouting piles. Learn more about commercial foundation repair and replacement.

You've learned about grouting piles, what exactly grout is, the purpose of using grout with these piles, when grouting piles are used, and their commercial application. Learn more about commercial foundation solutions and see if Dalinghaus Foundation Repair can fulfill your needs.

Check out our our commercial foundation services.

Consider having Dalinghaus Foundation Repair be part of a deep foundation project. Schedule a free project evaluation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Common Foundation Issues in Nevada

Brian Dalinghaus — Wed, 18 Jan 2023 00:00:00 GMT

Soil conditions vary from region to region, especially in the United States. Understandable since it's a pretty significant portion of land. Nevada is no exception for having unique soil conditions.

Even with those different soil conditions, Nevada isn't unique with foundation issues. The source for foundation issues may vary compared to other areas of the United States, especially Southern California.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011, working in Southern California, Arizona, and Nevada. We have licenses to work in these states, meaning we have to also understand the issues Nevada homeowners have to deal with. We understand the soil conditions where we work. We want you to know how these conditions affect your foundation.

Here are the common foundation issues you'll find in Nevada.

What Soil Conditions Are Unique to Nevada?

Dalinghaus Foundation Repair focuses more on Southern Nevada in areas such as Las Vegas. That said, we are licensed to work in Nevada.

Nevada is very similar to conditions in areas of Arizona such as Pheonix. You'll figure out very fast that Southern Nevada has alarmingly similar soil conditions to Southern Arizona.

There is a loose sandy layer of soil on the top like the Planet Tatooine in Star Wars, but without the twin suns. Then there is a layer of caliche, which can be as hard as concrete, as you go 5-8 ft down.

This differs from Southern California, where there isn't much of that caliche layer. It might be up in Baker, CA, but you won't see much caliche.

Southern Arizona and Southern Nevada have very similar soil conditions.

To understand Arizona soil conditions, check out the Top Foundation Issues in Arizona and see how Nevada is similar.

What You Nevada Homeowners Should Know

Nevada Is Susceptible to Foundation Issues

I know. Crazy concept, especially after reading the title of this article.

Foundation issues aren't unique to Nevada compared to why they happen. Nevada is still susceptible to foundation settlement and foundation heaving.

Foundation Settlement

You might find an area of your home sinking into the ground as the soil your home stands on compacts from a lack of moisture or erodes when water travels. This will describe foundation settlement. It is the most common occurrence of foundation issues Dalinghaus Foundation Repair has seen.

Foundation Heaving

The soil expanding will cause areas of your home to be thrust upward (at a snail's pace).

While this is less common, it happens often enough.

Grading Practices and Drainage

The sad truth is many homeowners aren't practicing these things.

Many homeowners have the misconception that because they're in a desert there isn't a need to have proper grading or drainage to divert water away from their homes. It makes sense, especially when weather conditions are typically dry.

However, the dreaded (and welcomed) monsoon season hits. And it lets you know it exists.

Weather Conditions

When monsoon season hits, it hits pretty hard. All the rain for the entire year hits in an incredibly short amount of time. We're talking buckets of rain all at once.

Without proper grading and drainage, the water sticks around like a friend who won't leave after the party is over.

While this article we want you to check out is directed toward Arizona, you can also prepare your Nevada home for monsoon season by reading about how monsoon rain swells the soil.

Reasons for Proper Grading and Drainage

When it rains during monsoon season, it pours. And without proper grading or drainage, water likes to hang around your home like that friend who's been staying a little longer than you're comfortable with, crashing on your couch.

Water still tries to go somewhere, whether it's away from your home or into the ground. And when water moves, so do the soils, causing erosion. This is a common occurrence that results in foundation issues, especially foundation settlement.

If you're looking to alleviate this issue, it would be best to hire a landscaper. You can do proper grading as a DIY project, but a landscaper is recommended since they specialize in the job.

Besides, some drainage problems may be too difficult to take on by yourself.

You want to make sure you have proper flow, or else the water will get backed up.

Proper Drainage Might Not Prevent Foundation Issues

Don't get it wrong: you want proper drainage. It's important in alleviating foundation issues. Though the reality is monsoon season brings in so much water that you still have something to worry about.

The precipitation can drag the soil away from your home, making foundation repair inevitable. There might not be a choice but to eventually have your home properly anchored.

You might be asking yourself, " then what's the point of worrying about drainage and grading?"

Not having these things will exacerbate the damage and make it worse. No matter what, you want water diverted away from your home. Moisture making contact with your home for a long time can cause other problems such as concrete spalling, the concrete becomes damaged and starts to flake like a bad ice cream topping.

Water can also reach the rebar, even without cracks in the concrete. Not many people know concrete is porous. It's a matter of time until the water reaches the rebar, causing it to oxidize, also known as rust. Oxidizing rebar expands, which will blow out your concrete footing.

To understand the consequences of how moisture crashes the party and causes damage, check out How Does My Foundation Handle Flooding/Moisture?

Licensing for Foundation Repair in Nevada

You do need a license to do foundation repair in Nevada. With Dalinghaus Foundation Repair starting in California, it might surprise you to read that getting a license in Nevada is a bigger pain to acquire.

This is even with transferring licensing information from California to Nevada after five years of practice.

Either way, when hiring a foundation repair company, you want the company you hire to be licensed and insured.

Dalinghaus has an A General Engineering license to practice foundation repair in the state of Nevada. The company you hire needs to have the proper, up-to-date licensing and insurance.

You want to know if a company is licensed to do a job for credibility and certification. Basically, you're making sure the company you hire knows what they're doing and that they're legitimate.

An insured company makes it so that if something wrong happens on the job site, you aren't held liable. You don't want workers coming after you for something you didn't do. It's a little weird, but the whole point of a company having insurance is to make sure YOU are protected.

Check out our page on why you want to make sure the foundation repair company you hire is licensed and insured with Dalinghaus.

Before you even check for licensing, narrow down your search via third-party review sites such as Yelp, Google Reviews, and Angi (formerly Angi's list).

After you have an idea of what companies you want to potentially hire, you can check their licensing information on the Nevada State Contractor's Board.

You have a better understanding of foundation issues in Nevada. If you're unsure about issues you might have, schedule a free foundation evaluation.

You've learned about common foundation issues in Nevada, why they happen, how they can be mitigated, and how to check if a foundation company is licensed in Nevada. If you think you have foundation issues with your Nevada home, set up a FREE foundation evaluation.

If you have a garden you take care of on your property, learn the consequences of excessive irrigation and how it affects your home.

Prepare yourself for what to expect for a foundation inspection.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Does Soil Compaction Affect my Home's Foundation?

Brian Dalinghaus — Fri, 13 Jan 2023 00:00:00 GMT

Soil compaction for construction is a relatively newer phenomenon than most people realize. As we've come to understand the concepts, practices, and effects, the regulations have changed over time.

Having soil compacted is important for your home to avoid foundation issues.

We understand soil compaction and its importance. We want you to know its significance to any structure, whether it's residential or commercial.

What Does Soil Compaction Do for Your Home?

The purpose of soil compaction is so the soil can support a structure. If there's anything you want, it's solid ground that can carry the load of a structure.

About Soil Compaction

In the 1960s, there weren't compaction tests at all. Checking for soil compaction was very minimal.

There weren't over-excavation and compaction standards like today, where regulations are far more prominent.

Now, they test the compaction of the soil, grade, add another layer of soil, grade, and repeat over again until reaching the top layer.

Checking soil compaction is to understand how dense the soil is to hold the load of a structure.

These rates change over time as more is understood about soil compaction.

What If the Soil Isn't Properly Compacted?

Moisture is the key when it comes to compromised soil. You'll have water intrusion, which will soften up the soil and make it likely the heavy structure will start to compress the soil.

So you can deal with either foundation settlement or foundation heaving. Both phenomena can result in damage to your home.

Foundation Settlement

This happens when the soil beneath your home shifts, causing affected areas of your home to sink.

Foundation settlement is a common occurrence compared to heaving, especially in Southern California, Arizona, and Nevada.

For a more in-depth look, check out What is Foundation Settlement? (Soil, Water, and Time).

Foundation Heaving

When expansive soils take in moisture, it causes them to... well, expand. The expansion results in affected areas of your home being pushed upward.

While less common, it is still a common enough occurrence.

What If the Soil Is Graded to Mitigate Water?

You can still see issues occur. It lessens the chance significantly, but the chance is there, nonetheless.

You're in a much better situation if moisture is being directed away from your home.

Learn about water mitigation through our article How Does my Foundation Handle Flooding/Moisture?

What's Used to Compact Soil?

Excavators

These can be used for both digging soil and compacting. While most people are familiar with the excavating attachment for excavators, there are also carrier-mounted compactor attachments that are well-suited for deep compaction.

Scrapers

These machines "scrape" the surface of the earth to prepare a site for construction projects. These level out the layers of the ground to the surface.

The Four Types of Scrapers

Single-engine wheeled scrapers
These are the most common, using an apron to cover the load and stop the soil from flying out the top of the machine.
Dual-engine wheeled scrapers
These move soil a short distance. This machine has two engines, one to operate the front wheels and the other to power the rear.
They do well on rougher terrain since the two engines make the machine more powerful.
Elevating scrapers
These use an electronic or hydraulic elevator that raises and dumps material out. This is effective for evening surfaces
Pull-type scrapers
These aren't motorized and require another machine to operate. They can also be towed to other machines.
They're excellent for wet, sandy, or soft soil. Because of their durability, they're less likely to get stuck compared to their motorized counterparts.

Rollers

Do you know the machines that have what look like metal wheels with long widths? Yeah, we're talking about those babies (large babies at that).

These come in a variety of styles and sizes with different options.

The Six Types of Rollers

Cylindrical rollers
These use long cylindrical rollers to generate enough pressure to compact soil.
Sheepfoot roller
This uses a drum with rectangular-shaped protrusions.
They're compact cohesive soils such as heavy and silty clays.
NOT effective for sandy soil
Pneumatic Tired Rollers
These use four to six tightly spaced tires to compact cold-laid bituminous pavements, soft base course materials, or layers of loose soil.
Smooth wheeled rollers
These used a large steel drum, along with one or two wheels in the rear of the machine, to consolidate stone soling, gravel, sand, hard core (like my music), ballast, and surface dressings.
Vibratory rollers
These have one or two smooth surfaced wheels for compacting granular base courses.
Grid rollers
These have a cylindrical heavy steel surface that forms a grid with squire holes, providing high compact pressure.

Smooth Rollers

These machines are usually utilized in the final compaction step to provide smooth surfaces for construction. They use static pressure, sometimes in conjunction with vibration and impact to smoothen out and compact soil.

Rammers

Not every soil compaction machine will be a behemoth meant for large sites. So don't worry about an excavator in your backyard These can be used in confined spaces.

Think of these like a jackhammer, but instead of using a chisel, it has a larger pad with a good amount of surface area that moves rapidly.

This is perfect for foundation repair purposes. Before a pier underpinning is placed, the pier locations are excavated until they reach under your concrete footing. After everything is connected and put in place, the dirt is put back in and compacted layer by layer using a rammer.

Rammers are much less invasive compared to their large counterparts.

Soil Compaction Is Important

You don't want water to compromise anything under your home and cause damage.

There may be voids with uncompacted soils moisture will break into or cause voids. Either way, it's not a good time.

The whole point is to make the soils dense so water doesn't break in or navigate through and cause erosion.

You also want to be sure the structure you have isn't giving too much load for the soil to manage. It's like a healthy relationship: You don't want to be too overbearing (and vice versa). You want there to be a nice, healthy balance that doesn't put unnecessary stress on your relationship.

You've learned more about soil compaction. Now (figuratively) compact your brain, with more knowledge

You've learned about soil compaction, what happens if there isn't proper compaction, what is used for soil compaction, and why it's necessary for your home. Learn more about the importance of the soil under your home and foundation issues.

Check how expansive soils cause foundation settlement and why clay soils fail.

Are you asking yourself, " Should I walk away from a home with foundation issues?" Check out the highlighted article to direct you toward an answer.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Long Does it Take to Put Piers in a Foundation?

Brian Dalinghaus — Tue, 10 Jan 2023 00:00:00 GMT

If you have a foundation repair project and want to know the timeframe, some projects won't tell you why they're lengthy. This is why we want you to know what factors into your foundation repair timeframe.

You might not know why it takes a while for piers to be installed, which be a lengthy process depending on how many are needed and how deep they go. And this is one step of the entire process.

Dalinghaus has been in the foundation repair and underpinning game for Southern California, Arizona, and Nevada since 2011. In that time we have completed more than 2,000 foundation projects, a great many of them pier installations. We understand how long it takes to push piers into a foundation.

Pier Repairs Offered for a Residential Home

The type of piers offered for repair is determined on the floor elevations to see if there's any settlement. If there is, some sort of repair needs to be done, whether it's stabilization or lifting the home for recovery. Push piers and helical piers will be utilized.

While the installation process varies, both types of piers do the same thing: stabilize your home to prevent further damage.

Push Piers

The name implies what this type of pier does. A galvanized steel tube is pushed hydraulically into the Earth by utilizing the weight of the structure until reaching bedrock or competent soil.

Push piers are mounted onto the footing bracket first before being installed via a hydraulic pump. Push piers work in conjunction with the weight of your home to drive the piers down.

For a more in-depth look at push piers, check out What are Push Piers? (Nicknames, Depth, and Size).

Helical Piers

This type of galvanized steel pier uses helices to be screwed into the ground using a drive motor. This type of pier looks for bedrock, competent soil, or a required torque.

These can be installed independently of the structure, meaning they'll be attached to the footing brackets when they reach their desired depth.

For a more in-depth look at helical piers, check out our article " What are Helical Piers?"

A Combination of Both Push and Helical Piers

Teamwork makes the dream work. Even though these piers are a little bit different from each other, they're meant to achieve the same goal.

In some cases, you have to look at the pier's location. If you have to be completely vertical up and down by a bay window, a push pier won't work compared to a helical. Your bay window would be pushed up and damaged before a push pier could reach bedrock or competent soil.

In this case, especially if your home is heavy enough, the rest of your home may use push piers.

How Do I Know What Repair I Need?

This will be on a case-by-case basis. There are many factors to consider before a project proposal is made.

Factors That Determine the Repair You Might Need

The surrounding area.
Is anything in the way? Gas meters? Utilities? Concrete, AC units, etc.
When doing a layout, everything needs to be accounted for.
Condition of the soil
Will the piers make it past the active zone into competent soil or bedrock?
Location.
Is your home on a flatter surface or a hillside? Is it inland or by a cliffside next to the beach?
If there is a slope, how much lateral movement needs to be accounted for?

For instance, if you have a single-story home, a project is likely to use helical piers since they're installed independently of the home. A single-story home might not have the weight capacity to put in push piers to maximum efficiency.

Installation Time per Pier

Because push piers and helicals have different installation methods, the times for putting them in may vary. Keep in mind production teams on site will typically be composed of three people.

Push Pier Installation

The installation depends on the amount of depth that's taken. The installation will take longer if more depth is needed.

You first need to dig down until you reach the bottom of the footing.

A standard footing is 18 inches below grade. We've also encountered footings that are four feet below grade, which takes more time and labor to excavate. Either way, you want to reach the bottom of the footing to install piers.

From there, the piers are hydraulically driven into the ground until they reach their desired depth.

Production teams will try and install three to four push piers per day, though this isn't a "hard rule." In some cases, shallow footings can expedite that process. We've had projects where a production team was able to install nine push piers in one day.

What's nice about push piers is production teams can have one person install them while the other two people can excavate and install brackets.

Helical Pier Installation

You still have to go through the excavation process like you would with push piers. However, some aspects of the installation process are a little different.

Again, you're installing a helical pier independent of a footing first until reaching the desired torque, competent soil, or bedrock.

The goal is to have three to four helical piers installed per day. However, the depth these piers need to go and the time it takes will affect how many can be installed per day.

What some production teams will do is dig a few holes, add the brackets, and then install the helical piers, repeating the process until the project is finished. This is to figure out early on the depth needed until reaching bedrock or proper torque and the time it takes. That way they can document how many days installing all the piers will take and make sure they have the proper amount of resources needed as the project continues.

It takes all three people on the production team to install one helical pier.

Determining the Average Underpinning Time

This is based on how many piers are needed for a project. Some projects can take a week. Another can take two weeks. Another can take a day.

The more piers you have, the longer you can expect your project to be.

Not to mention some of the equipment may fail on one of the days. To say everything goes perfectly during repair all the time would be inaccurate.

You know more about the timeframe for putting piers on a foundation.

You've learned about the methods used for underpinning, the installation process, the timeframe when installing piers per day, and determining the average underpinning type. Take the time to learn more information about underpinning and foundation repair.

Look at The Cost of Underpinning, Push Piers vs Helical Piers.

For learning about other types of underpinning, check out our article Push and Helical Pier Underpinning Vs Concrete Underpinning.

And look at some Outdated Methods of Underpinning: Mudjacking & Concrete Piles.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

6 Causes of Seawall Failure

Brian Dalinghaus — Mon, 09 Jan 2023 00:00:00 GMT

You don't want your home or business to find it slowly goes into the ocean. While a city under the water is a cool concept, homes on land aren't built to be underwater.

The main thing is to know your seawall isn't failing. A failing seawall will mean the motion of the ocean will take the land with it. And you don't want a structure living on the edge. You want it to be secured.

If you're concerned about your seawall failing, learn about what's causing it to fail.

The Dangers of Seawall Failure

You don't want your seawall to fail. It's a retaining wall from the sea so it doesn't come onto your property and erode your soil. I'm sure you would like your beachfront home or business to still be overwater and not end up in the ruins of Atlantis or part of the underwater city of Rapture.

Having your home next to the water is already difficult enough. Having your home swept from under you because of a failing seawall won't make matters any easier.

What Causes Seawall Failure?

Hydrostatic Pressure

As the water gets past the wall, the soil absorbs the water, causing expansion. It also adds extra weight to the seawall, causing it to tilt forward and lean as though it's doing a Michael Jackson lean.

While seawalls have weep holes for water to escape, they don't always work, especially if there is something in the way of the drainage. You can expect hydrostatic pressure to build up if the weep holes aren't working properly.

Salt From the Ocean

When you see potholes on the road, it isn't always due to natural wear and tear. Salt damage occurs over time. The same goes for salt water.

Saltwater is naturally corrosive, which is why it's been such a problem for engineers regarding seawalls. Concrete naturally soaks up saltwater, which eventually makes it to the rebar inside and starts corroding.

Fun fact, Concrete is porous.

This corrosion from saltwater isn't an overnight process. While the process is gradual, the deterioration of the seawall will accelerate as the damage worsens.

When the steel rebar corrodes, it expands, which puts pressure on the rest of the structure.

Improper Construction of a Seawall

There is a case that the seawall constructed wasn't strong enough to withstand the pressure from the ocean and the soils it retains.

There could also be a whole lot of rebar or what the concrete mixture was. Though this can be with any construction project.

Pro-tip, If you do construction projects in sections, make sure the concrete poured isn't different mixtures. We've had repair projects for homes where one side failed and the other didn't due to this issue.

Depth of the Seawall

While this might not be considered improper construction, the depth can affect eventual failure.

The deeper a wall goes, the more likely it is to be exposed to water. This will in turn add pressure. With tides going low to high all the time, different pressure is being applied to the seawall.

Seismic Activity

California is no stranger to earthquakes with buildings and structures meant to withstand higher magnitudes. That said, not every structure is immune to damage; even seawalls.

Seismic activity can compromise a seawall, causing damage usually in the form of cracking, which the saltwater will seep through, exacerbating the corrosion process.

Age

The older things get, the more they deteriorate. Age will always get the best of anything on Earth. Even the best seawall is no exception.

How to Tell If Your Seawall Is Failing

You'll notice if your seawall starts to fail, but the signs and symptoms might not be too obvious.

Signs and Symptoms of a Failing Seawall

Soil Loss
Water crashes on the seawall all the time as the tides continuously change. When the water pulls back, the soil goes with it.
Leaning
Your seawall isn't doing a cool party trick. Hydrostatic pressure is building up, adding pressure to your seawall and making it lean.
Deterioration
You might see some concrete spalling. Again, salt can eat away at the material.
Cracking
This is a little more obvious, especially if your seawall is concrete.
Oxidizing rebar
You might not see this at first glance, but you will eventually notice the damage it does to your seawall. As the rebar oxidizes, it expands.
As water crashes into the seawall, you'll see rust stains that make your wall look as though it's weeping.

Take a look at our 5 Signs and Symptoms of Seawall Failure You Don't Want to Ignore.

Pay Attention to the Water Depth

If the drainage system is inadequate, water can accumulate on the land, causing hydrostatic pressure and causing your seawall to lean.

If water levels fall, it can cause an imbalance of pressure against the wall.

Don't Let Your Seawall Fail. Have Someone Check It Out.

You've learned what causes seawall failure, the symptoms of a failing seawall, and why you should pay attention to water depth. If you think your seawall is failing, schedule a free evaluation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why Are There Cracks Around My Window Frame?

Brian Dalinghaus — Tue, 03 Jan 2023 00:00:00 GMT

Are you noticing drywall cracks around your window frame(s)? Is the window frame itself cracked? Sometimes it feels like these cracks appear and reappear when you least expect them (like a ninja).

These cracks don't exactly give you peace of mind. It's natural for worries to pop into the ol' noggin, not knowing if it's a small issue or a symptom of a larger problem.

Dalinghaus has been in the foundation repair game in Southern California, Arizona, and Nevada since 2011, completing more than 2,000 foundation projects in that time. We've seen our fair share of cracks in need of repair across those projects. We want to share knowledge with you on why you're seeing these cracks in your home.

Are Window Frame Cracks Common?

You might not see cracks on your window frame, though that ultimately depends on the material it's made out of.

For example, hardwood frames can crack and you'll see gaps. You might see gaps with aluminum frames. You likely won't see cracking on vinyl window frames, unless it's cheap vinyl.

However, you will see cracks on the drywall around the window frame.

Hairline cracks are normal, regardless of foundation issues. You'll see these cracks from the moisture content around your home.

On dryer days, you may see more hairline cracks. On the more humid days, you'll wonder if those cracks even existed in the first place.

Wood absorbs moisture, causing it to expand. When it's dry, wood shrinks.

Either way, these cracks are caused by excessive moisture. Wood will expand and shrink depending on the season, which will cause stress to the drywall and window frame.

Here are some factors to consider:

Humidity
Temperature
Rain/precipitation
Leaks
If you notice any discoloration, you likely have a moisture leak.

Window Frame Cracks Can Also Be Caused by Foundation Settlement

What Is Foundation Settlement?

This phenomenon is caused by expansive soils being incompetent and unable to bear the load your home exerts, resulting in your home sinking in sections.

Often this results from the moisture content in the soil. If it's lacking moisture, the soil will condense, break down, and naturally shift.

Gravity will add to the stress on the framing of your home, more often causing cosmetic damages, but can lead to structural issues if left unaddressed.

Foundation Settlement and Window Frames

Window frame cracks often result from foundation settlement, causing:

Your window becomes difficult to open and close
They feel "stickier" than normal.
The frame appears out of square.
Cracked glass.

Seeing window frame cracks on their own doesn't mean you're facing foundation settlement. Your home might be moving on its own due to moisture fluctuations. That said, you might see multiple signs.

Common Signs and Symptoms of a Home With Foundation Issues

Drywall cracks
Stucco cracks
Concrete slab cracks
Ceiling cracks
Tile cracks
Chimney cracks
Leaning chimney
Sloping floors
Doors and windows are hard to open and close
Water leaks

For a much in-depth look at each of these signs and symptoms, take a look at our guide to gaps around windows and doors.

If you're more of a visual learner, watch our video on why doors and windows stick on YouTube. You'll learn window and door frame cracks are very similar.

When You Should Worry About Window Frame Cracks

Hairline cracks aren't a larger indicator of a foundation issue. However, if you can put a quarter into a crack like an older slot machine, that is a serious issue.

Larger cracks aren't something you want to leave unaddressed.

Addressing Window Frame Cracks

If you're seeing cracks on your drywall, drywall repair works. Caulking or drywall mud works.

Caulking has elasticity and forgiveness when there is movement. As for mud, when it's dry, it's stubborn and doesn't want to move. Any movement will cause it to open up.

For either of these solutions, you'll want to open the crack and fill it in. Caulking over the crack doesn't necessarily get inside. Any movement will expose the crack again.

It's like having a cut on your leg after you've gone hiking. Applying a bandaid won't clean the wound. You have to get water and soap to wash the wound, followed by having a bandaid to protect it.

Pro tip, don't apply dirt to an unclean wound. It doesn't fix the problem.

However, these solutions might be a band-aid to a bigger issue.

If Your Cracks Are Due to Foundation Settlement, Mud or Caulking Won't Fix the Underlying Problem.

Foundation settlement doesn't get better over time. If settlement on your home continues, all those fixes you made will reveal themselves once again.

You'll want foundation settlement to be addressed by a foundation repair specialist.

Your home is moving. This is when areas of your home will start to separate and cause cosmetic damage.

Again, if it's a hairline crack, you're fine. If you can fit a quarter in a crack like you would to play Street Fighter II on an old arcade machine, you're having serious issues with movement.

If you're not sure if you have movement, put a piece of tape on the crack and date it. Give it some time and see if you have any movement. See what it does.

Fun fact, There are crack monitoring devices you can buy online or at your local home improvement store.

How Foundation Repair Specialists Stabilize a Settling Foundation

Companies will stabilize your foundation through galvanized steel underpinnings, helical piers, push piers, or a mixture of both.

Both types of piers are attached to the foundation of your home for stabilization. They are hydraulically put into the soil under your home until reaching competent soil or bedrock. That way the weight of your home is carried by soil below the layer that moved.

For a further understanding of these pier systems, check out our guide comparing push piers or helical piers.

If you're still concerned about window frame cracks, have a foundation specialist come out and check it out for your peace of mind.

You've learned about why window frame cracks happen, foundation settlement, temporary solutions for fixing cracks, and the structural repairs that address the movement behind them. If you're not sure what is causing your cracks, don't be afraid to schedule a free evaluation.

Not knowing why you're seeing these cracks can be scary. Have a professional evaluate your home and give you some peace of mind.

Dalinghaus Foundation Repair is more than willing to schedule you with one of our Project Design Specialists to do a 60-90 minute inspection of your home and the foundation.

And if you need multiple opinions, have as many other foundation repair companies come out and give their opinions. Different perspectives won't hurt you.

While you're here, check out some more of our educational material.

Learn about different types of underpinnings with our article Push and Helical Pier Underpinning vs Concrete Underpinning.

And for an in-depth look at foundation repair methods, don't miss out on The Ultimate Guide for Foundation Repair.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Does Foundation Repair Affect My Utilities?

Brian Dalinghaus — Wed, 28 Dec 2022 00:00:00 GMT

We get it, the cost of foundation repair is already stressful enough. You're wondering if there are various costs you need to accommodate. After all, you shouldn't have to pay more than you already are. And what foes into your home? Well, utilities, of course.

Worrying too much about utilities shouldn't be a major concern for you. While utilities could be affected by your foundation repair, it isn't something that can drain up your savings or impact your home.

Dalinghaus has been in the foundation repair business since 2011 and has completed more than 2,000 foundation projects in that time. While the vast majority of our foundation repair projects don't result in utilities being impacted, there are those rare occurrences. We want you to know how your utilities can be affected by foundation repair. That way you can have more peace of mind.

Does Foundation Settlement or Heaving Usually Affect Utilities?

Sometimes.

It depends on how much your home has experienced lift or settlement. It also affects where the utilities are located. So if one area of your home is settling while the other side has the utilities, those utilities shouldn't be affected.

If you have a gas meter in the area where settlement has occurred the most, it might be affected.

How Does Foundation Repair Affect Certain Utilities?

Again, it depends.

Gas

We've done lifts where stuff such as gas meters have been perfectly fine. There have been other instances where lifting the home has tweaked a gas meter. If your gas meter is tweaked, you'll want the gas company to come out and take a look. That way they can readjust and check for any leaks.

This is rare, but it can happen.

Gas shouldn't be affected during the repair. So if you're home and you want to have a good home-cooked meal, you should be able to use your gas lines.

Again, to stress this point, gas may be affected during or after the lifting process. This comes at the tail end of your foundation repair.

Water

The same goes for water. Typically there isn't a problem with water lines coming back up. They're being put back to how they were when they were initially installed.

However, water can affect repair based on location. We've had water mains come into the house or haven't come up as they should. If they've been readjusted over the years as your home settles, they may not come back up as they should.

Water may need to be shut off in certain areas

It depends on where the water main runs. There are also sprinkler systems that run along the house that might need to be broken. It depends on if the sprinkler line is in the way of an installation point.

Water lines might also be in the concrete footings. We've had instances when we install a bracket pit to a concrete footing and find water lines. This isn't to code and is rare to find.

Sewage Lines

Sewage is a little bit different.

The ABS pipe can become brittle over years from being underground and separate your glue welds for your sewer outlets. So your toilet or shower can develop cracks. If the glue is old enough, it can slip out of that joint.

You'll want a plumber to come out to check and see if everything is connected before void-filling a slab-on-grade foundation so that sewer lines won't be filled with polyurethane foam.

The foam will get into every nook and cranny like a curious puppy looking for something to chew on.

If sewer lines aren't addressed, foundation repair can affect them.

Sometimes lifting your home can cause some compression load on the sewage pipes that result from settling, but pipes are usually designed to absorb that load.

Any damage can happen during the lift, whether from slip joints, cracking pipes, or the glue is practically nonexistent.

Sewage lines are gravity fed, meaning there shouldn't be too much pressure with something in it 24/7.

Electrical

We haven't had many issues with electrical not coming back into place.

And your electricity bill should not skyrocket during your foundation repair. Foundation repair companies, at least Dalinghaus, will bring their own generators. And installation equipment is all hydraulic. So you shouldn't be impacted by all that stuff.

Will Utilities Need to Be Shut Off During My Foundation Repair?

Turning off utilities shouldn't be something you have to worry about.

It depends on the unknowns. On the rare instances water lines are run into and need to be moved, water might need to be temporarily shut off.

Your house will still be livable, of course. However, you won't have access to water until that issue is corrected or fixed.

If You're Worried About Utilities, Should You Lift or Stabilize Your Home?

The decision is ultimately up to you. There are risks to lifting, but they are small.

There is next to no risk with stabilizing.

What If I Don't Repair My Foundation? Will It Affect Utilities?

The one that might suffer if your settlement has been substantial is sewer lines. If the slope isn't great enough, you could have drainage issues. If pipes are disconnected or cracked, you can have that disgusting water under your home.

But affecting your utilities isn't a major concern with not repairing your foundation. Foundation settlement typically doesn't help your home; it usually causes damages to be worse and more expensive.

Recommendation: Have an Expert Check Utilities Before and After Lifting Your Home.

The whole point of foundation repair is to make you more comfortable in the place you live. Having inconveniences won't bring you closer to your peace of mind.

You Now Know How Foundation Repair Affects Utilities.

You've learned how foundation repair can affect utilities and what certain utilities have to endure. Now, you'll want to utilize these resources to bring you closer to your Peace of mind.

Foundation repair shouldn't be stressful. The whole point is to help your home; not cause more problems.

It costs you nothing to get answers straight from our foundation repair cost guide.

Foundation repair isn't where it may end. Read What to do After Your Foundation Repair.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Causes Door Frame Cracks?

Brian Dalinghaus — Tue, 27 Dec 2022 00:00:00 GMT

Seeing cracks around your home doesn't bring you peace of mind. You might be thinking "uh oh" as you see the cracks around your door frames. They're hard to miss, especially as you see them going through your home.

We don't want you thinking things are worse than they are Those cracks might not be as big of an issue as you think.

With more than 2,000 foundation projects completed since 2011, we understand why these things happen. We know when to worry and say "uh oh." These cracks might not be as worrisome as you initially thought.

Are Door Frame Cracks Normal?

For the most part, they are not normal. Cracks either on or around your door frame are usually an indicator of some type of movement.

There is not a lot of mud around door frames, so mudding doesn't happen often. This wouldn't be due to a poor tape job that could open up cracks. If there is mudding, it will be due to movement in the area of your home.

You will notice the cracks around the drywall or the corners of the casing start to separate.

The drywall will crack due to the movement of your home the majority of the time. Cracks can happen due to the amount of moisture in your home, but it's uncommon.

You can see horizontal cracks at the joint, which is still an issue of movement. That can potentially be a bigger issue at that point.

What you're most likely seeing are diagonal cracks on the drywall at the corners of your door frame. This is a cosmetic issue.

Also, your door frame should be installed properly. Perhaps yours isn't and you were one of the rare unlucky ones. If the door frame isn't properly screwed in, the doors will start shifting and the wood starts to move.

If you can push the door and door frame over, we don't need to go into this further. You have a problem.

(we've seen stranger things happen.).

What Can Cause the Movement of Your Home?

Your house can move from your foundation settling or foundation heave issues.

Foundation Settlement

Downward movement or sinking of the base of a structure. This is due to expansive soils drying out and contracting.

Foundation Heaving

The upward movement of a foundation due to an increase in moisture causing soils to expand.

If you're finding door frame cracks on their own, that might not be a sign of these types of movement. If you see door frame cracks with other signs and symptoms, it is more likely a sign and symptom of your foundation settling or heaving.

Common Signs and Symptoms of Foundation Settlement/heave

Drywall cracks
Stucco cracks
Concrete slab cracks
Ceiling cracks
Tile cracks
Chimney cracks
Leaning chimney
Sloping floors
Doors and windows are hard to open and close
Water leaks

To understand these signs and symptoms more in-depth, you don't want to miss our guide to gaps around windows and doors.

Seismic Activity

Another reason for movement will be due to seismic activity. Southern California is no stranger to earthquakes. Depending on the severity, earthquakes are known to cause damage in some form. Hopefully, the extent you have to deal with is only mild cracks on your door frame. That can be easily fixed.

Nature is a force we can't win against no matter how hard we try. Seismic activity can affect your home.

Types of cracks you'll see on your door frame.

As established earlier, you'll most likely see diagonal cracks on the drywall at the corners of the frame.

Sometimes the corners of the door frame will start to separate.

You might notice a vertical joint above the door or a horizontal joint begin to crack.

It all depends on how your home is moving.

Do the Types of Door Frames Make a Difference?

They can. Diagonal cracks on the drywall will still be the same, but the way the door interacts with the door frame may vary.

Hollow core doors or lightweight doors can stick on the door frame. The same goes for heavy doors.

You can notice more sticking with heavier doors on metal frames. Since they're heavier, you might notice more sticking. If you notice the door sticking to the frame more often than not, you might have a problem due to movement.

Read Why Do I Have Sticking Doors and Windows? (Humidity and Foundation Issues) to deepen your understanding of why these things stick.

Cost of Repairing Door Frame Cracks

It depends on how the frame is cracked, resulting in varying costs.

It isn't always that steep of a cost. Again, it depends on the severity of the cracking.

This doesn't include painting. If any paint needs to be applied, it can be a two-day job since everything else needs to be set first.

If you're a handy person, you can also fix door frame cracks on your own. It might not address a potentially larger issue, but fixing is doable.

Is there a point I should say "uh oh" with door frame cracks?

You usually don't need to say "uh oh" to door frame cracks. With earthquakes or other natural movements, it's likely door frame cracks will happen

When the cracks can become large sizes, it would be a good idea to start worrying. If the cracks get an eighth of an inch or above you want to start being cautious.

If you can fit a quarter in a crack like a slot in an arcade machine, you'll want someone to take a look.

The same goes if you see these cracks along with other signs and symptoms of a settling or heaving foundation.

Hairline cracks won't be anything you need to stress over.

Fill a gap in your knowledge with Why Are There Gaps Between Door Frames, Windows, and/or Walls?

You know what causes door frame cracks. If you're still saying "uh oh" schedule a free evaluation to see if more is going on.

You've learned if door frame cracks are normal, what causes door frame cracks, the cost of repair, and when you should say "uh oh." If you're unsure as to why the cracks are happening or are concerned about them getting worse, there's no harm in having a professional come out and evaluate them.

You can schedule a free evaluation with Dalinghaus Foundation Repair to see if there is more to your door frame cracks than meets the eye. Our project design specialists will take a look and provide you with honest feedback.

Read Why Do I have Window Frame and Door Frame Cracks? (2 Primary Reasons).

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Top Foundation Issues in Arizona

Brian Dalinghaus — Sat, 03 Dec 2022 00:00:00 GMT

Your Arizona home is the largest investment; a refuge for you, your family, and anyone you welcome inside. You want your largest investment to be protected at all costs. You might be a homeowner enduring foundation issues or wanting to get ahead of the game for potential problems in the future.

Either way, you're educating yourself. And it's important to Dalinghaus Foundation Repair that you're aware of the top foundation issues in Arizona.

We are licensed and insured in all three states, meaning we have to understand what homeowners endure and the conditions in each state. We know foundation issues in Arizona very well, having done hundreds of foundation repair projects in the state. We want you to know what could be happening with your home.

Why Does My AZ Home Have Foundation Issues?

You'll often find issues with foundation settlement and foundation heaving.

Foundation Settlement, Downward movement or sinking of the base of a structure.

Foundation Heaving, The upward movement of a foundation due to an increase in moisture causing soils to expand.

You find foundation settlement to be far more common than heaving. That said, we deal with heaving a little more in Arizona compared to California.

Note, The heaving issues will be due to drainage. There aren't many gutters on houses in Arizona. It seems not that many people believe in using them since the weather is so hot and you're basically in the desert.

There is also a grading issue. When a house isn't graded correctly, the landscape is likely dipping toward the home, making your investment the hip and new hub for moisture. All the clay soils have a party and overindulge themselves in moisture. The soil doesn't handle its moisture well, being that one person at the party causing damage and ruining everyone's good time.

Anything you can do to divert the water will go a long way, whether it's landscaping your home so the slope is away from your home or adding gutters.

How Common Are Foundation Issues in Arizona?

Foundation issues are as common in Arizona as much as Southern California and Nevada. Where the location geography is different, foundation issues come up the same.

Arizona doesn't have to deal with earthquakes like California does, though that doesn't stop the soil from moving. The largest issues you'll find in Arizona are the soil and the mountains with the slopes.

Common Signs and Symptoms of Foundation Settlement/heave

Drywall cracks
Stucco cracks
Concrete slab cracks
Ceiling cracks
Tile cracks
Chimney cracks
Leaning chimney
Sloping floors
Doors and windows are hard to open and close
Water leaks

When dealing with foundation settlement or heave, you'll find more than one of these signs. So if you're seeing only hairline cracks by door frames, that likely means the organic materials in the drywall are naturally expanding and contracting depending on the moisture present.

Soils of Arizona

The soil in Arizona is unique. There's a whole lot of clay soils that soak up moisture or contract due to drying out. These soils expand and contract all the time.

If there's one thing Arizona is known for, it's hot weather to dry out those soils.

(And the Grand Canyon, but that's beside the point.).

There is a unique soil in Arizona as hard as concrete, caliche, that our production team just loves digging into. Sarcasm.

Getting into the northern areas of Arizona that are more mountainous, you'll have a whole lot of rock and granite. The areas are more susceptible to foundation settlement and lateral movement. When a rock starts to move, it's hard to stop moving downhill.

Gravity keeps you grounded. Sometimes a little too grounded. So grounded that gravity wants your home to go below grade.

In California, you'll have lateral movement when an earthquake hits. In Arizona, it will just happen.

Trees That Cause Foundation Problems

A general rule of (green) thumb: Don't put plants or trees next to your house. Intricate root systems can cause massive damage to your foundation.

Tree roots are nasty in Arizona. There is a whole lot of heat, forcing the roots to look for moisture at any cost. In the summertime, the soil can be up to 130 degrees Fahrenheit.

It just so happens that the cooler temperatures that hold moisture better will be right under your home. You can bet money the roots will go toward your home.

An invasive tree found in Arizona is called the Sissoo. "Invasive" is almost an understatement; their roots are incredibly powerful to where they will easily move concrete footings. Where your foundation might be like the Incredible Hulk, this tree is like Thanos, able to put a beatdown to your foundation like the fight at the beginning of Avengers: Infinity War.

Another tree referred to as an Asian Elm will also cause some pretty good damage from its roots.

Geological Hazards in Arizona

As mentioned earlier, Arizona is generally hot and dry. There isn't too much rain in the state.

That said, Arizona does have monsoon seasons. When monsoons hit, it rains a lot. And if grading isn't done properly, the moisture will go right toward your home.

Foundation Repair Methods in Arizona

There aren't any unique foundation repair methods in Arizona. A repair method you'll find in Arizona will be similar to another in New Jersey.

When addressing foundation settlement, Dalinghaus Foundation Repair will use a galvanized steel push pier system and a galvanized steel helical pier system.

Push Piers, Push piers use the weight of your home to be hydraulically driven into the ground until hitting bedrock.

Helical Piers, Helical Piers use helices on the lead pier to essentially be hydraulically screwed into the ground, like you would see when putting a screw into a piece of wood, until it reaches competent, load-bearing soil.

The purpose of both methods is to stabilize your home so it will no longer sink. You can also choose to lift your home to get it as close to level as when it was first built.

When we do lift the home, we fill in any voids by doing Deep Injection of Polyurethane. Polyurethane is a foam that gets as hard as concrete used for void fill, structural support, and re-leveling properties. Polyurethane foam is not only safe but also non-polluting.

Here is some rock-solid reading on polyurethane with our article The Cost of Underpinning with Polyurethane Deep Injection.

You now know of the foundation issues in Arizona. The next step is to schedule a free foundation evaluation.

You've learned about what causes foundation movement, what is unique to foundation issues in Arizona, and foundation repair methods used in Arizona. The next thing to do is schedule a free evaluation with as many companies as you're comfortable with. You want opinions from the experts, comparisons in price, and to see if your foundation repair company is the right fit for your needs.

You want to make sure you go with a company that knows what they're doing. You'll want to ask about their cost. You want to make sure a company is being honest with you. Most of all, you want to know if a company can do the foundation repair right.

Feel free to start with Dalinghaus Foundation Repair for a free 60-90 minute evaluation of your foundation. We'll schedule you with one of our Project Design Specialists to look for any problems. And if you're home is okay, we will let you know.

Read the article Should You Get Multiple Foundation Repair Bids? (How You Benefit) to see how receiving multiple bids works in your favor.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How To Repair Your Concrete Foundation That's Crumbling

Brian Dalinghaus — Sat, 03 Dec 2022 00:00:00 GMT

If you want to know how to repair your concrete foundation that's crumbling, you've landed on the right page. Unfortunately, concrete is not invincible to the elements, especially water. This article will give you an in-depth understanding of why concrete crumbles, how to repair the damage, and how to prevent it from happening in the future.

Why Is Your Concrete Foundation Crumbling?

Your foundation is most likely crumbling because trapped water is freezing and thawing inside the concrete. Concrete foundations in hotter areas that don't experience freeze-thaw cycles are usually crumbling because of improper water mitigation and built-up groundwater. Professionals call this scaling or spalling. This may look like a simple cosmetic issue at first, but over time, the smaller chips and crumbles can grow larger, spreading across your foundation. Here's why.

Freezing and Thawing

Concrete is a porous material and will absorb water. If water gets inside your concrete and freezes, it pushes the cement binder apart. This expansion, combined with the contraction when the water melts, causes the concrete to crumble. If you live in an area that experiences freezing, look into concrete sealers and foundation waterproofing.

Minerals

If you have an older foundation, there's a chance the aggregates inside the concrete have high amounts of pyrite, silica, and mica. Modern concrete testing can determine if your concrete has these minerals, but older foundations may have gone unnoticed. These minerals can oxidize near the ends of the concrete, leeching out and causing crumbling.

De-icing Salt

(colder regions), If you throw salt on your driveway during winter to melt snow, make sure you don't get any on your foundation. Rock salt (sodium chloride) will react with your concrete, causing pitting, scaling, and crumbling. This will also happen to your concrete driveway if you use it every winter. Try alternative de-icing crystals like magnesium chloride or potassium chloride.

Too Much Water

If builders add too much water into the concrete mix during construction, the chemical bonds that create a solid and durable surface will weaken. Builders or homeowners who use concrete should always use the proper amounts of mix and water.

How to Repair Your Concrete Foundation That's Crumbling

1. First, remove dust and loose concrete from the crumbling area using a stiff scrub brush. Use a chisel, hammer, or rotary hammer with a chisel top to remove larger crumbling pieces (save these for later). Only remove concrete that is already cracked, keeping unaffected concrete intact. If there is exposed rebar, you need to remove all traces of rust from the steel using a wire brush followed by pressure washing.

2. Use a garden hose and scrub brush to clean away dust and lose particles. Wait 24 hours for the concrete to dry before you move to the next step. (Also, make sure there is no frost on the concrete.)

3. After 24 hours, wet the concrete using a sponge, brush, or spray bottle until it's slightly damp. Do not soak the concrete.

4. Apply a cement paint or adhesive primer to the concrete before the patching material. This allows the patching material to bond to the old concrete. If you want to make your own cement paint, mix Portland cement with clean cold water until it's like latex paint. Once it's made, apply the paint using a medium or large paintbrush.

5. Immediately after you've applied the cement paint or primer, apply the patching material. This ready-mixed concrete patching compound can be found online or in your local home improvement store. Place the pieces of concrete you saved into the larger empty spaces along with the patching compound. Try to work when the sun is down if you are outside. Sunlight, wind, rain, or frost can affect the patching compound and ruin the repairs.

6. After two hours, apply a second layer of patching compound, ensuring the concrete is smooth and level. Let the compound cure in the open for 30 minutes.

7. Cover the newly patched concrete with a plastic tarp, lightly spraying the repaired area with water once a day for two days. Once the compound has cured, remove the tarp and pat yourself on the back. You're done!

How to Prevent Your Concrete Foundation From Crumbling in the Future

The main reason concrete foundations crumble is due to water exposure or saturation. This can happen if water directly touches your foundation or the soil next to your foundation is filled with groundwater. The best way to counter water buildup is by directing it away from your foundation using drainage systems, such as drain tiles, French drains, gutter downspout extensions, and grading.

Who Can Help?

While water and freezing issues are not typical for homeowners in Southern California or Central Arizona, Dalinghaus Foundation Repair can still help if it happens to your home. We believe preventative maintenance is the best form of maintenance. If your concrete foundation is crumbling, get in touch with us as soon as possible before the problems spread throughout your home.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why Are There Large Gaps Between my Window Frames?

Brian Dalinghaus — Thu, 01 Dec 2022 00:00:00 GMT

You might be noticing large gaps between your window frames. You may have shut your window only to feel the cool summer night breeze where the air isn't supposed to get in.

That's not good.

Most of the time, these gaps result from foundation settlement or heaving. You'll want to know the causes of large window frame gaps and how they can be addressed.

Dalinghaus has been in the foundation repair business since 2011 and has completed more than 2,000 foundation projects in that time, seeing its fair share of window gaps along the way. We understand these gaps usually result from some sort of issue with the foundation of a home. We want you to understand this symptom to a larger problem.

What Is the Cause of Window Frame Gaps and How Often Do They Happen?

I would say nine times out of ten, window frame gaps are due to some sort of movement of your home from foundation settlement, an area of the home is sinking, or foundation heaving, an area of the home is being thrust upward.

Either way, you'll notice these gaps from foundation movement. It doesn't matter if the movement is up or down.

A foundation settling differentially, an area of your home settling, causes the frame to go out of square. So the frame of the window is shifting, which is why you might also find it difficult to open and close. Since the weight isn't evenly distributed, more pressure will be on a certain point.

If you're able to put a coin in a gap between your window frame and drywall, you might have a structural issue. Hairline cracks are normal for a home. Large gaps are not.

How your home is experiencing movement will determine the severity of the gap.

Foundation settlement doesn't only cause window gaps. You'll usually see multiple signs to know if your home is dealing with foundation settlement.

Common Signs and Symptoms

Drywall cracks
Stucco cracks
Concrete slab cracks
Ceiling cracks
Tile cracks
Chimney cracks
Leaning chimney
Sloping floors
Doors and windows are hard to open and close
Water leaks

Outside of Foundation Movement

Weather and Moisture

Sometimes you see window frame cracks because of organic materials expanding and contracting. It depends on the material of your windows and the amount of moisture in the air. These materials are porous and react to weather conditions.

Sometimes a window sticks when it's humid and it's easier to open when the weather is dry.

You might see window frame gaps when the weather is drier, causing the material to contract. But again, it also depends on the type of window you have.

You have vinyl, metal, wood, etc. All of these materials act differently. Metal doesn't soak up moisture like wood does.

Tree Roots

Tree roots can be under the "foundation movement" category. When we say foundation movement, we mean your home moving naturally over time, yes, your home will move naturally.

When it comes to tree roots, those things are far more powerful than you think. Tree roots search for moisture anywhere, especially under your home. If you have a leak or any moisture under your home, your tree roots will break footings to get it. We've seen trees lift a home three inches alone.

They go for water the same as a man in the desert for three days finding an oasis, except far slower.

These trees are like the Incredible Hulk without the anger to make them stronger.

They know where the water is. If you see a tree branch out, assume the root system looks the same. A tree hanging over your roof could have its roots under your home.

Sometimes when trees move your home, opening your window becomes an arduous task while the gap in your frame is the only thing open about your window.

Noticing Gaps Can Be Easy Depending on the Material

Aluminum or metal windows make it easy to find gaps. It will be one pane with barely any weather stripping tomorrow. The pane is less likely to adjust to the rest of the frame during movement.

Vinyl has more flex in it. Same with wood. Both are closer to being like a gymnast compared to their metal counterparts.

Of course, not all gaps appear the same. Sometimes the gaps between vinyl window frames are more obvious compared to metal. Every situation is different.

Gaps Are Not Always Between the Window Frame and Drywall

Sometimes when you shut a window, there may still be a reveal. This is a sign that the window is no longer level and/or square. You'll want to either adjust the window or stabilize your foundation before adjustment.

How Are Window Frame Gaps Fixed?

Depending on the material of the windows, they can be adjusted. It might not be as level, but you can still adjust them to diminish gaps.

If there are cracks and gaps between the drywall and window frame, you can always use caulking. This will be a short-term fix if there is foundation movement, but a fix nonetheless.

You can remove the window and put it back in. You will be continuously doing this over time if you haven't addressed the issue of foundation movement.

You can stabilize your home via foundation repair and adjust the windows after the project.

Finally, you can lift and level the home to have the fame as close to the original level as when it was first built. Either way, your home is in a better state compared to when you first had unaddressed foundation movement.

Note, If you had someone fix your windows before you lift your home, your windows can be unlevel after the lifting process, causing you to adjust your windows again. Thankfully, the adjustment afterward should be a one-time fix.

The decision of lifting your home or leveling is ultimately up to you.

Your home has been moving for years, if not decades. A home is lifted in a matter of hours.

Things don't always go back to where they were originally.

The Next Step: Schedule a Free Foundation Evaluation

You've learned about why window frame gaps appear, other causes for window frame gaps, and how they can be fixed. If you're unsure of why you have these gaps or suspect it may be from your foundation moving, schedule a free foundation evaluation.

Go to as many foundation repair specialists as you can to offer their opinions on their situation. That way you have a better idea as to what's happening and also compare foundation repair companies.

You can start by scheduling an appointment with Dalinghaus Foundation Repair to have one of our Project Design Specialists do a 60-90 minute inspection of your foundation.

Read the article Should You Get Multiple Foundation Repair Bids? (How You Benefit) to see how receiving multiple bids works in your favor.

Take a crack at reading our article Why Do I Have Window and Doorframe Cracks? (2 Primary Reasons).

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Fix Foundation Stem Wall Cracks (Carbon Fiber and Epoxy)

Brian Dalinghaus — Sat, 26 Nov 2022 00:00:00 GMT

Noticing you have a crack in your stem wall can look scary. They can cause you to question the integrity of your foundation. You've gone through your horror movie crawlspace, brushed off cobwebs, and you find a crack the monsters can get through.

Note: Stem wall cracks usually won't be wide gaps for creepy crawlies to get through.

You want your stem wall to stand long and strong like the great wall of China. Your wall isn't looking so great with those cracks. You'll want to know about stem wall crack repair. That way you'll know how it will once again work as good as new.

We have completed more than 2,000 foundation projects since 2011, working on all types of foundations you can imagine. We're no strangers to repairing stem walls. We have our fair share in inspecting and repairing stem walls. We want you to know how stem wall repair is done.

What Is a Stem Wall?

Usually, a stem wall is a raised (usually concrete) footing around the perimeter of your home typically used for crawlspaces. You will also find stem walls in your garage since the footing goes above grade in that part of your home. There are also interior stem walls inside of a crawlspace. Regardless, they raise your home above the ground, keeping it above flood level.

Read What is a Stem Wall Foundation? (Definition, Problems, and Repairs) for an in-depth look at stem wall foundations and their repairs.

Causes for Stem Wall to Crack

Foundation Settlement or Heave

Cracking is usually caused by movement, whether through foundation settlement or heaving. Both phenomena are determined by the amount of moisture present in the expansive soil under your home. Either way, you can expect damage to an area of your home.

Foundation Settlement, Your home is gradually sinking into the ground due to a lack of moisture, causing expansive soils to contract and shrink. This is far more common in Southern California, Arizona, and Nevada.

Foundation heave, Expansive soils soak up water, causing expansion and thrusting your home upward. This is less common but does happen, especially if there has been an unnoticed pressurized water leak.

For foundation settlement or heave, you want to look for the common signs and symptoms

Common Signs and Symptoms

Drywall cracks
Stucco cracks
Concrete slab cracks
Ceiling cracks
Tile cracks
Chimney cracks
Leaning chimney
Sloping floors
Doors and windows are hard to open and close
Water leaks

If you find more than one of these signs, you likely are dealing with a problem with your foundation.

Deterioration

If you're seeing your stem wall starting to flake, there may be excessive moisture causing deterioration. When you have ponding or excessive moisture sticking around like that one patron who won't leave the bar after closing, you will see more damage over time.

The deterioration might remind you of the "Thanos Snap" from Avengers: Infinity War. You don't want a wall telling you it doesn't feel so good.

The mortar in the concrete mixture breaks down when exposed to water, which is why you'll see concrete spalling.

If there is a crack in your stem wall, the moisture can cause the rebar in the concrete to oxidize (rust) and expand. You'll see your stem wall start to blow out.

Seismic Activity

Mother nature likes to make her voice heard. And she is powerful enough to cause cracks in your stem wall.

How Stem Wall Repair Is Done

Any debris in your crack will be cleaned out so there isn't any loose material. We then crack chase it, using a diamond blade to open up the crack. If it's gravity-fed epoxy, injection ports will be made by drilling a hole, followed by applying the epoxy. Since it is gravity-fed, it will go through the crack.

If carbon fiber staples are used, the crack will be routed out to counter-sync the staple into the stem wall. Once they are in, epoxy is applied to hold everything together.

Think of this like gluing the concrete back together, except it's using super-ultra-incredible-fantastic gorilla glue. Or if you get a large wound, you need stitches until the wound heals.

Repairing foundation cracks is similar to repairing a stem wall. Read How Are Foundation Cracks Repaired? (Ways Foundation Repair is Done) to learn more about how epoxy and carbon fiber staples are applied for foundation crack repair.

You Should Have a Specialty Contractor Address Your Stem Wall

The problem is with your foundation. It needs to be addressed by a foundation specialist.

If you were to fix the stem wall on your own, the overall issue isn't being addressed. It will be nice to have the crack filled in now, but the foundation settlement and heave will come back to haunt you later.

Depending on how much movement your home is experiencing, you might need push piers or helical piers to stabilize your home and prevent further movement.

Push piers are hydraulically driven into the soil using the weight of your home until they reach bedrock. From there, they're attached to brackets that have been installed on the footing of your home.

Helical piers use helices on the lead pier that is hydraulically screwed into the ground, similar to how you would put a screw into a piece of wood. They're driven into the ground until they reach competent soil.

In Southern California, Arizona, and Nevada, soils are always moving. Your home is on expansive soil that naturally expands and contracts. Certain areas are more prone to movement, especially with certain soils having more elasticity. They can expand and contract at further distances.

There is always movement. How much is what determines if your home needs a push or helical pier underpinning.

You Know About Stem Wall Repair. Have Your Foundation Evaluated to See If You Need a Foundation Specialist

You've learned about stem walls, what causes them to crack, about the repair, and why you should have a specialty contractor do foundation repair on your stem wall. You want multiple foundation specialists to evaluate the foundation of your home to determine if you need more than a stem wall crack repair.

Fixing a stem wall is easy. However, addressing the bigger issue isn't something you'll be able to do on your own.

You want to go to multiple specialists for this issue. That way you can get their opinions, costs, methodology of repair, and can see if you have a good feeling from the company you talk to.

Read the article Should You Get Multiple Foundation Repair Bids? (How You Benefit) to see how receiving multiple bids works in your favor.

You can start by having one of our project design specialists from Dalinghaus Foundation Repair come out to your home for an evaluation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How is Foundation Repair Done on a Historic Home?

Brian Dalinghaus — Wed, 23 Nov 2022 00:00:00 GMT

When we think of history, we think of what's written in dry textbooks, ancient items preserved in museums, of magnificent structures constructed ages ago. What other people might forget is about those historic homes built long ago. And like modern homes, they are susceptible to damage from foundation settlement or heaving.

Foundation repair is another part of keeping a home's history alive.

What might surprise you is repairing a historic home is similar to a modern one. There might be variations in damage over an extended timeframe, but the foundation repair is just as possible.

Dalinghaus has been in the foundation repair business since 2011, helping to stabilize modern and historic homes. In that time we have completed more than 2,000 foundation projects. We presently use our past experience so homes can maintain their future. We help make sure these homes can appear as though they look the same as when they were first built. We understand how foundation repair on a historic home is done.

Are Historic Homes Common?

Historic homes aren't as common for foundation repair since the "historical home" term is given by the cities where they reside. There are places you're more likely to find historic homes, especially in cities that are... well, older. Makes sense. They'll typically be 100+ years old.

Among places we've inspected and worked on homes, the city of Orange, Riverside, Redlands, and Los Angeles has a good wealth of historic homes.

Problems More Common With Historic Homes

The range of problems depends on the city the home is located in. For example, the city of San Diego tends to have more homes with brick-and-mortar footings or boulders for their foundation.

Older homes usually use raised foundations, foundations that put your home above grade. They were much cheaper to make back in the day until concrete became more affordable in the later 20th century, resulting in more slab-on-grade homes.

When it comes to the signs and symptoms of a home in need of foundation repair, the amount of foundation settlement and the extent of damage always varies. Regardless, modern and historic homes will show the same symptoms.

What matters is the overall condition of the structure. Typically, older homes have a longer chance to show signs and symptoms.

Common Signs and Symptoms

Drywall cracks
Stucco cracks
Concrete slab cracks
Ceiling cracks
Tile cracks
Chimney cracks
Leaning chimney
Sloping floors
Doors and windows are hard to open and close
Water leaks

When it comes to foundation settlement, you'll find more than one of these symptoms at a time.

Again, there is a higher chance you'll find an older home with foundation issues. It would be like comparing a juvenile to an adult for committing various crimes. Adults have been in the world for an extended period compared to children. You're more likely to find an adult with a criminal record. Not that you couldn't do the same with a child, but you're likely to find that information with more adults.

Guidelines With Historic Homes

Anything on the exterior of the house will need to be maintained with the same appearance. This can be a pain for companies to do and takes time. That said, it's doable.

Any structural damage that compromises the house needs obvious changes and alterations. There's no way around that. That said, the city makes the ultimate decision of what needs to happen with a historic home.

Precautions Before Repairing a Historic Home

The precautions are on a case-by-case basis, but typically there is a little more involvement with shoring the house, building a temporary structure to support an unsafe area on the construction site. This is especially true with foundation repair work.

Is It Difficult to Repair a Historic Home?

Like any foundation repair project, the difficulty is more on a case-by-case basis. The difficulty in the repair can be smooth as silk. It can be like a video game set on easy mode. Sometimes the difficulty can be like the Dark Souls video game franchise: arduous if you don't know what you're doing.

(If we are comparing foundation repair to Dark Souls, we've played this game over 2,000 times. We're experts and know how to endure difficult areas. We aren't new to the foundation repair game.)

It depends on the project and what is expected. The difficult part is making sure the exterior of the home looks the same as it was back in the day.

Sometimes older homes will require a seismic retrofit, meaning the home needs to be bolted down to the foundation. However, if the material is made of brick or boulder and mortar, we'll be unable to do a seismic retrofit. That will require a concrete footing.

A sister footing will be poured alongside the original footing. The new concrete footing is hidden on the inside of a crawlspace. That way the exterior maintains its appearance.

Repairing a Historic Home

The methodology used for a historic home will be very similar compared to modern homes. Dalinghaus will use a push pier and helical pier method for foundation repair of many homes. Though this might vary depending on the project design specialist or structural engineer.

Push piers are galvanized steel tubes that are hydraulically driven underground into bedrock or competent soil using the weight of a home. This method can put stress on the footing of a historic home, which is why some project design specialists will use helical piers.

Helical piers use helices attached to the leading pipe to penetrate the soil and go be hydraulically screwed into the ground until reaching bedrock or competent soils. Think of it like you're putting a screw into a piece of wood.

Helical piers don't need to use the weight of the home since they are put in individually and are not attached to brackets until the pier has reached the desired depth. Stress isn't being put onto the footing while the production crew gets the pier into the ground.

Note: These types of piers will be more common for historical homes since they are also very light.

The last thing anyone wants for a historic home is blowout, meaning a bracket breaks off from the rest of the footing; it will take chunks of the footing with it.

You can think of it like trying to repair a toy when you were a kid. You applied a bunch of pressure to reattach an arm, only for your grip to slip and damage another area of the toy.

How Construction Has Changed Now Compared to Historic Homes

Back in the day, there weren't pressure requirements for concrete. Usually, concrete was poured in and left at that.

We also understand soil compaction rates better than we did back in the day. The soils did not need to be as dense in the past, which can result in more foundation settlement as time passes.

Regardless, there is a much better understanding of soil compaction now. And we still learn more.

Check our case study: Repairing A Slab Foundation With Helical Piers in Villa Park, CA

You Know More About Foundation Repair on a Historic Home. Have Your Foundation Inspected

You've learned about problems with historic homes, how they undergo repair, and how construction standards have changed now. And the older a historic home gets, they need to see the equivalent of a doctor (but for homes). In this case, have a foundation inspector come up with a foundation repair project, like a doctor would with a prescription.

Some historic homes need to have their issues addressed sooner than later, while some of them have the lifespan of the elves in The Lord of the Rings lore.

Keep what's from the past present. That way history can live in the future.

To start, you can get your free foundation evaluation!

We encourage you to have as many companies evaluate your foundation. Dalinghaus Foundation Repair can do this, too. We know how to play on hard mode.

Read the article Should You Get Multiple Foundation Repair Bids? (How You Benefit) to see how receiving multiple bids works in your favor.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Can My House Collapse From Foundation Issues?

Brian Dalinghaus — Fri, 18 Nov 2022 00:00:00 GMT

Coming home from Lowe's to see a crack in your stucco isn't the most comfortable feeling in the world. As you evaluate your home, you see cracks on your ceiling, windows and doors are harder to shut, and you feel your floor slope as though you're undergoing vertigo. You might be asking yourself, "is my house falling apart?"

And if you don't know what's happening, that's a reasonable concern to have. However, the possibility of your house collapsing from foundation settlement is highly unlikely. It would take years with incredible disregard and negligence to the home.

But again, it could happen. Dalinghaus Foundation Repair wants you to know how unlikely it is, what circumstances could cause your home to collapse, and what to do if you're still concerned about your home.

If a home was on the verge of collapse, we wouldn't have our production teams take on the project. We understand what it would take for your home to collapse from foundation settlement.

Signs and Symptoms of Foundation Settlement

Foundation settlement is when an area of your house starts to sink due to movement in the soil from moisture.

Common Signs and Symptoms

Drywall cracks
Stucco cracks
Concrete slab cracks
Ceiling cracks
Tile cracks
Chimney cracks
Leaning chimney
Sloping floors
Doors and windows are hard to open and close
Water leaks

Any of these signs on their own aren't an indication of foundation settlement. If you see multiple signs, there's a higher chance you're experiencing foundation settlement.

Also, these signs will be cosmetic issues. They can be structural if the signs and symptoms are larger and more prominent.

For example, seeing a ceiling crack isn't a structural issue, especially if it's a hairline crack. However, if you see light come into your room from a wide gap in your ceiling, you probably have a structural issue.

Living in a house with foundation issues is generally safe.

For a better understanding of these signs and symptoms, including gaps around windows and doors, take a look at our guide to foundation warning signs.

The Likelihood of Your House Collapsing From Foundation Settlement

It is incredibly unlikely. The likelihood of a house collapsing is slim. It's possible but slim.

Dalinghaus Foundation Repair has dealt with only a few houses that have been near that point.

You'll know if your house is getting to that point of collapse, though often it would take something like a seismic event to make a house collapse. Settlement alone wouldn't cause a home to collapse.

A settling high rise has a higher possibility to collapse due to the weight. One or two-story homes are significantly less likely to collapse from settlement.

We worked on and lifted a home that settled 14-inches on a hillside that was still considered safe. If the house was on the brink of collapse and considered dangerous, we would not do work and put our team in danger.

For a house to collapse from foundation settlement alone, you would have to wait hundreds of years on this mortal plane of existence for something to happen.

Read more about how many helical piers your foundation repair may need.

Are There Properties More Likely to Have Collapsing Homes?

We've seen hillside properties collapse. We haven't seen anything on flat lots.

This happens with homes on hills that experience washout, the soil under the home goes 'bye bye' due to the movement of moisture.

This might happen from a very heavy rainstorm or a sprinkler leak that hasn't been addressed. Almost like a mudslide, but moving much slower.

Even in this circumstance, a house collapsing is still very uncommon. Even with unlivable conditions, there are very few per year.

Again, it will be something top-heavy that causes leaning or so heavy that it causes deep settlement followed by leaning.

It can happen from very unstable soils or an earthquake, too. The magnitude of the earthquake would have to be very high for a collapse to happen.

A City Can Intervene and Red-tag Your Home Before Your House Is on the Verge of Collapse

The city would have to know or see it before the city deems your home unlivable. Maybe if someone drives by or someone calls the city to inform them of a potentially dangerous home.

It means the home isn't considered liveable.

You Know How Unlikely It Is for Your House to Collapse From Foundation Issues. If You're Not Convinced, Have Foundation Repair Companies Evaluate Your Foundation

You've learned about the signs and symptoms of foundation issues, the likelihood of your home collapsing from foundation settlement, and the types of properties that are more likely to collapse. If you still have that inkling your home could collapse from foundation settlement, there is no shame in having someone come out and take a look.

And there's no shame in stopping there. Have multiple contractors come out to evaluate your foundation. That way you can see a variation in opinions, costs, methodologies of repair, and can see if you get a good feeling about a company.

You can start with Dalinghaus Foundation Repair, after you check to see we're licensed and insured, to schedule a FREE evaluation to see if your foundation has settled and it may affect your walls.

Read our guide on multiple foundation repair bids to see how receiving multiple bids works in your favor.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How long should I wait to fix my drywall after a lift?

Brian Dalinghaus — Thu, 17 Nov 2022 00:00:00 GMT

How long should I wait to fix my drywall after a lift?

You've already paid thousands of dollars to get your foundation repaired. The money and the repair have already brought enough stress into your life. It's in the limelight of your worries. Your journey has been strenuous and arduous as it is.

As humans, we sometimes don't make all our worries subside. They creep up when you least expect it, ambushing you as you're doing the dishes. "Do I need to fix this sooner than later?" you ask yourself. "If I do, how can I afford it? I paid a fortune for my foundation repair."

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011. While we don't specialize in drywall, we know plenty to know it needs fixing after your foundation has been repaired.

When After My House Lift Can I Fix My Drywall?

To be frank, you're able to patch drywall whenever you want after the repair. There have been clients who wait one day without problems, and others who've waited six days.

We typically recommend waiting one month before fixing your drywall. Sometimes up to six weeks or two months.

Can anyone stop you from repairing your drywall before or after one month? Of course not.

Think of it like watching a movie. Maybe you've wanted to see the movie Doctor Strange: Multiverse of Madness. Some of your friends have recommended the movie, while others have told you to avoid it in theaters, the movie is on Disney+ now by the way. The decision is up to you. And who knows? Maybe you'll find enjoyment or some other semblance of satisfaction in the film. Worse comes to worst, you may have wasted money and time on the movie. Not the popcorn, though. Theater popcorn is never a waste of money.

The point is to see what feels right for you since we can give our recommendation, but that doesn't mean it's the optimal suggestion for you and your home.

Also, note that the cracks being repaired will be a cosmetic issue. That fix shouldn't take priority over the necessities like plumbing.

What Can Happen If You Fix Your Drywall the Next Day?

Your drywall can crack again during organic materials' natural expansion and contraction.

You can also fix it the same day and have the possibility of never seeing a crack again. You could also have to wait six months and have to repair the drywall crack as the structure shifts naturally. Not through your foundation settling. The ideal plan is to have the job done well and correctly so you never have to worry about your foundation settling again.

Regardless of when you fix your drywall, you might see cracks return a few months later. Your house or the part of your house is naturally adjusting, wiggling into a spot. Your home is naturally adjusting until tight with the other organic material.

Does Dalinghaus Foundation Repair Do Drywall Repair?

No.

Dalinghaus specializes in foundation repair. You don't want foundation repair guys repairing your drywall, regardless of the foundation repair contractor.

Some contractors specialize in drywall repair. We have contractors we can reference, and our team can share names based on our experience, though that does not mean any company we suggest is the right fit for you.

While it might not seem like an immense issue, you want to be sure any contractor is properly licensed and insured.

Any legitimate contractor will have a licensing number on their website for you to look up on the Department of Consumer Affairs Contractors State License Board website. For Arizona, you can look for contractors through the Registrar of Contractors. Be suspicious if a company isn't willing to provide its licensing number. That can be an indicator of shady practices.

We encourage you to do your own research to see which company best fits you.

If Drywall Cracks Come Back, Will There Be Other Issues?

We would love to tell you issues won't be present with your home after repair, but that isn't always the case. The purpose of foundation repair is to prevent further problems; not contribute to more. But the fact of the matter is there could be other inconsistencies than drywall cracks.

If you find other issues, make a list. It wouldn't hurt if you make a list so you can remember the problems and figure out how to fix them. Assembling notes and lists won't hurt you.

Cracks may also be residing in corners or sneaking behind furniture. Not all issues are effortless to detect. Check-in all corners. When you can't find your keys, you don't give up after only checking the living room. You search every nook and cranny until you find them.

Not to say cracks are the equivalent to your keys. The fewer cracks found, the better.

You may notice cracks, though don't get them confused with a drywall seam. Cracks are going to mostly be at an angle. A drywall seam will be straight horizontal or vertical.

Knowing what to do after the foundation repair and recommendations on contractors can be tough. And if you wanted to do more research before scheduling a foundation inspection, you can schedule your free evaluation today!

Get Started With Your Foundation Inspection

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Is A Pier Foundation?

Brian Dalinghaus — Thu, 17 Nov 2022 00:00:00 GMT

Wondering what a pier foundation is? If so, don't hit that back button because you've landed on the right page. This article will cover what a pier foundation is, how pier foundations are built, their pros and cons, and more.

What Is a Pier Foundation?

A pier foundation is a foundation that lifts a structure off the ground creating a space underneath. You've probably seen houses near bodies of water raised high on piers. They look kind of like they're sitting on a deck. Those are pier foundations. They protect homes from flooding and the rising tide. However, pier foundations aren't just for structures near water...

Watch our video of crawl space repairs on a historic home on YouTube.

When walls enclose the space underneath a pier foundation, it becomes a crawl space foundation, a type of pier foundation that sits between 18 inches and 3 feet off the ground. Until the 1960s, crawl space foundations were popular in the US. Although they aren't as popular as they once were, they're still being built today. Homeowners like pier foundations because they offer easy access to the home's plumbing and wiring.

Older pier foundations were built with wooden piers. Today, concrete piers are more popular. Pier foundations are well-suited to regions with expansive soil because a structure sitting on a pier foundation is less affected by soil conditions and soil movement.

Our team working in the crawl space of a historic home in Riverside, California:

Pros of a Pier Foundation

The pros of a pier foundation include the following:

Easy access to plumbing and wiring for repairs and maintenance
The raised foundation protects the structure from water damage.
The floor is more comfortable to walk on because there's a small amount of give.
Repairs to pier foundations are usually relatively easy. For example, you don't need to break up a concrete slab to access a broken plumbing pipe.

Cons of a Pier Foundation

The cons of a pier foundation include the following:

If there's poor drainage around the foundation or problematic soil, the piers could settle into the ground. If this happens, you could notice uneven floors and other problems. However, this problem is not unique to pier foundations. Foundations of all types can experience settlement.
Problems could also develop if the piers are spaced too far apart or if they're too small.
Wooden piers could develop wood rot. If this happens, it could affect the building's structural integrity. However, most pier foundations today are built using concrete piers.
Wood-eating pests like termites can affect the wooden structures in a crawl space, rodents with dangerous droppings are attracted to dark, damp areas like crawl spaces.
A crawl space's dirt floor allows moisture vapor in the soil to enter the crawl space and cause mold to grow. This is a problem because a percentage of air in the crawl space flows into the home's living area via the stack effect. If the air is full of mold, this could aggravate allergies and cause respiratory issues for anyone living in the home.

How Is a Pier Foundation Repaired?

How a pier foundation is repaired depends, of course, on what's wrong with it. For example, are the piers settling into the soil, or is the perimeter wall experiencing settlement? Perhaps the problem isn't settlement but deteriorated screw jacks. Here are a few possible repair solutions:

Push Piers

Heavy-duty steel push piers are the most common method for repairing foundation damage caused by settlement. Brackets are attached to the bottom of the foundation, and then the piers are driven into the ground by a hydraulic ram until they reach load-bearing soil. After the piers are in place, the foundation is raised via a synchronized hydraulic lifting system. Underpinning a foundation using push piers is a fast and minimally-invasive procedure.

Helical Piers

Helical piers are often used for new construction projects requiring a deep foundation system. However, they're also used to repair lightweight structures experiencing foundation settlement. They're shaped like corkscrews and turned into the soil to the necessary depth and torque specified by a geotechnical engineer. Once they're in place, synchronized hydraulic jacks raise the structure.

Crawl Space Support Jacks

Sometimes, what seems like a foundation problem with a pier foundation is really an issue with deteriorated screw jacks in the crawl space. Symptoms include a floor that feels spongy when you walk on it and furniture that shakes when you walk by. Fixing this problem often involves using the existing pier locks and simply removing and replacing the screw jacks.

Signs There Might Be a Problem With a Pier Foundation

Signs there might be a problem with a pier foundation include, but aren't limited to, the following:

Uneven floors
Floors that feel spongy when you walk on them
Windows and doors that don't open and close properly
Wall cracks
Floor cracks
Ceiling cracks
Torn or wrinkled wallpaper (There might be a cracked wall behind the wallpaper)
Ceilings and floors that are separating from the walls
Moldings that are separating from the ceiling and wall
Stair step cracks in brick or masonry
Leaning chimneys or porches

If you see any of the above, or anything else that seems suspicious, contact an experienced foundation repair contractor in your area right away for an evaluation.

How to Prevent Problems With Your Pier Foundation

Since most foundation problems are caused by water, getting groundwater around your pier foundation under control is the best way to prevent issues. Here are a few ways you can do that:

Keep Vegetation, Flowers, Shrubs, Trees, Etc., Away From the Foundation.

Yes, they look pretty planted next to the foundation. However, when you water them, you'll be adding water to the soil around the foundation, and this is what you don't want to do.

Keep Your Gutters Free of Debris.

Clogged gutters can cause runoff to spill over the side of the house and soak the ground around the foundation.

Regrade Your Yard so That It Slopes Away From Your Home.

If the yard slopes toward your home, water will drain toward the foundation and soak the soil around it.

Use Downspout Extensions

to carry water at least four feet away from the foundation before releasing it.

Install an Underground Downspout and Bubbler Pot (Also Called a Pop-up Emitter).

Runoff from gutters flows into the underground downspout and toward the bubbler pot situated around 10 feet away from the foundation. When the pot fills with water, it pops up and releases the water away from the foundation.

Install a Drain Tile System.

Nothing beats a drain tile system when it comes to preventing excess moisture from building up in the soil around a foundation. There are exterior and interior drain tile systems, and most new homes built today include one. However, they can also be installed in existing homes.

If you believe your home might have a foundation problem and you're in our service area in Southern California, and Arizona contact us today for a free evaluation. No hidden fees or pushy sales tactics, and we'll contact you within 24 hours.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Check for a Load-bearing Wall for Foundation Repair

Brian Dalinghaus — Fri, 11 Nov 2022 00:00:00 GMT

We get it, finding signs and symptoms of your home in need of foundation repair is scary. You're seeing cracks on the ceiling that gives an impression your home is about to open a portal to another dimension, doors are difficult to open as though your home is keeping a secret, and floors are sloping as though a part of your home will slide off into your yard, which doesn't happen.

Thankfully, these things are cosmetic issues. The majority of the time the damage doesn't reach the structural level. But there is fear in the back of your mind. There's the question, "is the rest of my house okay? Is there more I need to worry about?" These questions can compromise your peace of mind.

If you're concerned about structural damage, you need to know how to check for load-bearing walls to see if they're damaged. That way you can check for any damages to alleviate any fears you've had.

All of these homes have one thing in common: they have load-bearing walls. We aren't strangers to these walls and how they may be affected by issues such as foundation settlement or heave. We want you to know how to find these walls so you can be closer to your peace of mind.

What Is a Load-bearing Wall?

A load-bearing wall is like that supportive friend that supports you through tough times. They help carry a burden on your shoulders.

A load-bearing wall helps support the weight of a floor or roof of a structure. A single story will transfer the load from the trusses of a ceiling down to the foundation. A two-story home will have a load-bearing wall to carry a load from the floor joists on the second story down to the foundation.

Basically, it's a wall that helps carry a load and transfer it down to a solid foundation. It supports weight better than a floating wall on a slab-on-grade foundation. They are an important structural element of your home.

If you want to add a second story to your home, you need to ensure the foundation can handle the extra weight added vertically. This is where the load-bearing wall comes in.

A load-bearing wall would need reinforcement. You would need pad footers and footings on the inside of the slab rather than only on the perimeter.

Materials Used for a Load-bearing Wall

The materials depend on load designs. If it's an actual wall, 2x4s are usually used. Most exterior load-bearing walls will be 2×6. Depending on the design, it can be a whole wall along a hallway, or a combination of glulam beams or beams, with posts that go down to the pad footers.

Load-bearing walls are usually made of wood. Any concrete used for these walls will act as pad footers in the slab that the extra weight of the home is put on.

What Is a Non-load-bearing Wall?

On a slab, it's a wall set up without a pad footer or footing. The wall is only put on the slab.

If there is a raised foundation, a non-load-bearing wall is sitting on the floor joists.

If there isn't something in the foundation to reinforce the weight of the home, chances are that the wall is non-load-bearing.

Where You'll Find Load-bearing Walls for Your Home

Exterior Load-bearing Walls

Imagine you're outside and looking at your home. Congratulations, you found the exterior load-bearing wall.

Because the exterior walls are the perimeter of the house, there will be a footing it stands on top of. If there weren't footings for the exterior walls, your foundation would give out from the weight.

Exterior walls are usually beefier than your interior walls since they can carry more weight.

Interior Load-bearing Walls

You can only find these while inside your home. Depending on the design of your home, you likely already have an interior load-bearing wall to support the design of your roof.

If your house wasn't intended to have two stories, you have to go back and reinforce with deeper footings to help carry the loads. That way you aren't facing foundation settlement.

Why Would You Have to Check for a Load-bearing Wall?

Because if you remove it, the area of your home supported by the load-bearing wall can fall. They're important parts of the structure, being able to distribute weight easier than other walls in your home.

You also want to check and see if a load-bearing wall is damaged. Don't worry, the chance of your house collapsing from a damaged load-bearing wall is very unlikely. The extent of the damage would have to be massive. That said, they will start giving away over time, which can have long-term consequences.

To emphasize how your house is unlikely to collapse, Dalinghaus Foundation Repair has lifted a house that was settled 14-inches with damaged loadbearing walls. Even with that much settling, the house wasn't in danger of collapsing. Our production crew was able to finish that job with ease and wasn't in danger.

You still want it fixed right away. A damaged load-bearing wall can be an issue later down the line. It is a structural problem with your home if it is damaged.

If the house on the inside is settling, look for load-bearing walls in the off chance interior piers need to be put on the footing that supports the wall. There isn't use in putting galvanized steel push piers and helical piers under walls that don't actually carry the weight of your home.

How to Check for a Load-bearing Wall

Slab-on-grade Home

If it's a single-story slab-on-grade house, the best course of action is to look in your attic to see where the trusses cross. The trusses will sit on the wall and be tied in.

You can do the same thing for a two-story house or higher. Wherever the wall is, it will carry down to the story below.

What If Your Home Doesn't Have an Attic?

You'll have to open up drywall or drill to see if there is a grade beam. It's very invasive, but removing drywall would be the easiest to do.

You see the trusses set on that wall to carry the load. These will be nailed down.

Raised Foundation

It's much easier to find a load-bearing wall with a raised foundation, assuming you haven't forgotten how to crawl from when you were a baby. It involves going through your crawlspace.

You'll find a concrete stem wall that is typically 18-inches to two feet above grade. The load-bearing wall will always sit on the concrete stem wall.

If You Check and You Still Don't Know If Your Wall Is Loadbearing...

Have a professional check your home. You don't need to bear the burden of identifying a load-bearing wall. Some people are trained and certified to look for these specific things.

A framer would also be able to determine load-bearing walls. Also, a structural engineer is probably the best choice if you need a rock-solid answer.

What If a Load-bearing Wall Is Damaged?

You will need to hire a general contractor to have it replaced.

These companies will shore up each side of the load-bearing wall by building temporary walls to hold up each side. The load-bearing wall would be taken out and built back up.

If the damage is due to your foundation, you will want to hire a foundation repair company to reinforce the foundation and prevent further damage to your home.

Why Load-bearing Walls Are Important When It Comes to Foundation Repair

Again, they are the walls that are distributing the weight of your home to alleviate stress. You want to make sure your foundation can support those load-bearing walls like they're best friends.

Reinforcing your foundation with push piers and helical piers will prevent settling, which can harm those load-bearing walls. Making sure your foundation is okay will likely mean your load-bearing walls are also doing just dandy.

You Know How to Check for Load-bearing Walls. See If Your Foundation Has Affected Your Walls in Any Way

You've learned about load-bearing walls, why they're important, where you can find load-bearing walls, and how to check for them. If you think your load-bearing walls have been damaged in any way, have someone come out to check and see if your foundation is damaged.

A settling foundation can shift your home and affect your walls. Granted the damage is cosmetic the vast majority of the time, but having an opinion from an expert won't hurt you.

Have multiple foundation repair companies come out to your home. You're reading that right. MULTIPLE.

You want to compare as many opinions as possible to see which foundation repair company best suits you. Compare assessments, costs, methodologies, and see the overall "vibe" you get from the companies.

You can start with Dalinghaus Foundation Repair to schedule a FREE evaluation to see if your foundation has settled and it may affect your walls.

Read the article Should You Get Multiple Foundation Repair Bids? (How You Benefit) to see how receiving multiple bids works in your favor.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How are Settling Swimming Pools Repaired?

Brian Dalinghaus — Wed, 09 Nov 2022 00:00:00 GMT

Your pool might look different from how you knew it in previous summers, appearing as though it's a little down and dehydrated, or at least losing water. It can be a bummer you don't need for the summer.

Your pool appears to be sinking. Ironically, outside of water.

Your pool is experiencing foundation settlement and needs fixing.

How are pools repaired when they range in various types, shapes, and sizes?

How does a foundation repair company go about this process?

While we do foundation repair more so for homes, we've repaired enough pools to understand how to prevent settlement issues in the future, saving summers for hundreds of homeowners.

What Is Settlement?

We aren't talking about an official document to resolve a problem or an established community.

When we in the foundation repair industry refer to foundation settlement or settling, we mean the phenomenon of a structure sinking into the ground due to the soil under its foundation shifting, usually from a lack of moisture. Dry soil will contract, sinking an area of your home into the ground.

Pools don't settle too often, at least compared to homes. Makes sense since there are more houses than there are pools. Regardless, pools are susceptible to settlement issues.

Before Doing Fountain Repair on a Pool, There Are Factors to Consider

First, There Are Factors About the Pool Itself to Consider

What's the current condition of the pool?
If the pool is in poor condition, foundation repair will likely be a large chunk of money for a pool that may never be used again.
Is the pool being used?
There is an option to empty the pool, cave it in, and fill in the area if you no longer desire the pool.

Second, Is the Pool Settling?

Identifying a settling pool:

Water level
Use the tile at the top of the pool. You'll notice if the water goes up or down when using the line through the tile. The water level will look different on each side since one of the ends has moved.
Visible cracks
It's unlikely the whole pool will move. Only a certain area will move around, causing cracks in your pool. The worse the settlement, the worse the cracks.
Loss of water
If the pool has cracks, the water slips through like an opportunity wasted.
Separation of coping and concrete at the top.
When you notice settlement, you'll find more gaps. It will appear as though the concrete is trying to end a long-term relationship with the pool, slowly pulling away.

If your pool has been settling, ask yourselves these questions:

How long has the pool been moving?
If your pool has been moving for a long time, you need to consider the extent of the damage. The more movement, there is likely a lot of damage.
What damage is the pool currently causing?
You want to prevent mechanical issues, structural damage, plumbing issues, broken pipes, or broken fittings. These are common causes of leaks.

Settle down and read our article How to Know if Your Pool is Settling or Sinking for a better understanding of what you need to look for.

Repairing a Settling Pool

Typically helical piers will be used for your pool's foundation repair.

Helical piers are hydraulically screwed into the ground until they reach competent soil for stabilization, similar to how you would use a screw in wood with a screwdriver. This works very well when a pool has a foundation to it.

Not all pools have a foundation. Pools come in various shapes and sizes. Some pools are just the shell that holds water, which is more fragile during the repair process.

Having repair plans to show your foundation repair contractor will help with your process.

If you don't have pool plans, it's no big deal. There may be more excavating involved to see how your pool is constructed, but foundation repair will happen nonetheless.

Repairing a Pool With a Foundation

If your pool has a foundation, a production team will attach brackets to the bottom of the foundation, install helical piers underground for stabilization, and then attach the helical piers to those brackets.

Repairing a Pool Without a Foundation

A production team will cut out a two-foot strip from the middle of the pool, take out concrete to put helical piers underground from where the strip is, build a rebar cage to place into where the old strip was, and finally pour in concrete back to hold up the pool.

There are times concrete haunches, a concrete square footing, will need to be constructed, which acts like a pad footer for the pool. It's basically a little footing the helical pier would be attached to.

Regardless of Footing or No Footing, Hillside Properties Would Need Helical Tiebacks

Hillside properties are often susceptible to lateral movement, or move side to side, as they settle. Helical tiebacks are helical piers installed at a more horizontal angle. These will be installed under the pool to prevent future lateral movement.

If You Don't Repair Your Pool

Technically, the settlement of your pool becoming worse is unknown. There's no way we can predict the future pool, even if it would be cool (or horrifying). However, our experience with foundation settlement usually indicates settlement gets worse before it gets better. And the damages cause the cost of repair to go higher.

Continued foundation settlement will cause more structural damage to your pool, shortening its lifespan.

Dive deep into our article Sinking Pool Repair Recommendations to learn more about pool repair strategies.

Foundation Repair for Your Pool Prevents Further Settlement

You would hope so. This depends on how well the installation goes with the foundation company you choose.

The goal of foundation repair is to stabilize a structure, whether it's a home or a pool, to prevent further movement. Any good foundation company will be able to accomplish this with no problem.

Cost and Timeframe for Pool Repair

Sometimes higher. It depends on the severity of the damage.

Foundation repair isn't the cheapest thing in the world to do.

Is There a Certain Time of Year to Get Your Pool Repaired?

You can have the foundation settlement of your pool fixed at any time of the year. If there is a recommendation, have your pool repaired in the winter. That way you can have access to it by the time summer rolls around, enjoying fun times in water and getting exercise when the hot days hit.

In California, this would be anytime between October and May. Going a little past winter in some months, but still a sweet spot for repair.

You Might Have to Hire a Pool Contractor After the Foundation Repair

Most homeowners need to hire a pool contractor, but not all. It depends on the severity of the damage due to the settlement. There might be cracks in plaster or pebble tech, and tiles might not line up. Pool contractors specialize in these types of fixes.

Foundation repair companies should be able to fill in concrete. It depends on the company you choose. Asking about concrete fill won't hurt you.

Now You Know How Settling Pools Are Repaired. Be Sure You Talk to Multiple Foundation Repair Contractors to See Who Best Suits Your Needs

You've learned how to identify if your pool is settling, how they're repaired, and the cost/timeframe of your repair. The next course of action is to have multiple companies evaluate your pool. That way you're comparing and contrasting pricing, methods of repair, and figuring out which company best fits your needs.

Even if you understand how to identify your pool settling, looking for the signs can be difficult, especially if you don't have the experience. Having a professional come out and do an inspection can give you valuable insight.

Read the article Should You Get Multiple Foundation Repair Bids? (How You Benefit) to see how receiving multiple bids works in your favor.

You can start with Dalinghaus Foundation Repair for a FREE evaluation of your pool for any settlement issues.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Alternatives Are There to Caissons for Foundation Repair?

Brian Dalinghaus — Fri, 28 Oct 2022 00:00:00 GMT

Finding the best fix for your foundation repair isn't easy. Caissons are very common and aren't what most people would call cheap. Are there other alternatives to caissons that are effective and affordable?

Good news: there are!

Remember, more expensive doesn't mean more effective. There are methods such as push pier and helical underpinning that can be just as effective for your foundation repair.

Also, remember there are times you get what you pay for. There are concrete underpinning methods that not only do nothing for your foundation but can often make foundation settlement worse. You don't need that negativity in your life.

We understand the effectiveness of caissons and other foundation repair methods that are both affordable and just as efficient.

What Is a Caisson?

A caisson is a cylinder installed at low grade, or deep under the surface (usually) down to bedrock. A caisson is constructed by first making a cage out of rebar that is put down the cylindrical hole and then encased in concrete.

Sometimes shallow caissons are held up by a concrete pad and sacrificial jack.

These usually do not reach bedrock and are still in the "active zone," or the area where expansive soils are most affected by moisture, or lack thereof, causing these soils to either expand or contract.

What's Good About Caissons

In some instances, such as on a slope, they may not allow push piers, helical piers, or helical tiebacks for your foundation repair. What's assigned is based on jurisdiction (your location) and the engineer.

By the way, get ready to read this phrase (or variations of it) many times during this article: it's up to the engineer.

In some cases such as if it were a cantilever structure, which is a structure that extends horizontally over an open space, engineers will likely recommend caissons over push/helical pier systems since they can extend well above grade.

Push pier systems are designed to go below grade. It wouldn't make much sense for them to hold up a structure in an open area when push and helical piers are underground. It would be cool if push piers had mystical properties to help structures float.

Helical piers can be used above grade for stuff like bridges and boardwalks, though some people might find caissons more aesthetically appealing.

Caissons Are Generally More Expensive

The prices vary, but will typically be more expensive than a push and helical pier underpinning for foundation repair. And depending on the location, some companies might have to crane the caisson in the cavity if there is no access around the side of your home. A company using expensive equipment isn't exactly cheap for you, either.

Not to mention there is extra time to create the deeper cavity, as well as the labor needed and equipment needed to excavate. Compare this to other foundation repair methods where the holes don't need to go as deep for installation.

Generally with whatever price you would pay for your foundation repair with Dalinghaus, expect to pay at least twice as much to install a caisson.

Also, a cost-effective foundation repair plan doesn't equal less effective overall.

Alternative Foundation Repair Plans as Effective as Caissons

When it comes to effectiveness, it all depends. It comes down to the engineer and what they say.

Push Pier and Helical Pier Underpinning

Push pier and helical pier underpinnings are as effective at holding up a home as a caisson.

A push pier is a pier that is hydraulically driven into the ground until it hits bedrock.

Watch our video on push piers on YouTube to understand more about them.

Helical piers use helices and are essentially screwed into the ground until reaching competent soil, allowing stabilization due to the torque.

Watch our video on helical piers on YouTube to understand more about them.

Both types are cost-effective and take less time to install.

The engineers we deal with are good at what they do (you would hope so). They know the difference in cost between galvanized steel piers and caissons, accessibility, and overall time.

Keep in mind not all engineers are familiar with push and helical pier systems. Foundation repair companies who specialize in push piers and helical piers will go to engineers also familiar with these systems. They can still recommend caissons on certain projects. If a project requires a caisson, it requires a caisson!

Alternative Foundation Repair Plans That Are Less Effective Than Caissons

Remember, caissons can be effective. What determines if one works well is if it goes into load-bearing strata so a building won't move. So deep caissons are super effective for a home. Not entirely necessary, but effective nonetheless.

If a foundation repair method doesn't go deep enough, this doesn't solve the foundation settlement issue. Here are some other alternatives that are less effective for your home.

Sister Footing

Another footing is attached to your concrete footing that already exists.

Sounds like it could be effective, right? But what if it's still in the active zone? Well, concrete isn't exactly light. Go try to lift your sidewalk real quick and then come back to reading this.

With the weight of the concrete, the foundation settlement can accelerate. It would be like doing a deadlift using a 120-pound boulder to then go straight to a 240-pound boulder.

Micropiles

These are essentially mini caissons pushed next to the footing of your home until locked in. They're meant to be installed under the concrete footing for support. Like sister footings, these typically don't go deep enough, accelerating the foundation settlement of your home.

Concrete or Gravel Pads With Sacrificial Jacks

These were mentioned a little bit earlier. Some companies go under the footing of your home and install concrete or gravel pads with a "sacrificial jack" sitting on top. The jack supports the weight of your home when attached to the footing, at least in theory. The jacks are still in the active zone. So they're being pushed down along with the rest of your home.

Notice the similar pattern here? These alternative methods don't go deep enough. Some even accelerate the damage to your home when they act as an unnecessary weight.

Think of these methods like skiing: your home is trying to pizza when dealing with foundation settlement, but these other methods make the skis french fry, going down at a faster rate. You're not gonna have a good time.

A good article to read is Push and Helical Pier Underpinning Vs Concrete Underpinning for a better understanding of different foundation repair methods.

You Now Know Alternatives to Caissons. What Matters Is You Have a Foundation Repair Method That Works for You.

You know more about caissons, effective foundation repair methods, and less effective methods. I bet that came as a surprise to you.

If you need to hear from different companies about their repair methods, be sure you receive multiple repair bids. That way you can compare and contrast different companies, their methods, their proposals, and see the engineers they defer to.

If you would like, you can start with Dalinghaus Foundation Repair to schedule a free 60-90 minute evaluation of your foundation.

Be sure you're reading Push Piers vs Helical Piers (Installation to Equipment to Cost) to understand the difference in the methods we use.

Also, read Concrete Piles vs Push Piers (Depth, Active Zones, and Loads) to understand how concrete piles are ineffective.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Many Helical Piers Do I Need For My Foundation Repair?

Brian Dalinghaus — Wed, 19 Oct 2022 00:00:00 GMT

When you receive project proposals with foundation repair, you'll usually encounter different types of piers used for the fix. Some projects will have helical piers on the paperwork.

But what the heck is a helical pier? And how many do I need?

This article is here to help you answer these questions so you're not going in blind. Knowing what to expect with your foundation repair will keep you prepared and a step closer to your peace of mind.

A large portion of our foundation repair projects require helical piers. We know about helical piers, what they can handle, and how many you'll need for foundation repair. We want you to figure out if you're getting a good deal and understand what to expect from companies as they provide project proposals for your fix.

When Are Helical Piers Used?

Helical piers will be used if a building is too light for a push pier to be hydraulically pushed into the ground or if an older building is being repaired since they're relatively light compared to newer homes.

A push pier hydraulically driven on a lightweight structure wouldn't make it to competent soil before lifting the home. A push pier uses the weight of your home to be hydraulically driven down into bedrock.

A helical pier goes into the ground like a screw. They are dug under the soil using helices attached to the pier until reaching competent strata. Installing helical piers does not require using the weight of your home.

Be sure you also watch this video on helical piers to have a better understanding of how they work.

How Helical Piers Are Installed

When you identify where a helical pier will be placed, you'll dig below grade (better known as the surface), excavating below the footing so the production crew knows where to install the brackets the helical piers attach to.

The leading helical pier (the lead flight) is driven into the ground first via a drive motor with a torque bar attached. If the torque bar isn't attached, the motor would move around like the Taz from Looney Toons, which is very dangerous (as we've seen in the cartoons). The motor will spin continuously while the helical pier hasn't moved underground.

The crew monitors torque as the helical pier is driven deeper into the soil. That way they can see if the helical piers have made it to competent soil.

Determining the Spacing of Helical Piers on a Structure

You space the helical piers anywhere from 6-8 ft, taking into consideration the weight of the structure, especially if the building has more stories that add additional weight. More weight and poor soil conditions might make it to where the spacing of the helical piers is closer together.

What will also dictate the spacing is whether or not you decide you want to lift or stabilize your home. Stabilizing the structure will make it so the spacing can be a little wider. Lifting will sometimes require helical piers to be placed closer together since they will lift your heavy home.

The helical piers are doing the work of Hercules, in being strong enough to lift a building. Not fighting mythical creatures and dealing with the torment of Hera.

Determining the Number of Helical Piers Needed for Your Foundation Repair

Our foundation inspectors do floor elevations to see which area of your home is most affected by foundation settlement, determining where they will be installed. And again, the weight of a structure determines the spacing.

So if 48 linear feet of your home need helical piers installed each separated by six ft, you will have eight total piers installed.

Whether the piers are placed at an end or a corner of a house doesn't matter. Where the house is experiencing foundation settlement is the determinant factor.

Cost for Helical Piers

Helical Piers Take a Little Longer to Install Compared to Push Piers

Installation is determined by the depth in which a pier will be installed. The helical pier needs to be brought to competent soil determined by the required torque.

Helical piers take more time. A bracket is mounted to the footing of your home, only requiring one person to hydraulically push a push pier. Helical piers need a crew of three people. One person drives the pressure of the pump while two people hold the drive motor in place to direct the pier.

Are Helical Piers Effective?

Yes. They address the problem of your home dealing with foundation settlement. Push piers will do the same if they are required to be a part of your foundation repair proposal.

If you compare helical piers to concrete underpinning, they tend to be far more effective. Many concrete underpinning projects don't go deep enough into the soil, still in the "active zone," or the zone prone to movement from foundation settlement or heave.

Concrete underpinnings add weight to the structure, which can accelerate foundation settlement. When it isn't touching the competent soil, it's like using an anchor while a ship is sinking.

Learn more about the differences between helical and push piers vs concrete underpinning in our article Push and Helical Pier Underpinning Vs Concrete Underpinning

Always Remember Your Foundation Repair Plans Are Designed Specifically for Your Home's Particular Situation

There is always the temptation to want to reduce cost and ask, "Hey, can we reduce a helical pier over here?"

When a project consultant makes a project proposal properly, the intention should always be for the stability of your home. You don't want to save money while crossing your fingers every day in hopes the foundation repair plan works.

Now That You Know What Determines How Many Helical Piers You Need for Your Foundation Repair, Look Into Multiple Companies Inspecting the Foundation of Your Home

You've learned about helical piers, how to determine how many go on a home and even the cost of each helical pier. This information is good to keep in your brain when comparing different foundation repair companies best suited for you.

You can book a free 60-90 minute evaluation with a project specialist through Dalinghaus Foundation Repair.

Be sure you receive multiple bids from other companies. That way you can compare project proposals from different companies to see who will give you peace of mind.

To push you further in the right direction, learn more about Push Piers vs Helical Piers

And be sure to learn more about why you should get multiple repair bids in our article Should You Get Multiple Repair Bids?

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why Are Interior Piers Installed for Foundation Repair?

Brian Dalinghaus — Tue, 18 Oct 2022 00:00:00 GMT

When you find signs of your home experiencing foundation settlement, it's usually the exterior that is affected. There are some instances where the interior is also affected, which is an unsettling feeling that can affect your peace of mind. Thankfully, your interior can be fixed by installing interior piers.

What are interior piers? Why would I need them? How are they installed? What can I expect through the installation process?

Dalinghaus can answer so you know what to expect for your foundation repair project.

We've informed plenty of homeowners of what to expect through their installation process, implemented the foundation repair, and provided them peace of mind.

Where and Why Interior Piers Are Installed for Foundation Repair

Interior piers can be installed on both slab-on-grade and raised foundations. For slab foundations, they're known as slab piers. For raised, they're installed on an interior stem wall or footing.

You might have an interior footing or grade beams that need lifting if you're experiencing foundation settlement in the center of your home, which requires access holes that need to be cut into your foundation to access the footing.

Interior piers are installed if you're experiencing additional settlement in the interior of your home.

How a Production Team Determines What Type of Pier Will Be Used

As for the types of piers used, they'll typically be push piers or helical piers if it's going on a footing. Push piers can use the concrete footing and weight of the home to be hydraulically pushed into the ground.

Both types of piers are bracketed into load-bearing walls to hold up your home.

If it's strictly a slab pier, we use helical piers since the house isn't exerting enough weight to hydraulically push down a push pier. Helical piers use helices to screw into the ground until they reach competent soil. They are then attached to a bracket designed for your slab.

Regardless of the foundation or footing, a hole will be cut in your floor for access. So you should prepare for damaged flooring. That said, carpet or wood can be pulled up without damage.

Interior Piers Aren't Always Installed With Exterior Underpinnings

Houses endure foundation settlement in different ways. Sometimes only the exterior footings need to be addressed, a part of the interior sinks, or both are necessary. Every home experiences settlement differently.

Typically only doing interior underpinnings doesn't happen, but it can. They usually come about if your home experienced a water leak in that area, or caused by something else. Usually, the soil under the interior isn't as affected since it isn't as exposed to the elements.

Interior Piers Can Add Extra Time to Your Foundation Repair

For around every six interior piers installed, expect another day to day and a half added to the project. The process adds additional inspections, timing to repour the concrete, Dowling the steel into the existing slab, and another inspection after the interior concrete is poured.

You might think concrete is just concrete, but where it's applied matters. Interior concrete requires everything to be back in correctly. It makes sense since the entire point is to repair your foundation correctly.

The Installation Process Is Messy

You won't be thinking of supermodels during the installation process. If anything, you'll be thinking of the show Dexter. Plastic is everywhere around the room where the production team needs to work.

Slab piers will be less messy, but there will still be plenty of dust during the process.

Either way, interior pier installation for foundation repair is not clean work. However, any good foundation repair company should be excellent at cleaning up afterward, as well as containing the entirety of the mess in as small of an area as possible during the process.

Foundation Repair Companies Do Not Cover Your Flooring

This will be with any company you go with. You'll need to hire a separate contractor to install flooring or do it manually.

Most times the flooring will be removed. That's unless you prefer to patch your floor or hire a company that will make it look like nothing happened.

You can sometimes get away with removing a portion of your floor if you have extra tile, but you likely won't find the same style with older homes.

You Need to Move Your Stuff From the Room Where the Interior Piers Are Installed

Again, this will be with any foundation repair company you choose. So your furniture, nick nacks, the blu ray box set of the extended versions of The Lord of the Rings, pictures on the walls, and grandma's fine china.

For wall pictures, the vibrations could cause those family photos you've proudly displayed to fall off the walls.

You Don't Have to Move Out of Your Home

Finding a temporary place to stay isn't required, but you have to accept the inside of your home is a construction project for the duration of your foundation repair.

And we do our best to not restrict you if you need to go through the room we're working in. Its preferred foot traffic is as minimal as possible, but it's your home.

If Interior Piers Are Part of the Project Proposal, You Can Decide Not to Have Them Installed for Your Foundation Repair

Everyone's situation is different, and you might not be interested in adding in the interior piers, whether from a financial hardship or you have alternate plans than what's proposed.

If you're electing to have your home raised, not installing interior piers will limit the amount of lift. If there isn't support in the middle, you won't be able to maximize your lift.

However, installing the interior piers is better than doing half the job. The portion of the interior affected is still susceptible to foundation settlement. The interior SHOULDN'T sink after, but foundation settlement can still happen in an unsupported area.

Schedule a free evaluation

You've learned why interior piers are needed, where they're installed, and what to expect for the installation process. Dalinghaus wants you to be informed so you can make the best decision when proceeding with your foundation repair.

Now be sure to schedule foundation evaluations with multiple foundation repair companies. That way you have multiple opinions to help your peace of mind.

Learn why you should have multiple bids through our article Should You Get Multiple Foundation Repair Bids? (How You Benefit).

Schedule a free 60-90 minute foundation evaluation with Dalinghaus Foundation Repair to see if you need interior piers to support your home.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Push and Helical Pier Underpinning Vs Concrete Underpinning

Brian Dalinghaus — Fri, 30 Sep 2022 00:00:00 GMT

When you have foundation issues, it's reasonable for you to want to find an affordable method of repair. However, more affordable doesn't equal effective. Sometimes cheap foundation repair offers cheaper results, especially with the various types of concrete underpinning. You need to know the different foundation repair methods before deciding on what to do.

You want a foundation repair solution that ensures the integrity of your home. You want a foundation repair solution that's right the first time.

We are often called to homes that already have shallow concrete underpinning under them. Repairing those homes is how we learned which foundation repair methods hold up in our soil and which do not.

Types of Concrete Underpinnings

Micropile

These are essentially mini caissons pushed next to the footing of your home until it locks in. They're installed under your concrete footing for support. However, this is a large chunk of concrete still in the "active zone," or the area near the surface that is still affected by water and able to shift, causing foundation settlement or heave.

Concrete or Gravel Pads With Sacrificial Jacks

Some companies will go under your footing to create a concrete or gravel pad. On the concrete pad will be what is called a "sacrificial jack." The jack is the part attached to your footing to support the weight your home exerts. Well, it's supposed to. But nothing is happening. The jacks are still in the active zone.

New Footings With Sacrificial Jacks

Sometimes homes are constructed with ineffective footings, or they have deteriorated. The footing is ripped out and replaced with sacrificial jacks every couple of feet.

Sister Footing

A footing is attached to the existing one to hold up the home. This often accelerates the sinking.

If the footing isn't supported by anything, the weight of the sister footing will accelerate foundation settlement.

These Methods Don't Work

This isn't to say they're impossible to make work. The problem is if they're still in the "active zone." And concrete is heavier than the galvanized push pier and helical pier system used to lift or stabilize the home.

But installing these only in unstable soil won't help you; it will hurt you.

But people install these alternatives, anyway. They're incredibly cheap, but sometimes you get the results you pay for. And sometimes the cheaper products are more faulty or create more damage than you want.

But let's say you have competent soil six feet under your home. These alternatives can work so long as they're in competent soil. Anything above it is a waste of an investment for you. You'd be deploying an anchor to a sinking ship adds more weight and accelerates the process.

None of this is to say anything involving concrete doesn't work. If they're made and applied correctly at the proper depth, they can do the job just fine. However, the more shallow and away from competent soil, the less effective. They're pointless if they aren't touching competent soil or bedrock.

If they aren't touching, your home can still be affected by movement.

What Happens When Concrete Underpinning Stops Short of Competent Soil?

Concrete underpinning that stops short of competent soil can keep settling along with the soil around it. How deep competent soil or bedrock sits can vary from one property to the next. Our push piers and helical piers are installed until they reach competent soil or bedrock.

And if there's anything we don't want you to endure, it's paying for the same repair twice.

We want you to know how this works. That way you can make sure a company does the job correctly the first (and hopefully the last) time.

This Isn't to Say Concrete Underpinnings Are Generally Bad

There are effective concrete underpinning methods used today.

A Cassion is a deepened concrete cylinder dug down to bedrock or competent soil to hold up a structure. A hole is dug first and filled with concrete and rebar. You'll find these typically on cliffside homes for lateral and vertical support.

These babies go deep into the ground to prevent a structure from moving. This is something you could do for your foundation repair, but they're pricy.

The galvanized steel push pier and helical pier method Dalinghaus, and many other companies, use for foundation repair is half the cost and just as effective.

They can be designed for any type of load, are cheaper, quicker to install, less messy than concrete caissons, and don't need venti-sized equipment to install.

Push Pier and Helical Pier Underpinning Works

This is regardless of any foundation repair company you choose, whether you go with Dalinghaus or any of our competitors. The push and helical piers work well when they're put in properly.

With push/helical pier underpinning, there is significantly less destruction of property. You don't need to worry about the excess weight of added concrete unnecessarily being an anchor to your home.

Both types of piers are installed at proper depths. Push piers are hydraulically pushed into the ground to bedrock to stop foundation settlement. Helical piers have helices that screw into competent soil to prevent foundation settlement. The intense amount of torque prevents movement.

Think of push piers like a nail and helical piers like a screw.

You can use both helical and push piers for one project. Regardless, they both do the same job so your home no longer moves. The idea is if you were to remove the active zone under your house, your house isn't affected since the piers are in either bedrock or compact soil.

You Now Know of the Different Underpinning Methods. How Will You Move Forward?

The push and helical pier underpinnings are the better way to go for your foundation repair. Shallow concrete underpinnings don't do anything to help you. Deep underpinnings using concrete are effective, but they do cost a lot. If you can afford it, go for it.

But if you're looking forward to something more affordable and incredibly effective, look to have your foundation repaired with push/helical pier installation. It works!

And again, you don't have to choose Dalinghaus Foundation Repair. Seek out multiple bids to compare and contrast companies. See which company is the best fit for YOU.

But you do need somewhere to start. Schedule a FREE foundation evaluation with Dalinghaus Foundation Repair. Seriously, we don't charge a single cent to have one of our foundation inspectors come out to your property to look for any problems. All we ask for is 60-90 minutes of your time.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why Are There Cracks In My Concrete Footing? (Causes)

Brian Dalinghaus — Wed, 14 Sep 2022 00:00:00 GMT

When your house has foundation issues, the common signs are easier to find. Doors and windows are difficult to open, your chimney is leaning, cracks appear on the ceiling, your stucco is cracking, sloping floors, and you'll see diagonal cracks on windows and doorframes.

Then there are the problems that aren't so obvious...

It's not something to lose sleep over. The problem is footing cracks don't make themselves stand out too much. They're a little more hidden.

We know what to look for with our free foundation evaluations. Our foundation inspectors have years of experience to diagnose the problem in your home. They can see the trouble you may not have first been aware of, especially with those pesky footing cracks.

They're Not Easy to Find

Footing cracks appear on both slab-on-grade and raised foundations.

For slabs, these cracks can be strenuous to find since most of the footing is under the soil. You would have to look very hard to find a footing crack for your slab. What's likely to happen is our production team will find them after digging in the places they need to install piers.

While our foundation inspectors can't use X-ray vision like Superman to see underground for slab foundations, they see multiple footing cracks each week for raised foundations. They'll crawl into your crawlspace to see if anything is wrong. The cracks may still be underground, but the footing for a raised foundation protrudes above the soil.

Causes for Concrete Footing Cracks

Foundation Settlement or Heaving

When soils under your home start to expand or contract, your footing will shift with the gradual movement. When expanded soils cause heaving, a part of your home is moved upward. For settlement, the soils contract from being too dry, causing a part of your home to sink. Pressure is applied disproportionately from what the foundation was originally made to handle.

Inadequate Soil Compaction

New homes and communities deal with this issue more often than you'd think. Incorrectly compressed soils can cause your foundation to sink and fracture. If the soil isn't strong enough to hold your home, foundation repair via underpinning might be necessary to stabilize your home.

Tree Roots

Tree roots are far stronger than you may realize. Roots will expand to your footing looking for nutrient-rich soil and water/moisture, conveniently under your home. This causes heaving as though the roots are trying to flip a table out of anger.

Poor Drainage

If a pipe breaks and spreads water into dry soils, the moisture will cause the clays to expand. Not only that but pooling and sitting water on your concrete footing can result in concrete spalling and deterioration.

You'll want to mitigate this by making sure gutters, drain systems, and patios are sloped away from your home. You'll most likely see other underlying problems.

ADUs and Adding Multiple Stories to Your Home Can Cause Cracked Footings

A footing is designed to handle the original weight of your home. If you add an additional structure, the footing can be overloaded and cause cracking. If a load has increased past the limits the footing can handle, engineers will design footings for the new load to meet the updated requirement.

That's double the weight and possibly more than you can handle. It's naturally more difficult to hold for a longer period. So you have to build up muscle to hold that weight for a longer period.

Extreme Temperatures

You're less likely to see cracks in extreme heat, but extreme cold can be a different story. The moisture and chemical makeup of the concrete can be compromised when there is a frost layer. You can't change the weather, but at least your concrete footing is fixable with an epoxy or carbon fiber wrap repair.

Mother Nature Is Making a Statement to Society

AKA Natural disasters. Neither you nor I can prevent floods, earthquakes, and other natural occurrences. Maybe Storm from the X-Men can, but she's a fictional character, which doesn't help in this predicament.

Natural disasters affect the home and foundation as a whole. The extent of the damage may require foundation repair through underpinning and/or carbon fiber crack repair.

Cracked Footings Are Not Always a Sign of Foundation Settlement or Heave

The direction of the crack will indicate the primary issue you're dealing with:

Vertical Cracks

Vertical cracks in your footing are most likely a sign of a foundation issue due to settlement/heave. Your concrete footing wasn't originally made to handle the excess pressure.

This isn't a sign of a foundation issue on its own. If you're seeing cracks on stucco, your chimney starting to lean, your floor is slanting as though Tony Hawk can gain enough speed to do a kickflip into a grind, and other common signs and symptoms, you're likely facing a foundation issue.

Horizontal Cracks

If your footing wasn't properly cured after installation, the concrete might have dried out too quickly and caused it to crack naturally. Moisture will sneak into those cracks and connect with the rebar, oxidizing the steel or iron and causing it to rust. The rebar naturally expands the more it rusts and creates more cracks.

Improper curing isn't always the cause of the rebar blowing out. Sometimes cracks can appear from the foundation settling, allowing moisture to sneak in. Regardless, rebar blowing out is always a result of moisture making contact with the metal in your footing.

How Are Cracked Footings Fixed?

If the source is from your home settling, we will install a push and helical pier underpinning system as a corrective measure. Piers are hydraulically driven into load-bearing, competent soil or bedrock to support your home and return it to maximum recovery.

After this, assuming the cracks are still significant in size, a carbon fiber wrap repair can take place. Applying a carbon fiber wrap will seal the crack and prevent that pesky moisture from getting back in.

Can I Fix Cracked Footings on My Own?

Absolutely! There are plenty of ways to DIY. Epoxy is one solution.

The task at hand is finding the issue at hand. What is nice is being able to have an inspector identify whether that crack is an isolated issue or part of a larger problem. Either way, it doesn't hurt to get a free evaluation from us or another foundation repair company.

It's like when you go to the doctor to figure out what's happening with your body. Doctors aren't likely to tell you the cough you have is separate from your fever, runny nose, and fatigue. They'll let you know you have the flu.

Disclaimer: We are not medical professionals. This is only a comparison to another point. If you're having medical issues, see a doctor, or someone else who is qualified.

Have Someone Check Your Footing Cracks

Even if you're able to fill in a crack, you should still have a professional check out your concrete footing and the rest of your home. You never know if there is a larger problem at hand. Dalinghaus Foundation Repair has inspected many foundations and has years of experience in understanding why your footing has a crack.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why Soak Concrete During The Curing Process?

Brian Dalinghaus — Wed, 07 Sep 2022 00:00:00 GMT

You're looking to replace your driveway that has existed since before you bought your home. The concrete is cracked, unlevel, and doesn't look good. You also understand you won't be able to use your driveway immediately.

You've looked up how long it takes to dry concrete and see another word about the process:

Curing

Curing? It's not as though concrete has a disease that makes it weak. Doesn't concrete just dry? How does concrete cure?

We understand the difference between letting concrete dry or cure. We also understand why curing concrete is pivotal to the overall hardening process.

What It Means to Cure Concrete

The powder and water cause concrete to harden over time. The curing process is when the concrete is provided moisture adequately, ideally in mild temperatures, and is intact over time. A chemical reaction of hydration is happening, where the paste hardens and gains strength to form a mass similar to rocks known as concrete.

Concrete drying too fast will inevitably cause it to crack. That's very counter-intuitive after putting in new concrete to replace the bad-looking pieces. The dried concrete will still be your concrete, it will just be cracked and damaged. And you could deal with concrete spalling sooner than later, especially if moisture gets through cracks and affects rebar.

Curing concrete is like working out. When you work out, you strengthen your muscles, burn fat, and become more toned, even if not at your desired pace. You don't sit down and do nothing until your next workout; you eat food, have a protein shake, watch your carbs, and, most of all, drink water. That's how you benefit from your workout. Improper hydration and lack of nutrients will weaken and destroy your body. You won't look good.

Concrete maintains structural integrity and is more cosmetically appealing (especially without hairline crack) when soaked in water. You want to give the concrete time to develop strength and durability.

Soak the Concrete Similar to How You Would Water a Plant

At least water the concrete more than a cactus. Of the many plants in the world, cacti can last a while without water. Think of watering a plant like an Iris, which can handle a good amount of water to sit and dry up.

Thankfully you're not trying to grow concrete.

Why Weather Matters

The higher the heat, the faster the concrete will cure and dry out faster. Hotter temperatures compromise the concrete structurally and visually, especially with cracks.

Cold Days

The curing process shouldn't take longer than it needs to. Colder temperatures don't allow the natural curing process to happen compared to mild temperatures. If you're in snow and want to lay down concrete, we recommend waiting until a later date. The curing process becomes more of a hassle. Thankfully, this is a limited option for Southern California and Arizona.

Colder temperatures cause the concrete to expand due to moisture. If the concrete is installed on a cold day and left there until mild temperatures come back, the concrete will contract.

With weather, or neglect from watering certain other areas, you will often see control joints applied to some concrete projects, especially sidewalks.

Control Joints

The lines separate the concrete and make it more difficult for kids to use their skateboards. You see the small gaps, or control joints, on sidewalks that are separated every five or so feet. The main purpose of these joints, especially as the earth naturally moves, is to allow some area for the concrete to move so these cracks aren't formed. If there is a crack, it's contained between control joints.

The Magic Number for Concrete Drying Is 27 Days

Of course, this can always vary depending on the thickness of the concrete. However, you can expect your concrete to be "nourished" and "healthy" fully by this time when curing your concrete. This is usually when concrete will be at its full potential in terms of strength.

You Don't Always Need to Wait the Full 27 Days

Depending on the weight, you can have things on top of concrete at different times.

Walking:

-There isn't a special number where you can walk on concrete. From personal experience, you can wait five hours if the concrete is both obviously and completely dry. The concrete needs to at least be dry at the touch. That way it's strong enough to hold a person without leaving footprints.

If you're concerned five hours is too soon, wait around 24 hours.

Note: if the weather is a cold winter day, wait for a longer period since the concrete won't be fully dry at the top.

Driving:

-While there is a magic number for the concrete to be hard enough to bear heavier loads, there isn't a definitive one to drive your Honda Civic, Subaru, or whichever car you own. We would give it a minimum of about a week. The thickness of the slab will determine when your car can handle your newly furnished concrete, but it is generally seven days you'll need to wait

Parking on the street is inconvenient, but it's better than your personal vehicle sinking and swimming only to never escape the concrete.

Heavier Loads (Semis or Heavy Equipment)

-To play it safe, we recommend waiting a minimum of 27 days. Better to be safe than sorry.

You wouldn't work out as you used to while your broken arm is in a cast, would you? Let your arm heal. Waiting that extra time sucks, but you'll avoid long-term damage.

Does Concrete Completely Cure?

Concrete never completely cures, though it does maintain its full strength after 27 days.

Curing Compounds

These are good to use. You use these with a spray to apply a thin film that goes on top of the concrete to allow it to cure at a slower rate. You want the curing to go as slow as possible to maintain structural integrity.

Now You Know About the Curing Process

Curing is a little more of an interactive process than you may have thought. You know how curing maintains the concrete's structural integrity and prevents cracking. And as you cure your concrete, you're, oddly enough, bonding with a part of your home to see it strong enough to handle almost anything in the future. Concrete cures so fast.

If you're unsure about what to do with your home's concrete, schedule a free evaluation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Is Polyurethane Dangerous? (Why You Don't Need To Worry)

Brian Dalinghaus — Fri, 02 Sep 2022 00:00:00 GMT

Your house is showing common signs and symptoms of a damaged foundation. Your research has led you here so you can understand what is happening to make the best decision for you.

Perhaps you looked at the Ultimate Guide to Foundation Repair to see the word "polyurethane." The word isn't the most comforting. It sounds like a complex chemical to help make Dr. Frankenstein's monster.

Cost is already an intimidating factor; then polyurethane creeps onto the list to make you consider not going through with the project, which would long-term make your situation worse. While part of your home might sink like a snail, the problems you notice and the prices skyrocket like a racehorse.

Polyurethane sounds like something dangerous. You're not the only person to think this. I would be more surprised if you didn't think it sounded dangerous.

Thankfully polyurethane is safer than you think.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011, using polyurethane on hundreds of those homes. With over a decade of injecting polyurethane under homes, we aren't only safe with the material; we understand the product so well similar to how you can quote that one movie you've watched hundreds of times, I can make Anchorman quotes for days.

What Is Polyurethane?

Polyurethane is composed of two materials known as polyol and diisocyanate , a resin and isocyanate, that combine to make a solid foam. The chemicals dance the tango, or Kevin Bacon in Footloose, to create a solidified foam material. Dalinghaus uses this material in foundation repair and for concrete lifting and leveling.

What Polyurethane Is Used For

We use polyurethane in foundation repair to fill any voids in the soil after lifting your home. Polyurethane is applied using an application gun that reaches deep underground. Many slab-on-grade foundations would be compromised from a lack of soil support without polyurethane.

Polyurethane is a better alternative to mud jacking, using concrete to reinforce and raise a previously settled structure. The weight of concrete acts as an anchor and can sometimes sink further into the soil.

Watch our video comparing mudjacking and polyurethane injections on YouTube.

There is also a deep injection lift when fixing deep soil issues.

Watch the deep injection lift process on YouTube.

Watch our foundation repair video case study on YouTube.

The foam is environmentally safe and inert when cured, and doesn't chemically react with the soils. Soils and waters will not be contaminated.

The Dangers of Polyurethane (If We Can Call Them Dangers)

The dangers are minimal if there are really any. The individual components are something you don't want to play with like a child in a bathtub, but the polyurethane itself is safe.

The individual chemicals could potentially cause eye damage/irritation and be toxic to reproduction. I don't recommend swimming in them. You shouldn't ever find the chance to do so, but some people make odd decisions.

Polyurethanes and the chemicals that make them are so safe it's used for pacemakers put in people's bodies.

The chemicals used to create the foam react within 5-10 seconds and exude a powerful smell that dissipates quickly. The fumes can be toxic in an open area, but we inject the poly directly into the soil, making the strong smell a greatly diminished issue. Polyurethane being eco-friendly makes sure the soil won't be compromised or deteriorate.

The way we apply polyurethane underneath your home ensures you, your kids, your other family, and your pets don't experience any dangers.

That said...

It's Not so Much Dangerous as It Is Irritating

You don't want to actively go around trying to get a high from breathing in the fumes as the chemical reaction is happening, we wouldn't let that happen, but still. Those fumes will be more irritating than anything.

You would have to place your face right above the chemical reaction for this to happen, which we would never allow. Your eyes might feel uncomfortable. Your lungs will not experience a sense of euphoria or enjoyment. Your nose will enjoy the smell as much as it enjoys someone ripping a fart. The ever infamous silent but deadly. You'll want to step out of the room or outside for fresh air.

The smell is a fast process. You would basically need to have the poly shot on you to feel these effects. We inject the poly into the ground to fill the voids between the soil surface and the slab.

Polyurethane Injections Are Safe

We're so confident in our polyurethane injection process that you can even be present while the production team injects the polyurethane. If our teams are more than comfortable working with and injecting the stuff, we're comfortable having you observe.

Bugs Underground Can Be Affected

Other than supporting the capacity of your home by filling in the voids within the soil, it also acts as a barrier between what is underground and your home. When the two chemicals are being injected, they're injected at a certain temperature, one side can be 100 and the other 105, and heats up further when there is a chemical reaction. Whatever is under the home in the void can be encased.

Thankfully, any bugs that want to get into the home from the voids will be unable to due to the foam being layered in.

Can Poly Hurt My Skin?

Polyurethane drying on your skin is like dry school glue you left open and stuck to your arms during arts and crafts. You won't have a problem ripping it off your skin, but you may lose arm or leg hairs. No skin off your bones.

And while we inject the chemicals at warmer temperatures and the polyurethane heats up during the foaming process, you don't need to worry about severe burns. Your skin may be uncomfortable IF anything.

You would have to put your hand in a 55-gallon jug of poly to really damage your body.

What If the Application Gun Fails and Explodes?

Not only will you lose hair from your skin, but your belongings could get damaged.

We take precautions so this never happens.

A bag covers the application gun in the off-chance of a malfunction. This way the contents will be contained in the bag.

The main goal is to prevent further damage to your home. Effective foundation repair companies are in the business of fixing things for you.

Don't Worry About Polyurethane!

You've been able to read about the dangers in this article, if we can really say there are any. Hearing the word "polyurethane" shouldn't make you lose sleep. The substance benefits your home and its integrity.

Schedule a free evaluation!

After all the research and looking at polyurethane, there is little need to be intimidated. What's more intimidating is that potential void under your home. We can solve the issue with polyurethane.

It won't hurt to have a professional check it out. In California, our services cover Los Angeles, San Diego, Bakersfield, Long Beach, Riverside, Irvine, Newport Beach, and surrounding communities.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What the heck is a LARR?

Brian Dalinghaus — Mon, 29 Aug 2022 00:00:00 GMT

You're looking to work in Los Angeles to expand your business and reach new prospects. Business is booming. You want to keep the high going. Then you find out some products can't be used in the city for what you're doing. You're forced to adapt and find other producers that have a LARR.

You're the supplier for these expanding businesses. Your products are used in parts of Southern California and Arizona after earning an ICC report. But you learn your product can't be used in LA without a LARR.

You're the engineer in the city of LA working with contractors to figure out the best method for foundation repair. The only problem is the products that can be used are limited within the city limits in certain areas. You need to figure out which ones have a LARR.

You're asking yourself: what the heck is a LARR?

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011. Many of those foundation repair projects have been in the city of Los Angeles. When it comes to our suppliers and which of their products can be used in LA, we've had to look in-depth and understand how a LARR limits manufactured products in the city.

Only Product Suppliers Need to Deal With a LARR

LARR stands for Los Angeles Research Report, which validates what products can be used and/or what the products can be used for in the city of Los Angeles. It's a part of the Los Angeles Department of Building and Safety product suppliers endure for approval of their products in LA. A LARR acts as an ICC report strictly in the city of LA. If you want your products to be used for foundation repair in LA, you are required to have a LARR.

The ICC

The ICC (International Code Council), not to be confused with the International Criminal Court, is a third-party tester that creates reports to validate products suppliers make and what's done with them. The ICC evaluates building products, materials, and systems for code compliance.

The reports provided by the ICC confirm the capacity and/or tensile strength of everything used in construction.

Do I Have to Test for an ICC Report and LARR to Validate Products?

You used to be required to do independent testing for each report in the past. You first needed testing on a product to get an ICC report followed by another test for a LARR. It was redundant, time-consuming, and expensive. The LARR would validate the ICC report, but producers would pay a hefty fine. Many producers didn't want to work in the city of LA because of this.

You no longer have to test for both.

Los Angeles is not required to do testing if you have an ICC. All you need to do now is apply for a LARR and submit your ICC to be granted both. So a LARR will validate your ICC report. Still redundant. Only a little less.

Sounds like a plethora of fun to deal with, am I right?

Every Project Will Go Through the ICC

Everyone goes through the ICC because it is validated everywhere. If you want to work in the city of LA or have a project approved there, you need to have the LARR.

Many people don't want to work in the city of LA. The extra step of acquiring a LARR makes the process take longer.

It's like doing a race with hurdles, only to have your track triple the number of obstacles to jump over. Those extra hurdles require more effort on your part and take additional time to jump over.

Foundation repair contractors don't need a LARR to service. However, a LARR can limit products contractors use for repair. If a product supplier has an item a contractor typically uses without a LARR, that contractor would need to use a different or alternate product that can be used in LA. The project will still be completed with no problem, but the products used would be different.

There is a chance you will have to resort to different companies and their products to finish a project in LA.

And even though a LARR validates ICC reports, a LARR can further restrict a product's use.

A LARR will still validate the ICC report for supplier X but limit their helical piers in the city of LA for repair only.

How Does a LARR Benefit a Consumer in Need of Foundation Repair?

It doesn't.

The restrictions a LARR puts on products can be a detriment to the consumer. Some products can't be used for particular foundation repair projects, forcing the contractor to find another supplier with a LARR. If the cost of the new products costs more by any percentage, the cost of the foundation repair also increases.

Trying to expand products and business into the city of Los Angeles takes extra time. The extra time can be well worth the extra business. Performing foundation repair is one thing, but new building construction in one of the biggest cities, with some of the largest buildings on the map, can bring new ventures to your doorstep. Many of these buildings will have deep foundations you can help your business be a part of. If you're unsure what deep foundations are, learn more about them in our article What is a Deep Foundation?

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why are there gaps between door frames, windows, and/or walls?

Brian Dalinghaus — Wed, 24 Aug 2022 00:00:00 GMT

They say the home is where the heart is, where we can be the most vulnerable behind closed doors. You can feel the happiest at times with your family, playing board games, or getting ready to walk your dog. There are times when your house can feel empty. More empty than usual. So empty that you see gaps in areas you never noticed before.

So a question naturally arises: Why are there gaps in my home?

Now you're looking for answers and filling in the gaps in your knowledge on the issue.

Dalinghaus has completed more than 2,000 foundation repair projects since 2011. We are the first to notice the common signs of a failing foundation and report them to you, coming up with solutions to fix your problem.

Finding Gaps Is Not Always Due to Foundation Settlement or Heaving

Organic materials within your home will always experience natural expansion and contraction with changes in moisture. That said it's unlikely you'll see massive-sized gaps due to the moisture content in the home. Gaps in window frames and door frames will have to be noticeable and out of square to be a significant issue.

If you find a single gap in your home next to the upper-right-hand corner of your doorframe, there won't be a direct correlation to a foundation issue. Finding multiple gaps is what becomes more solid evidence. You notice the space by your window frames and the door frames struggle to bond with your walls, whether physically or emotionally. And are these gaps near each other? Are there gaps in specific areas of the house?

You might see one area or another with gaps that have nothing to do with your foundation. If you're seeing multiple areas of your home with an abundance of gaps, your issue might be foundation related. When your home's foundation settles, the framing of your house is being forced out of the square, creating a bunch of different issues. A part of your home looks like the leaning tower of pizza (which also has major foundation issues).

When You Should Inquire About a Foundation Inspector

Sometimes finding multiple gaps, while concerning, may not be convincing enough to be a problem with your foundation.

When you should be concerned is when you see other common signs of foundation settlement. You'll find other signs such as:

Drywall cracks
Stucco cracks
Concrete slab cracks
Ceiling cracks
Tile cracks
Chimney cracks
Leaning chimney
Sloping floors
Doors and windows are hard to open and close
Water leaks

If you notice a multitude of these common signs, look into having a foundation inspector come out. Dalinghaus Foundation Repair will evaluate your home for free. And note we aren't the only foundation repair company in Southern California and Arizona. We encourage you to find multiple bids and figure out which company will work best for you.

Watch our video on the top signs of foundation issues on YouTube.

Other Places You Can Find Gaps

Patios

Your patio moving is more of a sign of lateral movement, or your house moving side to side due to slope-related instances, as opposed to settlement.

Cabinets

Gaps in cabinets will form along the top and bottom. The room's framing adjusts as your home settles, but the cabinets stay locked in place.

Countertops and Kitchen Islands

You will see gaps formed when the framing of the home shifts, similar to what happens with cabinets.

Tile in Floors

When settling happens, the structure isn't settling evenly; settling occurs in your home in certain areas. If there's any part of the interior is affected, it will be the floor. You might not notice these gaps immediately, though something might feel off about your floors, whether it's the gaps in tile, or your floors starting to feel like a slope you can ski or snowboard on.

Chimneys

Chimneys tend to be heavier and pull away from your home. Sometimes they lean into the house, which is terrifying. Your home is a safe space, but your chimney leaning on it for reassurance isn't the most optimal plan for anyone's comfort.

How Bad Do Gaps Have to Be to Seek Help?

It depends; how much are you willing to deal with? If you see more gaps or they become wider over time, you'll see other things happening.

Having foundation issues is like having financial issues. Bills need paying, groceries are necessary, and you pay for a roof over your head. But situations can become worse. Emergencies can happen out of nowhere, whether medical or your car needing maintenance after breaking down. If you procrastinate finances, the future can present more stressful situations. The problems pile up to the point where the weight is almost too much to bear. The situation becomes overwhelming.

The same thing can happen to your foundation. You'll find gaps, then you'll eventually start to see cracks. It might not happen immediately, but it will happen. Over time, those issues pile up. The area of your home affected will cause more stress and do more damage.

Also check out our post: Window and door frames frame cracks

There's not an exact measurement of when you need to seek help. If you're seeing more common signs of foundation issues alongside those gaps, the best time to have your foundation inspection would be sooner than later.

What to Look for If Gaps Aren't Due to the Foundation

Check the moisture levels of your home. Moisture is getting in the house from somewhere, causing the natural materials to absorb and expand. Figure out the location the moisture is entering and figure out a solution to mitigate the problem area.

Issues With Door and Window Gaps

Gaps could cause trouble when trying to lock doors or windows. There can be a safety hazard, though this isn't likely to happen. The circumstance is very situational.

An increase in the size of gaps can give burglars an extra area to break in. Again, this is very unlikely given how situational the circumstances would have to be, but the larger spaces can give them wiggle room if they tried hard enough.

If the gaps are large enough, air will enter and escape your home. Heated and conditioned air will escape. With areas of California and Arizona being very hot over summer, keeping that cool air in and the electricity bill down are good incentives to want to address gaps in your home.

Finally, you don't want to give room for pests coming into your home. If the weather is too hot or cold on some days, any pests will want to escape to a more controlled environment. They'll escape by breaking into your home by any means necessary.

Finding single gaps isn't an issue in and of itself. The times you need to worry are if you see multiple gaps in certain areas along with other foundation-related issues.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Can Foundation Repair Cause More Damage To My Home?

Brian Dalinghaus — Mon, 15 Aug 2022 00:00:00 GMT

It's already hard enough to know your home is showing signs of foundation settlement. You're seeing many cracks in your home, your floors feel as though you can luge down them, your doors and windows are difficult to open and close, there are large gaps you're noticing in certain areas, and your chimney is leaning as though it's failing to run away from the home.

You've heard people say foundation repairs can cause more issues to your home. It's unsettling. It's uncomfortable. Someone planted the seed in your head that it may be true. So here you are, gathering as much information as you can.

If you're worried that foundation repair can cause more issues to your home, this article is for you. We hope to reduce those fears you may have.

Is More Damage to My Home Something I Need to Worry About?

It can happen, though very rare. We're not in the business of making an already bad situation worse.

We get it. You're already concerned about your home. You've had to spend thousands of dollars for this repair that's outside of your control. You don't want anything worse to happen to your home. We know we don't want anything to be worse for your home, either. Potential damage to your home is always a thought. It's something to be aware of, but it's nothing to worry about.

The idea of foundation repair is to improve the condition of your home and relieve stress. The purpose is to relieve stress for you and your home.

What Should Happen During the Repair Process?

Everything that has been affected by settling is what should be fixed. How the house settles is often different; the solution is always the same. It's important to us that your windows can close as smooth as Michael Jackson's dance moves, those cracks don't get worse to the point your home looks like it's falling, and you won't be looking at things from new angles when your floor slopes, your pipes are feeling less stress as though they finished a therapy appointment, etc.

What Shouldn't Happen During a Repair?

We won't make the damage worse. Our job is to positively affect your home; not negatively. Your home is already under a lot of pressure like David Bowie collaborating with Freddie Mercury to create the song "Under Pressure." And like the stress for them was relieved when they created one of the most popular and iconic songs of all time, your home shouldn't get worse with new damage.

Times When Damage Can Be Created During a Lift.

1. After Remodeling Your Home.

Be sure to have your foundation repaired before remodeling. If any repairs occurred to any of the common signs of a foundation settling, damages could happen during the lift.

Here are a few things that can happen to a remodeled home during a repair project:

Doors shaved down to prevent sticking will have wide gaps.
Fixed cracks will need to be redone.
The spackling used to patch the cracks will be squeezed out.
Lifting tile flooring will be loose or cracked.

Unless the settling is severe, we will likely recommend stabilizing, preventing the home from sinking further, so that the remodel won't face damage by raising the home.

2. Workers Are Still People. Accidents Happen.

I wish I could say we were perfect, but that would be a lie. As rare as accidents happen, they still happen. Accidents happening is still a risk with any company you decide to work with. Our production team at Dalinghaus Foundation Repair is well trained. We also have a checks and balances system and have supervisors go out and do job walks. We have procedures to ensure homeowners won't be affected by human error.

There have been times when something has happened such as a window cracking. When we're at fault, we take responsibility for that repair.

3. Drywall Cracks Still Exist.

Drywall cracks can likely reappear when the lift happens, even if patching happened to the cracks. You might expect the cracks to be filled in after lifting, but that isn't always the case. Many people are often surprised to see some cracks still exist.

With those cracks, you will either want to fill in the drywall on your own or hire a drywall contractor that specializes in this kind of repair. Foundation repair specialists don't make for drywall repair specialists. It would be like expecting an expert on giraffes to know everything about elephants. Both species are mammals in nature, but different species.

4. Interior Settlement.

There are occurrences where your house may have a dip on the flooring of your interior. When this does happen, it is either addressed via void fills with polyurethane for a slab foundation or crawlspace repairs for a raised foundation. They're accounted for in the project. We won't lift a home without putting the supporting frames into the repair plan.

5. Plumbing Under Your Home

Is it possible lifting your home resulted in plumbing issues? Possibly. Though it's far more likely your home already had plumbing issues before the lift. The pipes settle with the structure, feeling the pressure with your home. When the structure is being lifted and feeling less stress, the same should be happening with the pipes.

Keep in mind the majority, if not all foundation repair contractors, will exclude pipe damages on the contract. Many variables contribute to damaged pipes, whether the type, how old they are, their condition, etc.

Plumbing on a crawlspace foundation is easy to accommodate. As for slabs, but of that comes from experience. We call DigAlert in California, Arizona 811 in Arizona, to locate and mark up all utilities up to their meters from the outside of the home.

If the job requires polyurethane on a post tension slab, we'll call a GPRS (Ground Penetrating Radar) to allow us to map all utilities and post tension cables.

Can This Damage My Landscaping?

It depends on the situation. For the most part, if a plant may be in the way of where we need to excavate and install equipment, we would have to cut stuff out and throw it away.

But let's say there's a rose bush you've had for 20 years that is precious to you, we won't destroy those and throw them away. In those cases, we've removed them and put them back where they originally were. Foundation repair contractors generally aren't specialists with plants or horticulturalists.

While the landscaping process may look to be a little messy, your landscape will look okay as though we were never there. We aren't creating long-term landscaping damage.

How Much Care Is Being Put to Protect the Home?

Again, our job is to make things better for your home. We take precautions and add barriers to not cause more damage to your home.

It's evident in the number of reviews how much Dalinghaus Foundation Repair provides quality work. We fix the situation. It's not beneficial to you to have a worse situation. Your peace of mind is our concern.

Be sure to have as many opinions as possible to see what you think will be best for you and your home. That way you can make the most informed decision.

If comfortable, you can start here with Dalinghaus Foundation Repair. We're in the business of taking care of your home.

Get Started With Your Foundation Inspection

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Raised vs. Slab-On-Grade Foundations (What's the Difference?)

Brian Dalinghaus — Wed, 10 Aug 2022 00:00:00 GMT

Are you considering remodeling your home? Are you figuring out the best foundation for your home? Are you curious to know what kind of foundation your home has?

Welcome to the battle of many centuries. You'll be seeing these types of foundations for years to come. Raised and slab-on-grade won't be going away anytime soon. Learn more about these contestants as we lay out how these opponents match in a 1v1.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011 in Southern California and Arizona. We've crawled the spaces in the raised foundations when no one else wanted to look. We've lifted slab-on-grade when it was feeling more slab-off. We've accepted both for their benefits and their flaws. It's time to compare so you can place your bets.

What Is a Raised Foundation?

It's a foundation that allows the framing of the house to be above the soil. They oftentimes have accessible crawlspaces. It has a concrete footing that has part of it 12-18 inches below the soil and can go above at many variations of inches or feet. On average, we see the footing go 18 inches above the ground, sometimes three to four feet, but can go higher.

The sill plate is attached and bolted to the concrete footing, making sure the house doesn't become a slip-n-slide.

They're built as high as they need to go due to the materials needed. Anyone is welcome to have a raised-so-much-higher foundation (made up term), but it does cost extra money

Raised Foundation Pros

If there is a plumbing or electrical issue, you can crawl under and fix it. Hopefully, both won't happen since we don't want you to look like any Looney Tunes character when they experience electricity firsthand.
Better with cold temperatures and handles frost layers better.
Frost Layer, the most common depth in which the groundwater in the soil can expect to freeze.
Less expensive on sloping areas such as mountains or hills.
To install a slab-on-grade foundation on a mountainside, which can happen, would be expensive due to having to excavate. Building a raised foundation can be done along a hillside.
Is able to handle flooding better.
Your house generally won't be in a flood-prone area. That said, if you experience six inches of rain, the six inches will hit the footing before it hits the house framing.
Faster to build.
Less concrete for a raised foundation. Concrete takes longer to cure.
If the raised foundation is with a crawlspace, it offers room for storage.
More Remodeling Options.
Piping and electricity are fixed into a slab-on-grade foundation. Piping would require removing the concrete and repouring later.
Raised foundations provide easier access to all your pipes.

Raised Foundation Cons

Moisture issues.
The crawlspace needs moisture mitigation and control with proper venting to prevent moisture build-up, mold, and wood deterioration.
More expensive.
Concrete used to be more expensive back in the day. Nowadays, concrete is as cheap as dirt. We're not even kidding. You can buy a bag of soil and a bag of concrete for around the same price at Home Depot.
Wood is an extra factor, which has recently been more expensive.
Termites and other insects can be a problem.
Higher Maintenance.
Inspections should happen once every one to two years.
Note: It's not required. It's recommended since Raised foundations have wood as an additional material compared to slabs.

What Is a Slab -on-grade Foundation?

This type of foundation consists of two parts:

A Concrete Slab, This is what your home sits on top of at the surface of the "active zone," or the area the soil is most susceptible to the elements. This slab can be four to six inches thick.
A Footing, this goes around the perimeter of the slab, as well as areas where there may be load-bearing walls (walls that carry a significant amount of weight, usually a floor or roof structure).

The footing is what bears the weight of the home instead of the concrete slab.

Slab-on-grade Pros

Less maintenance.
Pipes and electricity are built into the concrete.
There is no crawlspace to crawl in.
While both can accommodate different flooring options, installing tile, carpet, wood floors, or laminate on a slab is easier.
Protects from termites and other pests from the slab.
Monetarily less to construct.
Concrete used to cost more back in the day. Now, concrete is much cheaper to purchase and install.
They are very sturdy.

Slab-on-grade Cons

The concrete slab sucks in moisture.
Concrete is porous. Think of it like a sponge when it's exposed to water.
More exposure to flood damage.
A concrete slab is prone to cracking.
This is due to variations in weather and moisture. While concrete is strong, variations in moisture will cause portions to expand and contract.
Fewer options for home remodeling.
Pipes are sealed in concrete when the slab is installed. You would have to take out the concrete and repouring later.

So who do you place your bet on as the winner? It's not for us to decide. You have the power to make that decision.

Hopefully, these foundation comparisons have helped you. When it comes down to it, there is no poor foundation, unless constructed poorly. Both are capable of supporting your home.

Do you still have questions about these foundations? Is it still unclear what type your home has? And while both foundations are good and do the same thing, you may still have concerns about your home. Schedule a free home evaluation today!

Get Started With Your Foundation Inspection

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Are Deteriorated Sill Plates Fixed?

Brian Dalinghaus — Mon, 08 Aug 2022 00:00:00 GMT

If you've ever lived in the mountains, it's easy to see there are plenty of slopes. It's why families have so much fun, getting their sleds ready to slide downhill. Other things can go downhill, right? Don't let slippery houses escape you on a slippery slope.

If your house is on a raised foundation with a crawlspace, your home may not be secure as you think. You don't need insecurity in your life, especially when it can be so easily fixed. No need to have everything you've worked for go downhill. Make sure your sill plates are okay. If they need fixing, get them fixed.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011 in Southern California and Arizona. We've crawled through those crawlspaces of nightmares, looked at those bad sill plates that would make your home slip over a banana peel, and fixed them so your home can endure all hardships in life.

The Importance of Sill Plates

These are large pieces of wood that are bolted to the footing of your home. Crawlspace, or raised, foundations are what have sill plates, part of our framing repair work. If you have a slab-on-grade, the sill plate is one component you don't need to worry about. They'll install either 2×4 or 2×6 pieces of wood.

Why Sill Plates Need Repairing

It is the part of your home that keeps the house's frame attached to the foundation. You don't need to hear someone say "butterfingers" when your home somehow trips from on top of the foundation it's meant to sit on.

How Do I Know They Will Need Replacing?

Here Are Common Signs to Look for When Checking Your Crawlspace

Warped wood deteriorated from moisture.
Holes in the wood (likely caused by termites or other insects).
If the bolts holding the structure to the concrete footing are rusted.

If you're unsure if they need replacing or haven't checked, Dalinghaus Foundation Repair is willing to evaluate your home for free! We understand going into a crawlspace isn't the most fun, especially if you have to deal with creatures of the night, we still haven't encountered vampires, thankfully. Only bats that haven't transformed.

The Sill Plate Replacement Process Step-by-step

Step One, the Inspection

One of our home inspectors will check out the extent of the damage to your sill plate, as well as the rest of the house. This process takes anywhere between 60-90 minutes. The next day at the very latest.

The end of this step will depend on if you decide to move forward with the process.

Step Two, Engineering and Permitting

The Engineering and permitting process is necessary to continue. Engineered plans are created to give to the city. That way it can be approved for permitting. This process can take 4-16 weeks regardless of who you go through.

After this is all done, we can schedule the project and begin!

Note: We schedule projects about eight weeks in advance due to backlogging on our calendar. While it may seem so far in advance, it is so we are properly prepared. We aren't going to rush projects. We want to make sure you have nothing to worry about in the future.

Step Three, the Sill Plate Repair Process

Our production team goes inside your home's crawlspace to shore up, or support, the perimeter. We use hydraulic hand jacks and place temporary girder beams on them to lift the structure off the old damaged part of the sill plate.

The part of the home is usually lifted about two inches depending on the damage. 2. The old piece of wood is removed, being replaced by the new piece. 3. After replacing the piece, we slowly bring the house down, usually not with music, to be sure everything is in place and the whole frame rests on that sill plate. 4. If there are no gaps after lowering the house, we will bolt down the sill plates to the concrete footing

Step Four, the Project Is Complete!

When everything is finished, we will send you a closing packet two to three weeks after with all the complete information.

If there is a large part of the house that has damaged sill plates, we don't lift the whole house. We lift and replace portions at a time.

This part of the process takes one or two days.

Equipment the Team Uses

Hydraulic Hand Bottle Jacks
Think of this like a jack you use to lift your car.
At least two are used per girder beam.
Pieces of wood for the girder beams to provide temporary support.
Wood for the sill plate.
Chipping hammers.
Cuts the wood into small pieces.
These are necessary depending on the condition of the old wood.
Power Hammer
Pry Bars
Bolt grinder.

Are There Other Things That Need to Be Replaced Aside From the Sill Plate?

If we tell you only the sill plate needs replaced, it will only be the sill plate. We won't surprise you with extra costs for parts of your house that don't need to be addressed.

We'll sometimes recommend having seismic retrofitting, which involves completely securing the home to the foundation so it isn't susceptible to earthquakes.

Some older homes did not accommodate for seismic activity when they were initially built, which is where retrofitting, or installing after the fact, comes in.

Can I Do the Work on My Own?

It's definitely possible. No one doubts your capabilities in doing this repair on your own, let alone Dalinghaus Foundation Repair. Though there are factors to keep in mind:

Time commitment.
Renting or purchasing equipment.
The permitting and engineering process for a foundation repair project is expensive.
Permitting varies from city to city.
Doing it on your own might be frustrating.

Dalinghaus Foundation Repair does everything we can to make your process simple and easy. Replacing sill plates isn't exactly the most fun thing to do in your free time, though some people still collect stamps (no judgment). It's probably very stressful for you. This is why we use production teams of three experienced people who often do these repairs. They know what they're doing, they're swift and will get the job done.

Whoever you feel the most comfortable with may be best for you. Or maybe you prefer doing the job on your own. What matters is the decision you make resulting in your better quality of life.

How Much Does It Cost for Sill Plate Replacement?

Note: the cost of labor and materials is already included with this price. We're not going to surprise you with more material and labor fees. Dalinghaus Foundation Repair wants to make this as simple for you as possible.

If your crawlspace is small, we understand you don't want to crawl around like a caterpillar unable to turn into a butterfly. When you get out of that crawlspace, you'll look more like a moth.

Get Started With Your Foundation Inspection

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Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why Is My Sill Plate Deteriorating?

Brian Dalinghaus — Wed, 03 Aug 2022 00:00:00 GMT

Are you concerned about the wood at the bottom of your home? Sometimes it's hard to tell if your home's foundation is okay. Maybe the wood in your crawlspace looks like a warped painting from Jonah van Mullem. The wood connected to your footing has holes like the book and movie starring Shia LaBeouf cleverly named Holes.

Or maybe you're thinking, "I think there's an issue with my sill plating." Maybe you're not sure, but are doing your due diligence to investigate.

Regardless, there may be a chance your sill plates are deteriorating. If you want to know more about what to look for and why your sill plates are deteriorating, this article is for you.

Our team at Dalinghaus has completed more than 2,000 foundation repair projects since 2011 across Southern California and Arizona. We can tell you what is happening under your house and whether those sill plates are okay. So let's get started.

What Are Sill Plates?

Sill Plates are the pieces of wood attached to the footing of the home, anchoring the home to the foundation. It is made with either 2×4 or 2×6 pieces of wood set down horizontally. It's the bolted in-between piece keeping the frame of your home attached to the footing so it won't slide off the foundation.

You will find Sill Plates on Raised and Slab-on-grade Foundations.

What Causes My Sill Plates to Deteriorate?

1. Moisture

Wood is like a sponge in the sense that it can absorb and lose moisture, causing it to expand and contract. Some parts of the wood will be affected more than others depending on where the water is concentrated.

2. Termites/other Insects

You may never see termites, but you will see the holes they create as they eat the wood from the inside out. What termites do is eat the cellulose from the wood. Unfortunately, they won't stop eating. As they eat the wood, the piece will grow weaker and weaker.

If it's not termites, it may be bugs such as carpenter ants, which create tunnels in wood for their nest. These tunnels don't have any debris. Greater damage is done to weaken the wood the longer carpenter ants are inside of a structure.

If you happen to spot this damage from termites or other insects, call an exterminator. Most places won't begin repairs until the threat is taken out. Replacing the wood doesn't get rid of the problem, meaning it is likely the threat will still be present after the wood is replaced. There is no need to waste your money to have it replaced again in the future. Don't even risk it if your Sill Plate will be replaced with treated wood.

Will My House See Deteriorated Sill Plates?

If you have an older home, it's always a possibility. Houses weren't being built with pressurized and treated wood back in the day as they do now. The wood used would inevitably deteriorate when exposed to the elements.

This isn't to say Sill Plate deterioration won't happen with new homes. Maybe someone forgot to pamper a plank of wood by asking about its hopes, dreams, and interests. That's one way to know the wood hasn't been treated well.

Or what actually happened is someone didn't do the best job of injecting preservatives into the wood using high pressure.

Either way, older homes are more prone to deal with Sill Plate deterioration. Though it's not necessarily how old the home is; it's whether moisture is getting in.

What Are Signs to Look For?

-Check to see if the wood starts to look warped.

-Discoloration.

-Holes in the wood.

The signs are visual. You (or a foundation inspector), would have to go into the crawlspace and see any issues. It's not something you can see from upstairs. And you won't be able to feel anything wrong with your sill plates from your first floor. If you can, you may have larger issues such as your sill plate completely disintegrating.

If for whatever reason you are not able to go in that crawlspace, we would recommend you find someone to inspect those sill plates around every year or two.

Dalinghaus Foundation Repair is willing to do a free evaluation of your home. It doesn't have to be us, though. Go to whoever you might feel the most comfortable with.

Are There Areas That Are Generally More Prone to Deterioration Such as the Middle or Corners?

Not really. It's wherever water can build up. If a part of your wood reminds you of an episode of Spongebob Squarepants, that's a good place to start looking.

Does Sill Plate Deterioration Happen Often?

It's not seen too often at Dalinghaus Foundation Repair. It isn't very common, though we do go on a couple of inspections a week that involve sill plates.

Can I Get This Replaced on My Own, or Do I Need to Hire Someone?

Technically, you can fix the problem on your own, though it might not be cost-saving. The project will need an engineer to take a look at the project and it will need to be permitted.

It will be a lot of effort with paperwork, as well as using special equipment and materials.

Overall, it depends on the work you would want to do.

How Can I Make Sure My Sill Plate Won't Deteriorate in the Future?

Ensure there isn't any moisture buildup, especially with water pooling or sitting on the wood. Be sure you have good ventilation and drainage. Prevent water from getting under your foundation.

Dalinghaus Foundation Repair is more than happy to help you with your foundation concerns.

Get Started With Your Foundation Inspection

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Will my HOA Cover Foundation Repair?

Brian Dalinghaus — Fri, 29 Jul 2022 00:00:00 GMT

Look, we get it. Things come up and emergencies happen that drain the bank account. There are bills to pay, your car breaks down, inflation makes items more expensive, your dog needs a vet appointment after eating too much chocolate, you need new clothes for your kids as they grow up, you're paying hundreds of dollars monthly toward your Home-owners Association, and everything is adding up more and more.

Then you notice cracks on your walls both in and outside of the house. Windows and doors are sticking together. And as you look out your window, you're looking at life at literally a different angle.

Your house is going further into the ground, or it's heaving upward.

Of course, finances can be a struggle when the most unexpected things surprise you in life. Debt can be a concern. Though what if there's a way to alleviate that stress?

If you live in an HOA community, there is a chance you might not need to pay a cent. If finances to repair your foundation have become a problem, Dalinghaus Foundation Repair is here to help see if your HOA will help cover your repair.

Our team at Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011 across Southern California and Arizona. Financial aspects are a concern, though that doesn't mean you have to figure them out by yourself. If you want to see about your HOA covering your repair, this article is for you.

The Purpose of an HOA

I'm sure you're reading this and thinking, "wait, I know how an HOA works." That's fair. Sometimes it's good to be reminded of how operations work where you may live. Not all HOAs are run the same way. Yours may work a little differently, though there are common aspects to almost all of them.

An HOA, or homeowner's association, is an incorporated non-profit governing board in a community that creates and enforces bylaws known as Covenants, Conditions, and Restrictions (CC&Rs). They make rules in planned communities and enforce them. HOA boards are all voluntary, meaning they take the brunt of complaints from their respective communities, as well as let homeowners know if rules are being broken.

HOAs are like the parent who volunteers at an elementary school to make sure the children don't get out of hand during recess. They give warnings when rules are being broken. They also make sure things run smoothly on the playground.

What Decision-making Does an HOA Have?

An HOA influences exterior aspects of the home such as hiring who cleans the pool, who's hired for landscaping, gardening services, fulfilling maintenance requests, and maybe who will do the foundation repair on your property.

How Does an HOA Finance and Budget?

Again, HOAs are non-profit organizations, meaning they have members instead of shareholders.

An HOA is able to fund minor projects for you such as fence repair or painting an area of your home's exterior, though major projects such as solar, large roofing projects, and large foundation repair projects have to go through special assessment and board meetings to be sure everyone in the community is on the same page with those future projects.

What Damage Should I Look for With My Foundation?

It's fair to say not all HOA volunteers understand what it means to have a damaged foundation. They may see something looks off with their home, though they may not know the exact issues. Here are common signs you may see with a damaged foundation:

Cracks in stucco and drywall.
Doors not opening or closing properly.
Damp walls, leaks, or water intrusions.
Floors are slanted.
The chimney starts to lean.
Gaps between walls, windows, or doors.
In an older home with carpet or tile, there might be cracks on your floor.

How Do I Know If My HOA Covers My Foundation Repair?

The best way for you to know is to read your community's CC&R. We understand the reading is about as dry as overcooked chicken, especially when lawyers are writing them. The CC&Rs will let you know what you can and cannot do with your home or condo. You'll need to keep in mind these documents vary depending on the community.

It's not the most exciting thing to do, especially with how much of a pain legal jargon can be. We understand reading legal documents can be as exciting as watching one of the three gray shades of paint your HOA allows you to choose dry. If you are able, consider finding a lawyer to read those documents for easier understanding and to figure out the legalities. If the documents are written by lawyers, they are likely to be understood by lawyers.

How Likely Is It That My HOA Will Cover My Foundation Repair?

It depends. When it comes to HOA communities, they cover the exteriors of your home, where the homeowner is responsible for the interior. So an HOA will likely cover the minor fix to your broken fence, but they won't cover the repair to fix your living room wall when you were getting too into your VR game, resulting in a hole in your drywall.

How Often Does Your Company Work With an HOA?

It varies. Dalinghaus Foundation Repair will probably hear from an HOA homeowner once every couple of weeks. This said we have no issue working with any HOA and attending board meetings.

How Long Will the Process Take With an HOA?

With it acting sort of like a government entity, it can take a few months. It depends on the committee meetings, working with the HOA board meetings, and having discussions with Structural Engineers. For larger projects, it has sometimes taken a couple of years between the initial inspection and starting the repair project.

Smaller projects involving foundation repair have to get the city and engineers involved, conference calls may be required and you may or may not want to be involved with their meeting, they'll more than likely want you available to explain what is happening in further detail.

What Are Some Circumstances Where an HOA Has Covered the Foundation Repair?

On an individual instance, let's say your CC&R requires you to have one tree in your front yard. If the root system extends to be like Doc Brown's hair from Back to the Future, those roots can make contact and raise the foundation of your home. In those cases, the HOA has covered the foundation repair, understanding it's "gotta go back" to being level.

On a larger scale, let's say multiple foundations of homes in your vicinity experience some sort of sinking, making it so you can pose like Michael Jackson at multiple locations. It is more than likely the HOA will have the cost covered due to it affecting multiple properties on a larger scale.

With larger-scale projects, know that your HOA will want the project done sooner than later, especially when they don't want to be responsible for further damages to multiple properties.

Will My HOA Cover My New House If It Starts to Sink?

New houses won't be covered by the HOA if your house is new. At that point, the housing developer will be responsible for covering the cost of repairs.

What Can I Leverage to Have My HOA Cover My Foundation Repair?

There is obviously the legal element, which is a hassle for anyone to deal with on its own. If for whatever reason your HOA is being difficult, attempt to leverage it in these ways:

The repairs need to happen sooner than later, or else it will cost someone more money as the issue gets worse.
Costs will likely increase on products for the repairs in the future, making repairs more expensive.
HOAs are community focused. They want their communities to look symmetrical. A noticeable foundation issue can be an eyesore, whether for neighbors or future buyers.
It can concern other homeowners about the foundation problems of an individual place or it impacting multiple units.

Do these leverages always work? No. Regardless, it won't hurt to let the people in charge of your HOA consider these factors.

And when you do attempt to leverage with your HOA board, remember to be kind. Those on the board are volunteers who have to put up with a lot of flack while unpaid as it is. There's no need to have foundation issues in other areas. Dalinghaus and other foundation repair companies can't help with that.

Also read: Push Piers and Helical Anchors

Is It Even Worth Attempting to Get My HOA to Cover My Foundation Repair?

It depends on the amount and if you can afford it. You can have a contractor like Dalinghaus give you a proposal. And you will want a structural engineer on your side to give you the ammunition you will need. Maybe see if other neighbors are dealing with similar issues. Have your ducks in a row to present to the HOA board. Then see about negotiating the problem.

When it comes down to it, the worst they can say is "no." It doesn't hurt to ask, especially if it can save you both time and money.

If My HOA Won't Cover My Foundation Repair, What Alternatives Can I Look Into?

Look into getting your project financed. Dalinghaus Foundation Repair works with financial companies such as Greensky and Enerbank for a variety of loan packages for this type of work.

If you live in Southern California, Arizona, or Nevada, you can schedule a Free Evaluation by clicking the link below.

The free evaluation will help you understand what is happening with your home, where you're home is being affected, and the total cost. That way you can talk to your HOA at some point starting today.

Get Started With Your Foundation Inspection

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Type of Foundation Do You Have?

Brian Dalinghaus — Mon, 13 Jun 2022 00:00:00 GMT

Do you live in Southern California or Arizona and you're not quite sure what type of foundation your house has? Maybe you recently moved in or perhaps you've lived in the home for years but you're not a house builder and have never worried about the kind of foundation that supports your home. If you want to be able to determine what type of foundation your home has and the pros and cons associated with each, this article is for you.

Our team here at Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011 across Southern California and Arizona. We're here to help you get to the bottom of foundation issues you may be facing, and that starts with understanding the kind of foundation you have!

This article covers the three main types of foundations used in the construction of homes and how a homeowner can spot the differences between those 3 kind of foundations.

The Types of Foundations Used by Builders in Home Construction

Throughout the country there are several main foundation types used in home construction. Slab foundations are one of the most common and seen in almost every state. Last but not least are crawl space foundations which come in several varieties resulting in a raised foundation.

Building codes and location of the home are going to be the two largest determining factors in the type of foundation your home was constructed with. Let's dive into the specifics of each foundation type.

Slab Foundation (Slab on Grade)

Slab on grade foundations can be found in just about every state in the country, but they're most prolific in areas that don't experience ground freezing and thawing. These are one of the most simple foundations to understand in that the foundation is made up of a slab of concrete sitting directly on grade or dirt. This means there is no open air between the home's flooring and soils beneath it.

It goes:

Most slab foundations are 4-8 inches thick with 18"-36" footings around the perimeter of the home. They can either be monolithic meaning poured all at once, or it can be several different sections... though monolithic slabs are much more common.

How to Spot a Slab Foundation

Now that we know a little bit more about slab foundations it's time to discuss how a homeowner can spot a slab foundation.

The first thing you will want to do is determine if there is an area, or space, under the home's flooring. This space would be what is typically considered a crawl space and is usually 18"-24" in height.

You can also walk around the perimeter of your home looking for ventilation holes or access points on the lower 18" of perimeter walls.

Home's build with a slab foundation will also look like they're sitting on level ground rather than being raised up off the ground.

This is our team lifting a slab foundation that had settled several inches in Mission Viejo, CA.

Pros and Cons of a Slab Foundation

While slab-on-grade foundations are one of the most common they definitely have their pros and cons. As we mentioned before you'll typically find slab foundations in areas that don't experience ground freezing and thawing. This is due to the fact that continuous cycles of freeze/thaw leads to constant expansion and contraction of the surface soils. These cycles of freezing and thawing will inevitably lead to cracks from undue load stresses put on the slab. Let's dive into more of the pros and cons:

Pros of a Slab Foundation

Cost effective
Impervious to bugs and termites
Simple & Solid (usually)

Cons of a Slab Foundation

Utilities ran through slab, require breaking out areas of foundation for repairs
Little protection from flooding
Lack of storage

Crawl Space Foundations

Crawl space foundations, or raised foundations, are the second most common type of foundation found in Southern California and Arizona.

These crawl space foundations utilize poured concrete footings to bear the load of the home along with posts and pads in a grid like manner to support the interior of the home and its flooring. We often see wooden posts with concrete pads, but that isn't always the case.

How to Spot a Crawl Space Foundation

Now that we know what a crawl space foundation is let's talk about how a homeowner can spot one!

One of the easiest ways to determine if a home has a crawl space to to walk the exterior perimeter of the home looking at the bottom 24 inches of the walls. You'll be looking for vents, grates, or access points that someone could crawl through. It's important to note that not all crawl space homes have exterior access points and they can sometimes be found on the floors of closets.

Want some better visuals of what a crawl space foundation looks like? Watch this video on YouTube of our team making repairs to a crawl space foundation that was well over 120 years old!

Pros of Crawl Space Foundations

Extremely durable to floods and high ground water
Provide better airflow under the home during summer months
Access to utilities like plumbing, gas, and electrical

Cons of Crawl Space Foundations

Can be difficult to crawl through and navigate
Ventilates cold air during cooler months
Wood materials susceptible to moisture and termites

Book a free evaluation

In this article, you learned about the 3 most common types of foundations found in the United States and how they're constructed. You also learned how you, as a homeowner, can determine the type of foundation your home has.

Dalinghaus has been in the foundation repair industry since 2011 and has completed more than 2,000 foundation projects in that time.

If you live in Southern California or Arizona and would like to book a free evaluation, click on the blue Schedule Your Evaluation button below

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What is Shoring Up a Commercial Building?

Brian Dalinghaus — Fri, 03 Jun 2022 00:00:00 GMT

Do you live in LA, San Diego, or Phoenix with big, tall skyscrapers jutting up towards space or other large commercial buildings? Office buildings, warehouses, hotels, restaurants, and retail buildings all fall under the category of commercial buildings. Occasionally, these buildings require extra structural support via shoring. If you want to learn how the shoring process works for commercial and industrial buildings, this article is for you.

We here at Dalinghaus have been in the foundation repair industry since 2011 and have completed more than 2,000 foundation projects across Southern California and Arizona, including commercial buildings that needed shoring up.

In this article, you will learn the most common reason why commercial buildings require shoring and how the shoring process works involving push and helical piers.

Why Do Some Industrial Buildings Require Shoring?

Shoring commercial buildings in the city is particularly prevalent when structure requires any type of repair that requires extensive excavation. As large amounts of soil are removed, the buildings around the project structure lose the soil structural support.

In order to ensure the buildings nearest to the excavation site are not damaged and retain their structural integrity, shoring is utilized as a precautionary measure.

What Is Shoring?

Shoring is the process of supporting a building or structure and is utilized during repairs, modifications, or when a building is in danger of structural failure. The phrase "shore up" is taken from the word "shore", signifying to "prop" timber against a building to provide additional structural reinforcement.

Shoring With Steel Pier Systems: Push Piers, Helical Piers, & Helical Tiebacks

Commercial shoring is often considered a temporary measure; however, it doesn't have to be. Shoring with steel pier systems provides permanent support. Steel pier systems include push piers, helical piers, and helical tiebacks. These steel pier systems act as an underground stilt support structure, lodging into bedrock and/or competent, load-bearing soil.

Steel pier systems are:

Comprised of galvanized steel to impede rust/oxidization
Driven to an average depth of 25 to 30 feet
Comprised of three main components: remedial bracket, starter, & extensions

Steel pier system shoring will not only provide adequate support during an extensive renovation of a neighboring building but provide long-lasting reinforcement against expansive soil (the number one cause of structure settlement).

To learn more about expansive soil, read our article: What is Expansive Soil & How Does it Cause Foundation Settlement?

Is Steel Pier Shoring Right for Your Commercial Building?

In this article, you learned the definition of shoring, the primary reason why commercial buildings require industrial shoring, and how steel pier systems provide permanent support against weak, non-load-bearing soil.

Dalinghaus provides a number of foundation repair solutions, from steel pier systems, polyurethane deep injection, and carbon fiber crack repair, to post and pad replacement. We believe educated homeowners and business owners make the best decisions.

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What the Heck is Slope Creep?

Brian Dalinghaus — Fri, 27 May 2022 00:00:00 GMT

Do you live on an Orange County hillside with a gorgeous vista, but your patio, deck, or pool is starting to slide downhill? Not certain how to protect your home? If you want to learn what slope creep is and how to best defend your property against hillside erosion, this article is for you.

Our team here at Dalinghaus Foundation Repair has helped hundreds of Orange County homeowners stabilize and secure their homes against slope creep. With more than 2,000 foundation projects completed since 2011, we can help you reclaim your property.

This article covers the definition of slope creep, common signs and symptoms of slope creep, and the best lines of defense against lateral movement.

What Is Slope Creep?

Slope creep is the slow, gradual downward displacement of soil, rock, and organic material. Slope creep causes lateral movement which can be observed through tilted electricity/phone poles, trees, or any object secured into or on a hillside.

Slope creep can seriously damage your home's foundation over time, in addition to your home's framing, gas lines, water lines, swimming pool, etc, resulting in thousands of dollars of property damage.

Slope creep falls into two different camps:

Ascending, the slope moves away and downward from the home (as in, the home is built onto an eroding hillside/slope)

Descending, the slope/hillside moves towards a lower elevation home (as in, the home is built at the bottom of a hillside/slope)

Common signs and symptoms of slope creep and lateral movement includes:

An increasing gap between the concrete hardscape, pavers, patio, or deck and home
Stairstep cracks in property line walls
Tilted and cracked retaining walls
Angled water level in the pool
Fresh pool mastic angled about three-quarters-of-an-inch to the pool deck (an ineffectual Band-Aid for the gap)
Deck support beams kicking outward

It's important to make the distinction that slope creep is not a landslide, mudslide, rockslide, or any type of violent, quick downward wash of soil. It is a slow geological process, like the Colorado River cutting out the Grand Canyon.

However, slope creep can be exacerbated by poor drainage, little to no hillside vegetation, and seismic events.

Note, as a general rule of thumb for slope creep, it is the top six-foot layer of soil that shifts.

Slope creep is particularly prevalent in Orange County and is a common deciding factor in home condemnation for hillside communities.

Slope Creep Mitigation

The two most common forms of slope creep mitigation are retaining walls (to intercept the slope) and steel pier underpinning (to secure and stabilize homes and decks against lateral movement).

Retaining Wall Slope Creep Mitigation

Retaining walls are created to intercept and retain the slope and bear the brunt of the lateral load. Here at Dalinghaus Foundation Repair, we utilize our Orange County piers, beams, helical piles, and anchors in conjunction with our retaining wall systems. This supports lateral loads and supplies vertical loading support, so the retaining walls are less likely to settle.

To learn more about retaining wall costs, read our article: How Much Does a Retaining Wall Cost (New & Repaired).

Steel Pier System Slope Creep Mitigation

Steel pier systems don't impede the slope from eroding, but do help support, secure, and protect homes, decks, and pools that are built on precarious hillsides. Helical tiebacks and helical piers are utilized as underground stilt support systems, locking into competent, load-bearing soil.

To learn more about steel pier underpinning cost, read our article: Underpinning Cost, Steel Pier Systems.

Often, securing and stabilizing hillside slopes involves using both a retaining wall and steel pier underpinning to secure the structure in question.

Is Your Slope Creep Serious?

In this article, you learned the telltale signs of slope creep and the two most common lateral movement mitigation methods. You also learned that slope creep is a slow geological process that is exacerbated by wet weather and seismic events.

Dalinghaus has been in the foundation repair game since 2011. We've seen our fair share of homes falling off hillsides.

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What is Expansive Soil & How it Causes Foundation Settlement?

Brian Dalinghaus — Tue, 03 May 2022 00:00:00 GMT

Is your foundation settling, sinking, or capsizing full-titanic into incompetent, non-load-bearing soil? Not sure why? If you want to learn how expansive soil is the root of foundation settlement and unlevel homes, this article is for you.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011 across Southern California and Arizona, from steel pier underpinning to polyurethane deep injection. Foundation education is always step numero uno when it comes to homeowners making well-informed decisions.

This article covers the definition of expansive soil, how it results in foundation settlement, and the best ways to address foundation settlement. By the end of this article, you will know the primary signs and symptoms of settlement caused by expansive soil.

What Is Expansive Soil?

So, what the heck is expansive soil? Expansive soil is clay, silt, loam, or any soil that is particularly prone to expansion or shrinkage in direct variation with the water table. In short, expansive soils swell when water is present and shrink as the water evaporates.

Expansive soils follow a seasonal and cyclical pattern, expanding in the winter months and drying out in the summer. Expansive soils are made up of minerals (incredibly fine particles) with little to no organic material and are therefore difficult to drain.

Currently, California and Arizona are experiencing one of the worst droughts in recorded history, which translates into an incredible amount of settlement as the baseline water level continues to sink lower and lower. This is part of the reason we've so much settlement over the last few years instead of heaving.

Smectite
Bentonite
Montmorillonite
Beidellite
Vermiculite
Attapulgite
Nontronite
Chlorite

Expansive soils are found in every state but are especially prevalent in California, Nevada, Arizona, Colorado, and other southwest states.

How Does Expansive Soil Cause Foundation Settlement?

Expansive soil is weak, incompetent, non-load-bearing soil that has difficulty sustaining the heavy load of a home above grade (the ground), causing the home to sink into the earth. If only soil could hit the gym, we'd be in luck, but the soil can't strengthen or densify itself.

Homes rarely settle uniformly. Typically, homes sink with one section settling at a significantly faster and steeper rate than the rest of the home.

This pressure is often transferred up and into the interior framing of the home, warping doorframes and causing doors to stick.

Imagine taking a crisp, new playing card and bending it back and forth repeatedly.

Obviously, this weakens the initial integrity of the card. Expansive soil's consistent swelling and shrinking have the same effect on the structural integrity of your foundation, bringing a long list of nasty signs and symptoms.

Signs and Symptoms of Foundation Settlement Caused by Expansive Soil

Sloping/bowed floors
Sticking doors and windows
Cracked drywall, stucco, or footings
Leaning and cracked chimneys
Cabinets pulling away from the wall

For a more in-depth and visual-friendly guide to the signs and symptoms of foundation settlement, read our article 5 Signs and Symptoms of Foundation Issues (Foundation Settlement & Foundation Heave) .

Expansive soil causes up to 2.3 billion dollars in damages across the nation every year, destroying pipelines, roads, houses, and other structures. In short, expansive soil can make your home a miserable place to live and significantly decrease your property value.

Best Ways to Address Foundation Settlement Caused by Expansive Soil

The good news is that there are long-term solutions to combat foundation settlement caused by expansive soil. You don't have to live with those steep fun-house floors or nasty drywall cracks that give off Stephen King vibes.

Common forms of addressing foundation settlement include:

Mudjacking, pumping slurry beneath your foundation
Underpinning, utilizing steel or concrete piers to support your foundation
Polyurethane Injection, use polyurethane foam to support and/or fill voids beneath your foundation
A push pier/helical pier and polyurethane combination

Steel pier underpinning is the current industry favorite in combating foundation settlement.

Steel pier underpinning utilizes push piers and/or helical piers, steel pipes that are hydraulically driven into competent, load-bearing soil and anchored to a foundation's footing via a remedial bracket to secure, stabilize, and/or lift the structure.

Check out our case study Repairing A Raised Foundation With Helical Piers In Ojai, CA

Steel pier underpinning is fantastic because it circumvents the weak soil, piercing right through it to lodge into bedrock.

In laymen's speak, push pier and helical pier systems are like underground stilt-support systems and often allow for the home to be lifted to maximum practical recovery.

Will Steel Pier Underpinning Work on Your Home?

In this article, you learned that expansive soil is a broad term encompassing clays, silts, loams, or any type of soil that significantly expands and shrinks in direct correlation with the water level. You also learned signs and symptoms and that underpinning is the most common form of repairing foundation settlement.

Dalinghaus Foundation Repair has been in the foundation game since 2011 and has completed more than 2,000 foundation projects in that time. We've utilized steel pier underpinning to help hundreds of homeowners reclaim their homes.

To learn more about steel pier underpinning and its average cost, be sure to read our article Underpinning Cost, Steel Pier Systems.

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How NOT to Fix Your Sticking Doors

Brian Dalinghaus — Fri, 29 Apr 2022 00:00:00 GMT

Does your home have doors that are difficult to open and close? Do you have doorframes that are noticeably crooked or out of square? Before you dive headlong into Google to query how to fix a door that sticks, get the facts. If you want to know the common repair methods that do not work to address sticking doors and crooked frames caused by foundation settlement, this article is for you.

Dalinghaus has been in the foundation repair game since 2011. We have serviced hundreds of foundations in Southern California and Arizona. We have assisted numerous homeowners to eliminate sticking doors and crooked doorframes, reclaiming their homes.

This article covers how sanding and shimmying doors do not provide long-term repair against foundation settlement. In addition, this blog post covers how steel pier underpinning is the best repair method to combat foundation settlement doorframe issues.

How Not to Fix Crooked and Sticking Doors Caused by Foundation Settlement

Dalinghaus Foundation Repair is all about saving you time, effort, and money. Here are the two biggest faux pas we see homeowners do when attempting to address sticking doors caused by foundation settlement.

Sanding down sticking doors is a very common method of addressing difficult to open and close doors. The sandpaper is utilized to grind down the door and/or the door frame to reduce the amount of contact. Door sanding is particularly helpful in humid climates where doors swell and stick due to excess moisture.

Door planing is also a common quick fix and involves using a door trimmer or electric hand planer to shave the door down, enlarging the gap between the door and door jamb/floor.

Door planing typically requires that the door is removed; however, the top edge and latch edge of the door can be planed without fully removing the door off its hinges. Door planing requires a touch-up sealer or finish to match the original color scheme.

Door planing is utilized on new doors or to trim doors that have swelled due to moisture.

While door sanding and planing are viable repair options during normal circumstances, neither option permanently addresses sticking doors or crooked doorframes caused by foundation settlement.

Foundation settlement is when a foundation sinks into incompetent, non-load-bearing soil. Uneven settlement exerts a tremendous amount of pressure on the foundation, which is transferred up and into the interior framing, warping doorframes and causing doors to stick.

Ultimately, if you choose to have your foundation repaired and lifted back to maximum practical recovery, you will need to replace your sanded down and planed doors because the frames have been returned to square.

Don't Shimmy Your Sticking Door

Door shimmying relevels crooked doorframes and helps doors open and close with ease.

This procedure involves removing the pre-hung doorframe, adding shims to the doorframe's sides, adjusting the shims so the doorframe will be level, screwing the door shims into place, and reinstalling the door/trim.

Shimmying a doorframe with a perfectly level foundation works wonders for correcting crooked doorframes and freeing up sticking doors.

Shimmying a crooked doorframe caused by foundation settlement is not a long-term repair, as the home will simply continue to settle if the expansive soil is not addressed. In addition, if the home is eventually returned to maximum practical recovery during a lift, the doorframe will need to be adjusted to match the newly level interior framing.

In short, shimmying a crooked doorframe caused by foundation settlement at best offers a temporary solution for a long-term compounding problem and, at worst, needs to be corrected after a foundation lift.

How to Fix a Door That Sticks via Steel Pier Underpinning

Sanding, planing, and shimmying don't address sticking doors caused by foundation settlement in a permanent capacity. If you're looking for a permanent fix, steel pier underpinning is step one to reclaiming your doorways.

Steel pier underpinning utilizes an underground stilt system where piers are driven to competent, load-bearing soil and support the load of the home.

Steel pier underpinning with push and helical piers can help relevel your home's foundation, alleviating the stress exerted on your foundation and correcting the warped internal framing.

To learn more about underpinning, read our article What is Underpinning (Definition, History, & Types).

Not Certain If Your Sticking Doors Are Caused by Foundation Settlement?

In this article, you learned that door sanding, planning, and shimmying are not long-term solutions for sticking doors caused by foundation settlement. You also learned that underpinning is the key to reclaiming your doorways.

Dalinghaus has helped hundreds of homeowners across Southern California and Arizona with foundation repair. If you're not sure if your sticking doors are caused by foundation settlement, look for other signs and symptoms associated with foundation settlement.

Read our article 5 Signs and Symptoms of Foundation Issues (Foundation Settlement & Foundation Heave) to familiarize yourself with the telltale signs and symptoms.

If you live in Southern California or Arizona and have multiple foundation settlement symptoms, book a free evaluation today by clicking the button below.

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why Do I Have Window Frame and Doorframe Cracks?

Brian Dalinghaus — Fri, 15 Apr 2022 00:00:00 GMT

Do you have pesky drywall cracks around your window or doorframes? Maybe your window and doorframes have a bizarre Alice and Wonderland tilt and are difficult to open and close? If you want to learn about the 2 primary reasons for window frame and doorframe cracks, this article is for you.

Dalinghaus has been in the foundation repair game since 2011. We've seen our fair share of doorframe and window frame cracks and are here to help you work out what is behind yours.

This article covers frame cracks caused by moisture and foundation settlement. By the end of this blog post, you should be able to pinpoint whether your frame cracks are caused by excess moisture or foundation issues.

Doorframe and Window Frame Cracks Caused by Excessive Moisture

If you live in a humid, tropical, and balmy climate, like Florida, the moisture-heavy air can leach into the wood that comprises your window and doorframes. The wood swells when the moisture is present and shrinks back down as it evaporates.

The wood expands and shrinks, expands and shrinks (often seasonally), exerting a tremendous amount of stress and pressure on the drywall and frame. This can result in doorframe and window frame cracks. Moisture cracks are particularly common in the framing trim.

Common factors that come into play for moisture frame cracks are:

Humidity
Temperature
Rain / Precipitation
Leaks

Crack Hack, If your frame crack has any type of discoloration, odds are high it's from a moisture leak. Be sure to check your roof and or pipes to identify the water source.

Doorframe and window frame cracks caused by excessive moisture are not a serious cause for concern and are primarily a cosmetic issue. Moisture frame cracks can be mitigated by controlling the temperature and humidity levels in your home.

To learn more about the most common types of drywall ceiling cracks found in American homes today, be sure to read our article Why Do I Have Cracks in My Ceiling? (6 Types of Cracks to Look Out For) .

Doorframe and Window Frame Cracks Caused by Foundation Settlement

Foundation settlement is often a key contributing factor to doorframe and window frame cracks. Foundation settlement can also cause:

Window frames and doorframes to appear out of square
Windows and doors that are difficult to open or close
Cracked glass (often single pane)

For a more holistic view of foundation settlement signs and symptoms, be sure to read our article 5 Signs and Symptoms of Foundation Issues (Foundation Settlement & Foundation Heave) and download our free signs and symptoms checklist embedded in the article.

Foundation settlement is caused by expansive soil, such as loam, clay, silt, and poor fill soils. Expansive soil is incompetent, non-load-bearing soil that is unable to sustain the load of a home, resulting in settled/sunk sections of the structure.

When the foundation begins to settle, following gravity, this exerts a tremendous amount of stress on the framing of the home, occasionally causing the internal framing to lean slightly. This structural lean can manifest as crooked, cracked, and out of square framing.

Many homeowners try to fix this by shaving down the door or calling in a carpenter to "straighten" the frame. Both fixes are temporary and do not address the root of the issue.

The best way to address window frame and doorframe cracks (and framing issues) is by repairing the foundation through underpinning. To learn more about the process and average cost of underpinning, peruse our article Underpinning Cost, Steel Pier Systems.

Doorframe and window frame cracks caused by foundation settlement are often accompanied by several other signs and symptoms and can prove a sign of serious concern. Be sure to have a foundation repair specialist evaluate your foundation to determine the origin of your framing cracks.

Do You Need a Foundation Repair Inspection?

In this article, you learned that window and doorframe cracks are typically caused by either excess moisture or foundation settlement. You also learned the best way to address both origins in terms of mitigation and repair.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011. We're glad we were able to help you pinpoint what was causing your cracked door and window frames. For more great content, continue to look through our blog or check out our Youtube channel.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What is a Monolithic Slab? (Definition and Pros & Cons)

Brian Dalinghaus — Wed, 13 Apr 2022 00:00:00 GMT

Not sure what a monolithic slab is or how exactly monolithic slab foundations work? Do you want to know the various pros and cons of monolithic slab foundations? If you need a brief crash course on monolithic slabs, then this article is for you.

Dalinghaus has been in the foundation repair game since 2011. We've serviced hundreds of foundations in Southern California and Arizona, conducting monolithic slab crack repair, monolithic slab underpinning, monolithic slab polyurethane deep injection, and more.

This article covers the definition of a monolithic slab foundation, how they work, and the various pros and cons associated with this specific type of foundation.

What Is a Monolithic Slab?

In the foundation repair industry, monolithic slabs are referred to as an all-in-one pour or single pour foundation. Monolithic slabs are "slab on grade" foundations that are poured in one ( mono, single) application. In short, monolithic slab foundations are comprised of a single pour cement application, with thicker areas of concrete around the perimeter and areas supporting load-bearing walls.

The etymology of monolithic can be traced back to ancient Greek and is derived from the word monolithos, meaning, made of one stone.

Monolithic slabs tend to be 6-8 inches thick and are one of the most popular foundations in the United States of America due to their cheap installation cost and long-term durability. Monolithic slabs are the perfect option for climates that don't freeze during the winter or temperatures that don't get too hot during the summer months.

How Do Monolithic Slabs Work?

Monolithic slabs provide a flat, stable, and secure surface area to build the framing and, ultimately, a structure upon. The thicker perimeter edges help provide more reinforcement and stability, as a good portion of the home's load will be redirected outward. In short, monolithic slabs attempt to disburse the home's load as evenly as possible.

Monolithic Slab Foundation Pros

Monolithic slabs offer many great features to homeowners:

Monolithic slabs are energy-efficient, requiring less energy to heat and cool your home than a stemwall or post-and-pad foundation because there is no open space underneath the foundation and home
Monolithic slabs provide a strong and durable foundation
Monolithic slabs are low maintenance (particularly when compared to stemwall foundations and/or post-and-pad foundations)
Monolithic slabs are quick to install and dry faster than any other cement foundation type

Monolithic Slab Foundation Cons

Monolithic slabs also have their disadvantages:

Monolithic slab repairs can prove quite expensive, unlike post and pad foundation repair, slab on grade foundations are less easily accessible, making their repairs more costly
Monolithic slabs also pose more of a flooding risk than raised-foundation homes

Don't Know What Kind of Foundation You Have?

In this article, you learned what a monolithic slab foundation is, how they work, and the pros and cons of monolithic slab foundations.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011. We believe educated homeowners make the best decisions, which is why we produce loads of educational content.

If you're not certain what type of foundation you have, we suggest you read our foundation repair basics guide to the residential foundation types popular in America to help you determine what kind of foundation is beneath your home.

Or, if you know what kind of foundation you have but believe it may be suffering from foundation settlement, be sure to read our guide to foundation settlement warning signs and/or book a free evaluation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Causes Sloping Floors?

Brian Dalinghaus — Fri, 08 Apr 2022 00:00:00 GMT

Do you have sloping, slanted, or bowed floors and you're not certain why? Are your floors no longer even with the trim?

Unlevel floors not only prove a major annoyance but a dangerous trip hazard. If you want to learn what exactly causes your home's floor to become unlevel, this article is for you.

Dalinghaus Foundation Repair has assisted hundreds of homeowners in Southern California and Arizona reclaim their unlevel, sloping floors since 2011. We have completed more than 2,000 foundation repair projects since 2011 and believe well-educated homeowners make the best decisions.

This article covers sloped floors caused by subfloor problems, framing issues, and foundation settlement. By the end of this article, you will understand how expansive soil can play a major role in sloping floors.

Sloping Floors Caused by Subfloor Problems

Your home's subfloor is the bottom layer of flooring which provides a level, stable surface for the underlayment and the surface flooring (carpet, hardwood, linoleum). For raised foundations, subfloors are generally comprised of plywood and sit directly atop the foundation's joists.

Due to environmental factors, wooden subfloors are particularly susceptible to water damage: rot, mold, and disintegration. Soggy subfloors provide a spongy walking experience, bow your floors and, occasionally, collapse.

However, more often than not, it is not the subfloor itself but the support system beneath it that results in sloped floors. The stem walls, posts and pads, or cripple walls underneath your home may begin to settle unevenly, causing the floor to dip in the areas where there's a lack of support.

If you have a post and pad foundation, the easiest form of floor releveling is simply post and pad replacement.

To learn more about post and pad replacement, read our article Post and Pad Foundation Repair (Definition, Repair Process, & Cost).

Sloping Floors Caused by Busted Floor Joists

A more difficult repair than post and pad replacement when it comes to crawlspace foundations is joist repair. Wooden floor joists are extremely susceptible to moisture damage (rot, mold, and disintegration). This can result from poor drainage, a water leak, and past flooding.

In addition, if floor joists are improperly implemented to begin with, the wood can warp out of place. This is commonly seen in older homes with inadequate architectural design.

An easy way to check your joists is to shimmy into your crawlspace with a level. If your wooden foundation joists appear to have wood rot, are soft/spongy, and are warped, this is indicative the compromised joists are the primary reason for your sloped floor.

In addition to joists, rotten wooden sills (a section of wood that sits between the stemwall foundation walls and supports the floor joists, are prone to water damage. These are difficult to replace because they involve temporarily elevating your home to remove the rotten sill.

Once the rotten sills are replaced and the damaged joists are reinforced, your home's sloped floor can return toward level.

Sloping Floors Caused by Window/Door Framing Issues

In older homes, window and doorframes weaken over time and result in the floor above them to sink, the old frame unable to competently support the home's load.

Sloping Floors Caused by Foundation Settlement Issues

As a general rule of thumb, your floor is only as level as what it's sitting on top of, aka, the ground/grade. Over time, foundations sink into incompetent, non-load-bearing soil, causing the interior floor to slope or slant.

This weak soil is referred to as expansive soil because it e x p a n d s when there is excess moisture and shrinks when the moisture dries out. This cyclical expansion and shrinkage exerts undue stress on your foundation and, in effect, can bury portions of your foundation.

Types of expansive soil include:

Clays
Loams
Silts

It doesn't matter what type of foundation you have: slab on grade, post-tensioned, stemwall, cripple wall, or post and pad, foundation settlement caused by expansive soil can slope your floors. Foundation settlement is the most common reason for sloped floors.

Common forms of re-leveling foundations, in order to relevel sloping floors, include:

Underpinning
Slab/mudjacking
Polyurethane injection

Here at Dalinghaus Foundation Repair, we believe the best way to deal with expansive soil and foundation settlement is through steel pier underpinning. Steel pier underpinning with push piers or helical piers allows for the foundation to be lifted and re-leveled, bringing sloped floors back toward level.

Check out our case study: Repairing Uneven Floors At Settling Spring Valley Home

Is Steel Pier Underpinning Right for You?

In this article, you learned about 3 common causes of sloped floors and how foundation settlement is the most common culprit in the foundation repair business. You also learned that steel pier underpinning is generally considered the preferred method of addressing sloped floors for foundation settlement.

Dalinghaus has been in the foundation repair game since 2011. We're happy to answer any and all of your questions regarding foundation repair.

Now that you understand the 3 main culprits for sloped floors, are you ready for a definitive answer for what's causing your slanted floors?

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Concrete Pier Underpinning VS Push/Helical Pier Underpinning

Brian Dalinghaus — Wed, 30 Mar 2022 00:00:00 GMT

Are you trying to decide between concrete pier underpinning or push pier underpinning? Not sure what product will last longer or offer more bang for your buck? If you're having difficulty deciding between underpinning with concrete piers or push/helical piers, then this article is for you.

Dalinghaus has been in the foundation repair game since 2011 and have completed more than 2,000 foundation projects in that time, much of it foundation underpinning work. We've seen the stark night-and-day differences between underpinning with concrete piers and underpinning with steel pier systems. We want to help you make the best-educated decision for you and your family.

Is Concrete Pier Underpinning or Steel Pier System Underpinning More Durable & Effective?

In essence, piers are the backbone for all underpinning systems. Piers are generally comprised of cement and rebar or galvanized steel. Piers act as an underground stilt system, extending the depth of a foundation, providing additional structural support, and combating the effects of foundation settlement.

Underpinning systems (regardless of their makeup material) need to be able to do two things:

Withstand/support an incredible amount of pressure from the structure's load
Withstand various weather conditions (from freeze cycles to wet earth) / age well

While concrete piers can withstand the load of a home, when appropriately spaced beneath the structure, they are not durable and have difficulty reaching load-bearing depth, rendering them ineffective.

Concrete piers, however, are relatively cheap due to the readily available composite material, cement and rebar. The low price point is an enticing selling point for these short, squat pillars of cement. When it comes to concrete piers, you get what you pay for.

Concrete is a porous material, like a sponge. Under the right conditions (heavy rains, a busted water pipe, or an overwatered yard), moisture can be sucked up into the porous concrete, rusting the internal rebar. The rust expands, breaking off chunks of the concrete pier and leaving the concrete pier as a useless form of support.

However, for the sake of argument, let's say that the concrete piers never crack or succumb to water damage. Concrete repair companies often install to what they refer to as "refusal", meaning the soils are refusing to sink the concrete pier further. Refusal is solely dependent on the strength of the hydraulic system and is not necessarily indicative the concrete piers have reached competent, load-bearing soil.

Eventually, these concrete piers sink and settle into the weak soil, failing to permanently combat the foundation settlement. It's like throwing an anchor around an already sinking ship, counterproductive.

Note, This is essentially the same issue with slabjacking, mudjacking, and concrete underpinning. Read our article Outdated Methods of Underpinning: Mudjacking & Concrete Piles to learn more.

Cheap
Susceptible to water damage (spalling and rusted rebar)
Inability to reach competent, load-bearing soil
No opportunity to lift home to maximum practical recovery

Steel pier systems (push piers and helical piers) can both support the load of a home and withstand various weathering conditions.

Steel pier systems are comprised of inter-fitting steel pipes that are hydraulically driven to competent, load-bearing soil and are anchored to the foundation's prepped footing via a remedial bracket to secure, stabilize, and/or lift the structure.

Push pier and helical pier underpinning systems are strong. When utilized every six feet, steel pier systems carry the load of a typical home. Push pier capacity is read off the hydraulic gauge as each pier is driven, so it is measured on the job rather than published as one figure. For the helical piers we install, installation torque is measured pier by pier, and that reading is how each pier's capacity is verified.

Push piers and helical piers are galvanized or powder coated to impede rust and oxidization. In addition , steel pier systems also reach an average of 25 to 30 feet , hitting competent load-bearing soil or bedrock.

Push pier and helical pier systems are galvanized/waterproof
Steel pier systems have incredible load-bearing capacities
Steel pier systems reach the appropriate depth for load-bearing soil/bedrock
Steel pier systems allow for lifting to maximum practical recovery
Steel pier systems cost more than concrete piers

Dalinghaus Foundation Repair has serviced hundreds of foundations in Southern California and Arizona. We understand foundation repair, especially underpinning, can prove a costly expense. You may be tempted to go the cheaper route (aka, cement piers), but cheaper is not always better.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Ceiling Cracks You Should Worry About

Brian Dalinghaus — Fri, 25 Mar 2022 00:00:00 GMT

Do you find it difficult to decipher if ceiling cracks pose a serious threat to the structural integrity of your foundation? Do you know the signs and symptoms of foundation settlement that may indicate your ceiling cracks are more serious than you previously believed?

If you're concerned about your ceiling cracks and want to know how to gauge their severity, this article is for you.

Dalinghaus has been in the foundation repair business since 2011 and has completed more than 2,000 foundation projects in that time. We've witnessed our fair share of ceiling cracks, hairline to grotesque, and we know the importance of diagnosing the immediate cause.

This article covers 2 types of ceiling cracks you should absolutely worry about and why any kind of ceiling crack is compounded by signs and symptoms of foundation settlement.

2 Types of Ceiling Cracks to Worry About

Not all ceiling cracks are created equal, some are definitely more serious than others. However, one thing all ceiling cracks have in common is that they are symptomatic of a bigger, deeper issue. Here are two ceiling cracks to worry about and their likely origins.

Ceiling cracks accompanied by brown or yellow stains are almost always indicative of water damage. Water damage cracks are caused by leaking roofs or a busted pipe. Water damage cracks need to be taken seriously because if the source of the leak has not been addressed, the damage will continue.

While water damage ceiling cracks don't pose a direct threat to the structural integrity of your home, unmitigated moisture (the original culprit) can result in black mold, mildew, and electrical damage.

Mold can cause serious complications to your health, especially if you're asthmatic or immune-compromised.

Large Ceiling Cracks With a Bowed Ceiling

These cracks are impossible to miss. Large ceiling cracks tend to be thick, ugly fissures that zip straight down the middle of your ceiling and are often accompanied by bowed ceilings. Large ceiling cracks are indicative of serious structural damage.

The structural integrity could be compromised due to extreme water damage, foundation settlement, or simply too much weight enforced on the ceiling above.

If your ceiling is beginning to concave, literally, it poses a serious safety hazard.

While water damage ceiling cracks and large ceiling cracks pose serious complications on their own, other types of "less benign" cracks can still be legitimate reasons for concern if accompanied by signs and symptoms of foundation settlement.

Check out our guide on vertical wall crack repair.

Ceiling Cracks & Signs and Symptoms of Foundation Settlement

Obviously, there are more types of ceiling cracks than the two listed above. A short list of other types of ceiling cracks include:

Hairline ceiling cracks
Straight ceiling cracks
Spiderweb ceiling cracks
Cracks between the ceiling and wall

These cracks, on their own, do not pose a serious threat to the structural integrity of your home.

Note, to learn more about what causes these types of ceiling cracks and how to fix them, read our guide to cracks in your ceiling.

The truth is every kind of ceiling crack should be taken more seriously when discovered in conjunction with other signs and symptoms of foundation settlement.

Signs and Symptoms of Foundation Settlement:

Bowed/sloped floors ( i.e. does a golf ball roll across the ground when gently set down?)
Drywall cracks
Stairstep cracks in your stucco
Doors and windows that are difficult to open or close / frames out of alignment
Chimneys separating from your home
Cracked slab on grade foundations

The more of these signs and symptoms you have together, the more likely your home is suffering from foundation settlement. To learn more, read our guide to foundation issue warning signs.

Get an Educated Opinion

In this article, you learned that water-damage ceiling cracks and large ceiling cracks accompanied by bowed ceilings require immediate attention. You also learned that all ceiling cracks, no matter how great or small, should be carefully scrutinized when other signs and symptoms of foundation settlement are apparent.

Dalinghaus Foundation Repair has serviced hundreds of foundations in Southern California and Arizona.

If you're ready to determine why you have ceiling cracks and want to rule out foundation settlement, book a free evaluation now.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What is Efflorescence and Can it Damage Your Foundation?

Brian Dalinghaus — Wed, 09 Mar 2022 00:00:00 GMT

Can efflorescence comprise the structural integrity of your home? And what exactly is that salty, alkaline substance crusted onto your stucco walls and foundation footing anyway? If you're concerned about efflorescence eating into your foundation or concrete patio, this article is for you.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011. We've seen our fair share of efflorescence crystals chalking up stem walls and brick chimneys. We know the best ways of dealing with recurring bouts of efflorescence.

This article covers the efflorescence definition, the chemical process, and answers the question does efflorescence pose a serious threat to your overall foundational health. By the end of this article, you will know where efflorescence is commonly found and how to remove it.

So, let's dive in.

What Is Efflorescence and Can It Damage Your Foundation?

Efflorescence is the deposit of crystalline salts on concrete, stucco, brick, and other surfaces and is produced from weathering/chemical reactions involving moisture. Efflorescence tends to have a white hue, much like salt, and a sand, gritty texture. Efflorescence is commonly found on stem walls in crawlspace foundations due primarily to improper drainage and poor ventilation.

The Efflorescence Process

Efflorescence is a chemical process whereby water-soluble salt is pulled from the porous material and crystalizes on the surface. Moisture is the key culprit, a busted underground sprinkler system, rainwater, or melting snow. In short, water attracts salt.

Note, colder climates are more susceptible to efflorescence primarily due to the application of calcium chloride to expedite the curing of concrete.

Efflorescence is commonly found on:

Slab on grade foundation footings
Concrete patios and sidewalks
Chimneys
Stucco walls
Stem walls

Here at Dalinghaus Foundation Repair, we most commonly see efflorescence in crawlspaces on stem walls and old pads. Efflorescence, in and of itself, does not necessarily pose a threat to you or your home's foundation; however, when accompanied by other signs and symptoms it should be seriously evaluated.

Other signs and symptoms to look out for:

Mold and mildew in your crawlspace
A musty/damp scent
Heavily layered efflorescence
Cracked stem walls/exposed rebar
Spalling
Sloping Floors
Sticking doors or windows

Excess moisture is always a threat to your foundation. Cracked stem walls are a serious issue and are compounded by exposed rebar. Exposed rebar rusts, expands, and can break off chunks of your foundation's footing. Cracked stem walls and exposed rebar are repaired with carbon fiber wraps, which mitigate further moisture damage.

The best ways to remove efflorescence:

Scrub with a stiff brush (and a vinegar/water solution)
Use a power washer
Utilize chemical agents (with caution)

Even when removed, it is common for efflorescence to return if the source of the excess moisture has not been addressed.

Can Efflorescence Damage Your Foundation?

In short, efflorescence is rarely indicative of serious structural damage to your foundation. It poses no serious threat to the overall health of your foundation; however, the excess moisture that is causing the efflorescence breakout may be problematic.

In this article, you learned the definition of efflorescence, understand the chemical process, and know it poses no real danger to the structural integrity of your foundation. Dalinghaus has helped hundreds of homeowners with their foundation repairs.

If you have efflorescence in your crawlspace and notice cracks fractured across your stem walls, read our guide to structural carbon fiber repair to learn the best ways to address your cracked foundation.

Or, if you noticed you have rotten posts and efflorescence caked on your concrete pads, read our article Crawlspace Jacks (Installation & Cost) to learn how much it will cost to replace your posts and pads.

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Can Tree Roots Damage Your Foundation?

Brian Dalinghaus — Fri, 25 Feb 2022 00:00:00 GMT

Is that big, beautiful tree in your backyard destroying your foundation, and are you worried that, ultimately, you'll have to cut down your summer shade?

Tree roots can cause significant damage to your foundation, primarily by exacerbating current foundation deterioration. If you want to know how tree roots can further weaken a cracked foundation and how to mitigate tree root damage, this article is for you.

Dalinghaus has been in the foundation repair game since 2011 and has completed more than 2,000 foundation projects, including its share of foundation tree root damage.

This article covers the signs and symptoms of tree root foundation damage and how to prevent further damage, and how to address foundation root damage cracks. By the end of this article, you'll know some of the most aggressive tree root types and how to utilize root barriers.

How Tree Roots Damage Your Foundation

Tree roots, on their own, pose minimal threat to your foundation. Generally, when roots hit a solid underground object (such as pipes or foundation footings), the roots tend to grow downward or upward to circumvent the obstruction. However, roots capitalize on cracks, sinking deep into existing concrete fractures and enlarging them.

If your foundation is well-maintained through appropriate drainage and has no cracks, you're very unlikely to deal with tree root damage. But, if you're dealing with especially strong trees and an already compromised foundation, tree root damage can pose a serious threat to your home.

Tree Root Foundation Damage Signs and Symptoms

All foundation damage is accompanied by signs and symptoms regardless of the origin. And, unfortunately, they look quite similar. Here are the signs and symptoms of tree root foundation damage:

Cracks and uneven upheavals in your slab/foundation floor
Vertical cracks fracturing across your foundation footing and/or stem walls
Cracked/fractured windowpanes
Uneven/askew window and door frames

Tree root damage, foundation settlement, and erosion can all result in similar signs and symptoms. Thus, in order to narrow it down, dig around the affected area of your foundation to see if you hit any tree roots. If you do, there's a good chance they added to your foundation damage.

Top offending trees with aggressive roots include:

Silver maple trees
Willow trees
Sycamore trees
Hybrid poplar trees

How to Prevent Further Tree Root Damage

Here are a few ways to help prevent further tree root damage:

Implement root barriers, root barriers impede roots and deflect them deeper into the earth, away from plumbing, pavement, foundations, etc. Root barriers are available at Home Depot, Amazon, and elsewhere. Root barriers are comprised of corrugated fiberglass or plastic sheets and installed into trenches 3 to 5 feet deep, diverting roots.
Eliminate the responsible roots, cut off the roots that are affecting your foundation. Reach out to an arborist to determine if cutting back the tree's roots will prove detrimental to your tree. Use this method in conjunction with root barriers to ensure you won't have to repeat the process.
Cut down the offending trees, the Paul Bunyan option is reserved for large, strong trees that will cause serious, repeated foundation damage. It's best to call a tree removal specialist to saw down your offending trees. While trees are aesthetically pleasing and add to your home's landscape, they occasionally need to be done away with.

Note, cutting down trees is a last resort and an extreme measure. 9 times out of 10, trees will not need to be cut down.

How to Address Root Damage Cracks

In this article, you learned how tree roots utilize cracks to further deteriorate your foundation, 4 common signs and symptoms of foundation tree root damage, top offending trees, and 3 ways to prevent further tree root damage.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011 in Southern California and Arizona. Tree root damage can exacerbate foundation slab cracks, which are best repaired by carbon fiber staple/wrap repair.

To learn about how carbon fiber wrap repair can address your stem wall and footing cracks caused by tree roots, read our article Structural Carbon Fiber, Foundation Repair for Cracked Footings (7 Steps) .

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Differences Between Slab on Grade and Raised Foundations?

Brian Dalinghaus — Wed, 23 Feb 2022 00:00:00 GMT

Not sure if you have a slab on grade foundation or a raised foundation? Perhaps you were filling out a form on a foundation repair website and they asked what kind of foundation you have, and, maybe, you weren't entirely certain. There's no such thing as a stupid question or dumb Google inquiry. This article outlines the difference between slab on grade and raised foundations.

Dalinghaus has completed more than 2,000 residential foundation repair projects since 2011, slab on grade and raised.

This article covers the definition of a slab on grade foundation and a raised foundation, as well as their various pros and cons. By the end of this article, you will know what kind of foundation you have and how to mark any future foundation repair paperwork. You will also learn the primary types of repairs required for each type of foundation.

What Is a Slab on Grade Foundation?

A slab on grade foundation, also referred to as a slab foundation, is 4-6 inches thick and is anchored via footings (underground concrete columns) that support the foundation.

Generally, these foundation footings are 18-inches to 2-feet deep, outlining the perimeter of the foundation.

Slab on grade foundations are perfect for warm, wet climates where there is no freeze-thaw cycle.

Post-tensioned foundations are a type of slab on grade foundation. The post-tensioned foundation system relies on extreme stress and utilizes steel cables (in lieu of rebar or steel mesh) pulled taut after the concrete slab has cured.

Common Types of Slab on Grade Repairs

Carbon fiber staple/wrap crack repair
Underpinning (push pier & helical pier

Slab on Grade Foundation Pros

Inexpensive
Quickly poured/cured
There is no crawl space for mold or critters, where moth and dust doth corrupt
The foundation could be your hipster floor if you wanted to have it stained or scored
They keep your house cool in the summer

Slab on Grade Foundation Cons

No crawl space = no storage
Cracks (there are 5 Characteristics of Concrete Cracks to watch out for)
Don't hold up well in colder climates without glycol tubing
If sewage and/or drainpipes need maintenance, this requires cutting into the foundation

What Is a Raised Foundation?

A raised foundation is an elevated foundation that creates a crawl space between the home's subfloor and the earth's grade. Generally speaking, these crawl spaces have between 18-inches to 4-feet of clearance. Stem wall foundations, pier-and-beam foundations, and cripple wall foundations are perfect examples of raised foundations.

Raised foundations work well in cold climates. Moisture mitigation through irrigation is an important aspect of keeping raised foundations free of water damage and wood rot.

Also read, Underpinning A House: The Ultimate Foundation Settlement Solution

Common Types of Raised Foundation Repairs

Carbon fiber staple/wrap repair (for stem walls and footings)
Underpinning (push pier & helical pier)
Post and pad replacement
Seismic retrofitting

Raised Foundation Pros

Protection from flooding, environmental hazards
Easy access to wiring, plumbing, and other systems
Aesthetically makes your home look taller
Offers some storage

Raised Foundation Cons

Collects significant moisture
Requires you to lose weight for DIY plumbing and electrical work
Susceptible to mold, mildew, and rot
Attracts spiders and snakes

Choose the Right Foundation Repair Contractor

In this article, you learned the definition of a slab on grade foundation and a raised foundation, in addition to understanding their pros and cons.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011 in Southern California and Arizona. Again, there's no such thing as a stupid question. We're happy we were able to sum up the differences between slab on grade and raised foundations.

If you're ready to begin receiving bids on your foundation repair project, be sure to read our article Why Hire a Licensed, Insured, & Bonded Foundation Repair Contractor to ensure you only hire qualified foundation repair contractors.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What is a Stem Wall Foundation?

Brian Dalinghaus — Fri, 18 Feb 2022 00:00:00 GMT

And, maybe, your first thought was that sounds pretty bad, but what the heck is a stem wall and why should I be worried? If you want to learn exactly what a stem wall foundation is and how it functions, this article is for you.

Dalinghaus has completed more than 2,000 foundation repair projects since 2011 across Southern California and Arizona. We've worked on every type of foundation imaginable and have spent a fair share of our time inspecting and repairing stem wall foundations.

This article covers the definition of a stem wall foundation, common stem wall problems, and prevalent stem wall repairs.

What Is a Stem Wall Foundation?

Stem wall foundations are comprised of a raised cement perimeter. Stem wall foundations can be implemented with post and pads or further interior cement walls/support.

Stem walls are generally 18 inches to 2 feet above grade, with another foot to foot-and-a-half buried underground for support (this underground section is referred to as a footing). Once the subfloor is attached, this vertical space/cavity is referred to as a crawlspace.

Note, while crawlspaces exist that are smaller than 18 inches in height, they are very hard to move around in, and a space that tight can limit what can be inspected or repaired from inside it.

Generally, stem wall foundations are created by utilizing cinder blocks reinforced with steel rebar poured over with concrete. This cement outline/perimeter provides the perfect space for the home walls to be attached to.

In short, the stem wall foundation is a type of raised foundation, comprised of cement walls, that provides structural support by transmitting the load of the home to the footing and often keeps the home above flood level.

What Are Common Problems With Stem Wall Foundations?

Stem wall foundations, just like all other types of foundations, are susceptible to general disrepair from poor soil conditions and environmental factors. Common problems with stem wall raised foundations include:

Stem wall concrete spalling, stem wall concrete spalling can best be thought of as "cement rot." Spalling is the breakdown of concrete via natural weathering/chemical reactions that result in chipped, fractured, and structurally compromised concrete. Spalling is often caused by poor drainage
Stem wall exposed rebar, stem wall exposed rebar indicates serious water damage and can indicate a section of your stem wall/footing is about to break off. Rust expands and creates pressure as it swells, breaking apart the already weakened concrete.
Stem wall cracks, stem wall cracks can be indicative of water damage, damage from seismic activity, and/or foundation settlement.

People commonly refer to a stem wall and a stem wall foundation footing as one and the same. In the foundation repair industry, the interior of the crawlspace is referred to as the stem wall and the exterior is referred to as the footing.

It's important to address the stem wall issues above as soon as possible to ensure the structural integrity of your home does not deteriorate further.

Check out our blog, Vertical Wall Cracks: Causes And Repair Options

Common Repairs for Stem Wall Foundations

Here are some common forms of stem wall foundation repair:

Stem wall foundation underpinning, Foundation settlement is caused by incompetent, non-load-bearing soils that allow a structure to sink/settle, exerting a tremendous amount of force/stress upon a home's foundation. Push pier and helical pier underpinning are common forms of stem wall settlement repair. Underpinning returns the home to level and mitigates further settlement.
Stem wall carbon fiber crack repair, Carbon fiber crack repair with carbon fiber staples and carbon fiber wraps are a common choice in repairing cement fractures. Carbon fiber is stronger than Kevlar and is utilized in conjunction with epoxy. These repairs can usually be completed in a day and return the strength to your foundation.
Stem wall seismic retrofitting, Stem wall foundations can be seismically retrofitted (brace-and-bolted) to reinforce the home against anticipated seismic activity.

Need to Know More About Stem Wall Foundation Repair?

This article covered the definition of a stem wall foundation, common problems (spalling, exposed rebar, and cracks), and common stem wall repairs (underpinning, crack repair, and seismic retrofitting).

Dalinghaus has been in the foundation repair game since 2011. We're glad we could eliminate any confusion regarding stem wall foundations.

If you have a stem wall foundation and/ or would simply like to learn more about stem wall repairs, read our articles Residential Seismic Retrofitting: Definition, Techniques, and 7 Steps.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

5 Common Causes of Stucco Cracks (When to Worry)

Brian Dalinghaus — Wed, 19 Jan 2022 00:00:00 GMT

Stucco cracks are not only an embarrassing eyesore, but they just might be a huge red flag pointing to compromised structural integrity and possible foundation failure.

The truth is, stucco cracks are always a symptom of a deeper issue, not the problem itself. Of course, you want to know what stucco cracks are a legitimate cause for concern and which are mere cosmetic gaffs.

Dalinghaus Foundation Repair has been repairing foundations since 2011, more than 2,000 projects so far. It's safe to say, we know our way around stucco cracks and their common causes. We wrote this article to help you properly diagnose your stucco cracks and assess their level of severity.

This article covers 5 different kinds of stucco cracks, their likely causes, and how to address them if they originated from serious foundation issues. By the end of this article, you will be able to identify stucco cracks and be able to determine the best course of repair.

5 Common Stucco Cracks

Stucco Hairline Cracks

Stucco hairline cracks are narrow fractures that generally run 1/16th of an inch in diameter or less. They are referred to as hairline cracks due to their thin, wispy, hairlike appearance. Stucco hairline cracks can be caused by a variety of factors: improper mud mixture, new home settlement (from drying timber/framing), seismic movement, and foundation settlement.

The majority of stucco hairline cracks are caused by benign factors that don't pose a threat to your foundation or the structural integrity of your home. The wider and deeper the crack, the bigger the issue. In addition, if hairline cracks are allowed to deteriorate and widen, moisture may soak into and through your stucco, instigating more damage.

*Note, sometimes stucco hairline cracks manifest as stairstep cracks. That is, the crack pattern follows the cinderblock structure. This crack pattern is often a sign of foundation settlement.

In short, hairline stucco cracks are common and can be easily repatched. Most are not a serious indicator of foundation damage or structural disrepair. However, hairline cracks caused by foundation settlement will likely reappear after the repair and worsen.

Stucco Foam Trim Cracks

The foam trim utilized in stucco installation can also crack, indicating that fiberglass mesh tape was not correctly implemented (if used at all). This results in two pieces of stucco not fitting tougher at the seam. Stucco foam trim cracks are susceptible to contraction and expansion depending on the weather, this cycle instigating further deterioration.

These cracks, if left untreated, can lead to severe damage due to exposure to the elements. Be sure to reach out to a professional handyman or construction company to appropriately address the problem.

Stucco Hairline Cracks

Stucco Cross-Patterned Cracks

Stucco cross-patterned cracks look like a grid with overlapping vertical and horizontal lines. This indicates the lath was improperly installed. The lath is a framework (usually a mesh, metal wire, or waterproof paper pattern) that provides the framework for the mud stucco to adhere to.

If the lath was not properly stapled or nailed to the structure, it can break away and compromise the structural integrity of the affected area, creating stucco stress fractures.

To repair this stucco crack will require a complete lath removal and replacement. This is not a DIY project and a serious undertaking. You should hire a construction company or professional handyman.

Stucco Spider Cracks

Stucco spider cracks, you guessed it, resemble a spiderweb pattern. Stucco spiderweb cracks are caused by insufficient use of mud in the stucco mix (often created by overuse of water). These cracks can also form if the mud mixture dried too quickly (if the day was too hot to dry the mud evenly/properly).

These cracks do not represent a serious threat to your home's foundation or the structural integrity of your home.

Learn more about, Vertical Wall Cracks: Causes And Repair Options

Stucco Diagonal Line Cracks

Stucco diagonal line cracks typically originate around door/window frames and AC units. These cracks are almost always indicative of severe foundation damage resulting from foundation settlement or foundation heave.

Stucco Cracks Caused by Foundation Settlement

Stucco cracks caused by a settling foundation are serious because they signal possible foundation damage. The vast majority of the stucco cracks we here at Dalinghaus run into are the direct result of foundation settlement.

As mentioned previously, foundation settlement translates into stucco diagonal cracks and hairline cracks. The diagonal cracks, specifically, are a key sign and symptom for diagnosing foundation settlement. These are cracks to worry about.

Foundation settlement is when a foundation sinks or settles into incompetent, non-load-bearing soil. These weak soils are referred to as expansive soils, such as loam or clay soils (which are both highly impacted by the volume of water saturation). More water equals soil expansion, and less moisture equates to soil shrinkage.

As you can imagine, the constant expansion and shrinkage of the soil beneath your foundation can exert a tremendous amount of stress upon your home. Energy is always transferred. The pressure from the soil transfers through your foundation, into the framing of your home, outward into the stucco, and inward into the drywall.

Odds are if your foundation is suffering from settlement, in addition to stucco cracks, you would notice:

Cracks in your drywall
Sloped floors
Doors that are difficult to open/close (due to the warped frame)

Foundation settlement requires foundation repair to appropriately address the stucco cracks. The issue with caulking over the cracks before the foundation repair is completed is that the cracks will return with gusto. The root of the issue has not yet been addressed.

The best way to combat foundation settlement is foundation underpinning. Generally, underpinning is undertaken with push pier and helical pier systems.

These pipes are driven into the earth until they reach competent, load-bearing soil or bedrock and act as stilts to support your home.

Once your home is properly supported, push pier and helical pier systems allow for practical maximum recovery (the possibility of regaining inches lost by settlement). After your home has been brought up to maximum practical recovery and/or stabilized, then the stucco cracks can be patched.

To learn more about how the underpinning process works and understand how it secures your foundation against expansive soil, read our article about, Underpinning A House.

Be Proud of Your Stucco

In this article, you learned about 5 common forms of stucco cracks and their various levels of severity. You also learned about how foundation settlement (a serious foundation failure condition) can result in diagonal stucco line cracks and stucco hairline cracks. The most serious stucco cracks are caused by foundation settlement.

We know you're tired of being embarrassed by your stucco home. Reclaim your pride and patch-and-paint your stucco or have a professional come out and address the issue. We'd love to evaluate your home and help diagnose your stucco cracks.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011. We're here to educate and help provide peace of mind.

If you're seriously concerned about foundation settlement, before you consider booking a free evaluation, be sure to read our article 5 Signs and Symptoms of Foundation Issues. This article will walk you through the most common signs and symptoms step-by-step to provide a clear picture of what foundation settlement looks like on the inside and outside of your home.

Also you can check, What's Involved In A Home Foundation Inspection?

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Foundation Settlement Causes Garage Floor Cracks

Brian Dalinghaus — Fri, 14 Jan 2022 00:00:00 GMT

Are you ready to reclaim your cracked garage floor?

Whether you use your garage primarily as a parking space, a tool station, or a catch-all for that miscellaneous stuff you haven't been able to throw away, cracked garage floors are a precarious trip hazard. And, more importantly, garage floor cracks always indicate a deeper issue. One of the most common reasons for garage floor cracks is foundation settlement, when a foundation sinks unevenly, exerting a tremendous amount of force on the garage slab.

Dalinghaus has been on the foundation repair scene since 2011, completing more than 2,000 foundation projects in that time. We strive to educate the world about garage floor cracks, even if you ultimately choose not to repair with us.

This article covers garage floor cracks created by foundation settlement, uneven support, voids, and the best garage floor crack repair options.

Settlement, a Garage Floor Crack Instigator

A common cause of cracked garage floors is settlement. Settlement refers to when a structure sinks/settles into incompetent, non-load-bearing soil. These weak soils are referred to as expansive soils because they expand and contract (often in direct correlation with the level of water saturation). Examples of expansive soil include clay soils and loam soils.

Expansive soils pose a serious issue to foundations and garage floors (or any structure that wants to remain level). Imagine placing a piece of plywood down on an even surface. You'll have no issues walking across the board and the structural integrity of the plywood won't be compromised. However, if you place the same board across an uneven surface and walk across it, the board will wobble or even fracture.

Now, imagine (for the sake of the thought experiment) attaching framing to this plywood board foundation, followed by walls and a roof. The uneven foundation affects the entire structure, resulting in crooked framing, cracked walls, a slanted roof, and so on. The same is true for largescale homes.

Thus, the garage floor (generally a concrete slab reinforced with rebar) cracks under the extreme and prolonged pressure created by settlement.

Other signs of garage floor settlement include:

Sloped garage floors
Garage doors or windows that are difficult to open/close or out of square
Cracks in garage drywall

In addition, settlement signs and symptoms might not only be limited to the garage. To learn about more signs and symptoms, read our article 5 Signs of Foundation Issues.

Voids Cause Garage Floor Cracks

Settlement and expansive soil can also result in voids. Voids in any capacity are hazardous to structural integrity. Take grain silos for example. Grain silos can have large air pockets hidden beneath the top layer of corn. If a worker decides to walk across the corn, occasionally these air pockets buckle and bury the farmer alive.

Granted, voids beneath your home are not as dangerous as voids in grain silos, but they behave in a similar fashion. Occasionally, a layer of dirt will give way beneath your garage floor, bringing the soil above it crashing down, creating a lack of structural support. The lack of uneven support results in garage floor cracks.

These voids can be filled by polyurethane injection. To learn more about filling garage floor voids via polyurethane, read our article 5 Steps to Polyurethane Foam Injection (From Drillholes to Cure).

How to Repair Garage Floor Cracks Created by Settlement

Repairing garage floor cracks caused by settlement is a complicated process. Other garage floor crack repairs are relatively minor in comparison. The vast majority of garage floor crack repair involves epoxy. For example, cracks or spalling instigated by water damage are treated via epoxy. Carbon fiber staples, in addition to epoxy, are used to treat other forms of cracks.

Garage floor cracks created by settlement require more support than simply epoxy or carbon fiber staples. Underpinning, with push pier or steel pier systems, provides support to your uneven garage floor. Push piers and helical piers are like underground stilts that are driven to either bedrock or load-bearing-competent soil. These piers support the weight of the home and provide the option to lift the foundation/garage slab back to maximum practical recovery (or as level as possible).

To learn more about steel pier systems and their implementation process, read our articles The 5 Steps to Push Pier Foundation Repair and The 5 Steps to Helical Pier Installation.

After the affected section of the garage has been fitted with push or helical piers and safely secured, then the garage floor crack can be repaired with epoxy.

Ready to Have Your Pristine Garage Floor Back?

In this article, we discussed how settlement can cause garage floor cracks and sink your garage slab. We also covered how voids form beneath your cracked garage floor and how to best address garage floor settlement with steel pier systems.

Are you ready to get your garage back? Dalinghaus Foundation Repair is here to help you reclaim your space. We've completed more than 2,000 foundation projects since 2011, including hundreds of cracked garage floors. We have the expertise and know-how to get you back to working in your garage in no time.

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why is My Tile Cracked? (3 Benign Causes and Expansive Soil)

Brian Dalinghaus — Wed, 12 Jan 2022 00:00:00 GMT

We get it. You're on a mission to determine the origin of your cracked bathroom, kitchen, or laundry room tile. You want to know what, exactly, is causing your lovely tile to fracture? This is a great question because there are numerous possible causes, from poor tile installation to dropped ACME safes. The unfortunate truth is, tile cracks are always a symptom, not the underlying issue. And some underlying issues are more serious than others.

Don't worry, we got you covered. Dalinghaus has completed more than 2,000 foundation repair projects since 2011. We've seen our fair share of cracked tile, caused by a multitude of factors. We are here to walk you through the various causes of your cracked tile. This article will cover 3 relatively benign sources of cracked tile and 2 more serious origins.

So, let's dive in.

3 Benign Causes of Cracked Tile

Many homeowners, probably not unlike yourself, are concerned that tile cracks are indicative of a serious, expensive, and structurally compromising issue. Not every tile fracture is cause for sleepless nights. Below is a brief outline of 3 benign cracks that do not pose a serious threat to the structural integrity of your home (but are still nevertheless a nuisance).

Poor Installation Causes Cracked Tiles

Proper tile installation is everything, ensuring the tiles are flat, even, and secure. Poor tile installation can quickly fracture cracks through your kitchen, bathroom, and laundry room. One of the biggest examples of improper tile installation is not utilizing enough adhesive across the entirety of the tile (which results in an uneven position) This creates voids beneath the tile, which weakens the structural integrity of the porcelain and ceramic.

In addition to not using enough adhesive, sometimes the wrong kind of mud or glue is utilized. For example, mud/adhesive mixtures that allow for no flexibility once they dry are too stiff. It's important to have a marginal amount of play to avoid fractured tiles.

Heavy Impact Causes Cracked Tiles

If you drop a heavy enough object on your tiled floor, odds are the tile will fracture. The tile is more likely to crack if there were installation problems to begin with, such as not enough adhesive and the wrong kind of adhesive. So, if you stumble upon a new crack, there's a good chance your children or partner may have dropped a hefty item onto the tile.

Heavy Loads Cause Cracked Tiles

Heavy loads, such as hefty household appliances (refrigerators, washing machines, dryers, etc.), can fracture your tile due to intense, sustained stress. This generally only happens when weak, poor tile quality is used. For example, wall tiles used on the laundry room floors are not strong enough to sustain your dryer.

Two Serious Causes of Cracked Tile

Foundation Settlement and Foundation Heave Cause Cracked Tile

When we discuss foundation settlement and foundation heave, we are really discussing two sides to the same coin: expansive soil. Expansive soils, such as clays and loam soils, expand and contract in direct correlation with the water table. In short, more water expands the volume of the soil, and less water shrinks the volume of the soil.

This seasonal shrinkage and expansion exert a tremendous amount of pressure on your foundation. This can cause your foundation to sink, which we refer to as foundation settlement. Or it can cause your foundation to distend. This pressure travels through your foundation and up into the framing of your home, cracking tile along the way.

This is considered a more serious issue because simply replacing busted tiles won't help. The root cause must be addressed, or you will be replacing tile into eternity.

The best way to address foundation settlement is through push pier and helical pier underpinning. To learn more about underpinning, read our article What is Underpinning (Definition, History, & Types).

Book an Inspection for Peace of Mind

In this article, you learned about 3 relatively benign sources of tile cracks: poor installation, impact, and inordinately heavy loads. You also learned about foundation heave and settlement, more serious issues that can crack tile and compromise your home's structural integrity.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011. We would be happy to evaluate your tile cracks to determine if your home is suffering from foundation settlement or foundation heave.

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Grade Beams vs Steel Piers in Foundation Repair

Brian Dalinghaus — Fri, 07 Jan 2022 00:00:00 GMT

The foundation repair business is a complicated venture fit with its own unique vernacular and industry-specific procedures. The engineering side, especially, can get complicated quickly: calculous is not a common language. Because foundation repairs are so industry-specific it can be difficult to know the differences (the pros and cons) between repair options. For example, which is better: grade beams or steel pier systems for foundation repair?

Dalinghaus has been in the foundation repair game since 2011, completing more than 2,000 foundation projects across SoCal and the Arizona area. We are here to answer all your foundation repair-related questions, whether you ultimately choose to do business with us or not.

We believe educated consumers make the best decisions.

In this article, you will learn the pros and cons between grade beam foundation repair and steel pier system foundation repair and will be able to decide what option is best for you and yours.

Grade Beams vs Push and Helical Pier Systems

Grade Beam Foundation Repair

Grade beams are an old-school staple of foundation repair, targeting foundation settlement. They are sturdy beams of rebar-reinforced concrete often utilized to straddle caissons, dispersing the home's load, or used to redirect the load from a bearing wall. In short, grade beams reinforce and redisperse a load to provide structural equilibrium.

This option tends to be an engineering favorite (the good old "go-to") due to its prevalence in the late 20th century. Grade beams are fantastic at leveling the weight distribution playing field, so to speak, but do nothing in the way of mitigating foundation settlement. In addition, in our world of ever-changing technology, the cons heavily outweigh the pros.

Grade Beams Cause Property Disruption

Grade beam installation is akin to extreme surgery, it's expensive, invasive, and demands a long recovery. The perimeter of your property is essentially excavated, resulting in a five-to-six-foot trench encircling your home. In addition, the interior of your home does not go unscathed.

The middle of the slab is saw cut and a large chunk of the foundation is removed, exposing the caissons below. This involves juggling furniture, tearing up flooring (carpet, linoleum, or wood floors), and a crew of typically 4-5 production members digging a hole in the middle of your living room. Smaller drill rigs may be utilized depending on the space in the home.

During the repair, the family is often encouraged to move out, sometimes for weeks. This can cause a logistical nightmare of its own. Where will you stay? Why are hotels so expensive? And so on.

Grade Beams Can Further Sink Your Foundation

While the grade beam may effectively transfer the load between caissons or help alleviate undue stress on a loadbearing wall, they undoubtedly add significant weight. The soil beneath the home, already, has been determined to be incompetent, non-load-bearing soil (usually a porous clay, loam, or other expansive soil). Adding more weight will further sink the ship.

This is because caissons rarely reach enough depth to hit bedrock. So, grade beams add additional weight to an already failing "support system."

Grade Beams Can Be Expensive

Grade beams are no small expenditure when combined in conjunction with cessions.

Why Do Engineers Suggest Grade Beams?

We've dissected grade beam installation with the intention to combat foundation settlement and determined grade beams are antiquated, incredibly invasive, increase settlement, and are expensive. So, why do some engineers and foundation repair companies still suggest grade beam foundation repair?

It's a "tried-and-true methodology" and been around the block a time or two or three. It follows under the adage you can't teach an old dog new tricks. The simple fact of the matter is: there are better alternatives (such as steel pier systems) in the vein of value engineering.

Value engineering is a systematic approach to coupling required function and lowest possible cost. Value engineering promotes utilizing the cheapest materials and methodologies without compromising the end result of the project/repair.

Grade beam utilization to combat foundation settlement is not cost-effective engineering or value-based.

Steel Pier Systems Are Better Than Grade Beams

Push pier and helical pier steel pier systems are newer foundation repair technologies that pose few serious cons. Push piers and helical piers are galvanized steel pipes that are hydraulically driven to competent, load-bearing soil or bedrock. In simple terms, they act as underground stilts which support the load above the weaker soil.

Steel Pier Systems Are Less Invasive Than Grade Beams

Push piers and helical piers only require 3×3 foot excavations for their installation, as opposed to the trenches required for caissons. The steel pier foundation repair process only takes one to two weeks, and the homeowner does not have to temporarily move out.

To learn more specifics about the push pier and helical pier installation process, read our articles The Five Steps to Push Pier Foundation Repair and The 5 Steps to Helical Pier Installation.

Steel Pier Systems Are More Effective Than Grade Beams

Steel pier systems reach competent, load-bearing soil or bedrock (a feat caissons often fail to accomplish). They will have no issues supporting the weight of your home and pose no threat of sinking it further. In addition, they allow for maximum practical recovery and releveling opportunities.

Would You Like a Second Opinion? We Inspect!

In this article, you learned that grade beams are not in step with the value engineering ethos, they're invasive, counterproductive, and expensive. You also learned that steel pier systems are a far superior alternative. Steel pier systems are quickly installed, require minimum property disruption, and are actually effective at combatting foundation settlement.

Perhaps you read this article because an engineer or foundation repair company suggested grade beams over steel pier systems or vice versa. We hope we provided a clear, definitive juxtaposition that will put your mind at ease regarding your future repair decision.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011. Like the Farmers Insurance motto: we know a thing or two because we've seen a thing or two.

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why is My Foundation Footing Cracked? (Top 7 Reasons)

Brian Dalinghaus — Wed, 05 Jan 2022 00:00:00 GMT

Footing cracks are not the most obvious sign of foundation settlement. They are not as glaringly apparent as stucco cracks, ceiling cracks, or drywall cracks. Footing cracks tend to be hidden behind shrubbery or grass. While they are not the most conspicuous sign or symptom of foundation issues, they are a serious one. Cracks are always indicative of something else. And, when it comes to footing cracks, the causation is never benign.

Dalinghaus has been in the foundation repair game since 2011, completing more than 2,000 foundation projects and witnessing a plethora of cracked foundation footings. We are here to educate, whether you choose to repair with us or not. This article illustrates the causes of cracked footings and discusses repair options. So, let's dive in.

Why Is My Foundation Footing Cracked?

First, foundation footings are an extension of the foundation itself around the perimeter of the home, generally extending the foundation depth by 2-3 feet. This extra depth provides inherent structural support against unfavorable weather and seismic conditions. Generally, there are 2-3 inches of footing visibility around the home, looking like an inverted baseboard. Footing cracks are often missed because they are concealed behind flowerbeds or unkempt grass.

Foundation footings crack due to a catalog of issues: expansive soil (such as porous clays and loams), inadequate drainage, seismic activity, water leaks, and so on. Incompetent, non-load-bearing soil is the number one contributing factor to cracked foundations. It is estimated that over half of the homes built across America were erected above clay dense strata.

The primary issue with loam and clay soil is that they are highly susceptible to fluctuations in the water table. Additional moisture equates to soil expansion, less moisture equates to soil shrinkage. This cyclical (often seasonal) expansion-and-contraction exerts stress on homes' foundations, resulting in footing fractures. A great example of this is foundation settlement.

Foundation settlement is when a foundation submerges deeper into the soil, often sinking unevenly. This cracks the foundation and creates a ripple effect up through the framing of your house. Foundation settlement can result in cracked drywall, doors/windows that are difficult to open and close, sloped floors, and other tell-tale symptoms.

Tree Roots Cause Footing Cracks

Tree roots are an extensive system of nutrient absorption and anchorage. They grow towards moisture-dense soil, including soil that is directly underneath your home. Roots have a tremendous amount of force and can push upward on your concrete foundation, fracturing your footing.

Poor Drainage Causes Footing Cracks

Proper drainage systems aren't only important for expansive soils, water affects every soil type. Sitting water can quickly corrode your concrete foundation and result in heavy concrete spalling. To mitigate water damage, we suggest utilizing gutters, french drain systems, and concrete patios sloped away from your home.

We here at Dalinghaus subscribe to the motto, preventative maintenance is the best form of maintenance (particularly considering water mitigation).

To learn more about the acidic nature of spalling and how to avert compromised structural integrity, read our article What is Concrete Spalling (Causes, Prevention, & Treatment).

Poor Soil Compaction Causes Footing Cracks

Poor soil compaction is especially prevalent in new homes and new home communities. If the soil was not correctly compressed down prior to the foundation being poured, the foundation may sink and fracture in the near future. The soil is simply not strong enough to sustain the weight of the structure. Foundation underpinning may be necessary to negate the poor compaction.

Plumbing Leaks Cause Footing Cracks

Plumbing leaks incur water damage, from busted water pipes to nasty sewer spillage. A long-term leak can generate extensive damage. The leak needs to be found and stopped before the cracks can be fixed via epoxy (a concrete sealant).

ADUs and Added Second Stories Cause Footing Cracks

Foundations are constructed with an original weight capacity in mind. If this original capacity is overloaded behind its intended designation, the footings and foundation itself can crack. Underpinning may be required to address this issue.

Extreme Temperatures Cause Footing Cracks

Extreme heat and extreme cold can wreak havoc on the chemical makeup of the foundation. Frost, especially, can damage your foundation. Unfortunately, there is no way to circumvent the weather; however, the cracks can be treated via epoxy and/or carbon fiber wrap repair.

Acts of God/Natural Disasters Cause Footing Cracks

Earthquakes, floods, sinkholes, tornadoes (and so on), can deal a significant amount of damage to your foundation as a whole. What affects the foundation affects the entire home. And, conversely, what affects the home affects the foundation. Depending on the extent of the damage, this repair may include underpinning and/or carbon fiber crack repair/reinforcement.

To learn more about carbon fiber crack repair and its incredible tensile strength, read our article Structural Carbon Fiber, Foundation Repair for Cracked Footings (7 Steps).

How to Fix Cracked Foundation Footings (Underpinning)

The key in addressing foundation footing cracks (or any crack for that matter) is to determine the source prior to the repair. For foundation settlement, the most common origin of cracked footings we encounter in the foundation repair industry, push pier and helical pier underpinning are the best corrective measure.

Push pier and helical pier systems are driven down to load-bearing competent soil or bedrock, acting as underground stilts to support your home. Underpinning can support, secure, and potentially return your home to maximum practical recovery. After this, if the size of the footing cracks warrants it, a carbon fiber wrap repair can take place.

Check out our case study: Home Foundation Stabilization in Los Angeles, CA

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In this article, you learned about the primary reasons for foundation footing cracks and the best ways to address them.

Dalinghaus Foundation Repair has completed more than 2,000 foundation projects since 2011 and inspected many more homes besides. We've seen it all and are happy to share our knowledge with the world, even if you don't choose us as their foundation repair contractor.

So, if you're not sure why exactly you have foundation footing cracks and would like to narrow the list of suspects down, you can receive a free evaluation in our service areas of Southern California and Arizona.

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why is My Concrete Patio Cracking? (5 Primary Reasons)

Brian Dalinghaus — Wed, 29 Dec 2021 00:00:00 GMT

Concrete patios are the summer heartbeat of the backyard, the perfect location for dinner parties, chalk-art, and a cold, stiff drink after your 9-to-5. Cracked concrete patios ruin the vibe, run counterculture to barbeque community and leisure. So, why does your concrete patio crack?

Dalinghaus Foundation Repair has been repairing foundations and concrete since 2011, more than 2,000 projects so far. We've done our fair share of concrete projects, from laying new slabs to leveling off-kilter sidewalks. Whether you choose to utilize our concrete services or not, we are here to walk you through what is causing your concrete patio slab to crack.

In this article, we will cover 5 reasons for cracked concrete patios:

Settlement
Heave
Water Damage
Poor mud mixture
Roots

So, let's dive in.

5 Reasons Your Concrete Patio Is Cracking

Concrete Patio Settlement Results in Cracks

Concrete patios crack due to slab settlement, when the concrete slab sinks into expansive soil (such as clay or loam). The slab settles unevenly, exerting pressure across the slab. Settlement results in cracks and uneven patio slope.

Patio slab cracks are an eyesore, and the slope can result in an uneven deck table and a messy dining experience. It's expensive to tear up an entire concrete patio and pour a brand-new slab. It's easier on your wallet to address the slope via polyurethane foam injection and the cracks with epoxy.

Concrete Patio Heave Results in Cracks

Heave is the opposite of settlement. Heave is the upward expansion of expansive soil and can result in slab cracks and uneven slabs. Concrete patio heave is rare in Southern California and Arizona, as settlement is the dominant issue. However, heave exerts a tremendous amount of force and can crack a concrete patio slab with ease.

Water mitigation is the primary avenue of addressing heave. So, ensure your home has the appropriate drainage. Consider utilizing gutters and a French Drain if necessary.

Concrete Patio Spalling Results in Cracks

Spalling can cause pitted and cracked concrete patios. Concrete spalling is the breakdown of concrete via natural weathering and/or chemical reaction that results in sections of cement chipping off the main body, often resulting in fractured, compromised concrete.

Spalling can result in structurally compromised concrete patios, making them more susceptible to cracking. Spalling can be treated with epoxy and proper water mitigation.

Concrete Patio Poor Mud Mixture Results in Cracks

The concrete patio slab cracks might not be from settlement, heave, or poor water mitigation. They could be from the poor initial mud mixture of the slab itself. Cement pouring is more of an art than a science. A little too much of one ingredient can ruin the mud composition.

Epoxy can be very effective at treating cracks caused by poor mud mixture.

Concrete Patio Root Damage Results in Cracks

Roots of large trees can work their way underneath your concrete patio and result in slab cracks. You may need to remove trees close to your patio and foundation to fight further root damage.

If Your Patio Is Cracked, Your Foundation Might Be Cracked Too

In this article, you learned about 5 main causes of concrete patio cracks: settlement, heave, spalling, poor mud mixture, and roots. You also recieved a brief sketch of how each issue can be treated.

To learn more about spalling, a major contributing factor to serious loss of structural integrity, read our guide to concrete spalling.

In addition, to learn more about how polyurethane foam injection can relevel your sunk slab, check out our guide.

If your concrete slab patio has cracked due to settlement, there's a good chance your slab on grade foundation might have some settlement issues as well. We have completed more than 2,000 foundation projects since 2011.

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Fix Ceiling Cracks? (Patch-&-Paint & Foundation Repair)

Brian Dalinghaus — Wed, 08 Dec 2021 00:00:00 GMT

Ceiling cracks are grotesque, there's no getting around it. They're not some avant-garde architectural statement and can't be passed off as "character." Ceiling cracks are a problem, but not the main problem because ceiling cracks are always indicative of a deeper issue. So, before you patch-&-paint, you'll want to identify the culprit.

Foundation heave and foundation settlement probably aren't the first suspects that pop into mind when it comes to ceiling cracks. However, foundation issues are a primary reason for ceiling cracks and fissures.

We have completed more than 2,000 foundation repair projects since 2011 here at Dalinghaus. We are here to educate you on all things foundation repair...and then some.

In this article, you will learn that it's important to determine the source of the cracks and address it before moving on to patching them up. You will also learn the steps for patching your cracked ceiling.

*Note, we saved how to patch your cracked ceiling for last because unless the root of the problem is dealt with, the cracks will return (especially if it's due to foundation structural damage).

So, let's dive right in.

Determine the Source of the Ceiling Cracks

Once the source has been identified, then the appropriate measures can be taken to address the primary issue. This will help mediate further ceiling cracks and fissures.

Ceiling cracks are caused by a wide variety of factors:

Leaks & water damage, busted pipes, poor roofs, and/or improperly sealed chimneys can all result in water damage. This is usually identifiable via wet spots or discolored drywall. Address the water source first, then repair the drywall.
High humidity, Drywall is essentially very thick paper. Damp paper loses its structural integrity quickly and it's the same principle with drywall. This allows the drywall to pull away and separate. This is typically seen in unoccupied homes that have been open to the elements for some time. Drying the house out helps in the short term, but the damp air returns until the water getting in is stopped.
Poor drywall tape jobs, Poor tape jobs can peel and leave an ugly line running across your ceiling. The crack can be easily retaped and repainted to match the rest of your ceiling.
Foundation issues, foundation settlement and foundation heave can exert undue stress on your foundation and home's wood framing, resulting in serious ceiling cracks. This is the hardest to repair because you can't do it yourself.

For most of the causes above, you can find DIY repair tutorials on the web. Foundation repair, unfortunately, is not a do-it-yourself option, for the same reason there are no DIY root canals, it's specialized and often requires permits.

Address Foundation Settlement and Foundation Heave

It is absolutely critical to address foundation settlement and foundation heave prior to fixing ceiling cracks. To do otherwise is to waste your money and your time. We've heard many horror stories of homeowners patch-&-painting ceiling cracks for year after year to no avail. The cracks return and bring more with them.

Why?

Because the root of the problem has not been addressed: settlement and/or heave.

Foundation settlement is when a foundation sinks into incompetent, non-loadbearing soil (also referred to as expansive soil, typically clay or loam soil). Foundation heave is when a foundation is pushed upward by expansive soil, generally when the water table is high.

In our experience, there's generally a 90:10 split between settling and heave. Settling is far more common.

Both foundation settlement and foundation heave can wreak havoc on your foundation. Your home's foundation was designed to remain flat, remain level, and sustain your home's load. Settlement and heave throw your foundation off-balance, literally.

This can result in sloped floors, out of square window/door frames, cracked walls, and cracked ceilings. Unfortunately, patch-&-painting drywall cracks doesn't return your home's foundation back to level. Your foundation will continue to sink or bubble upward, remaining off-kilter no matter how much putty you use.

The best ways currently available on the market to return your home back to level are push pier foundation repair, helical pier foundation repair, and polyurethane deep injection.

Both push pier and helical pier systems act as underground stilt systems, the piers grounded into bedrock or competent, load-bearing soil to keep your home secure.

Polyurethane deep injection is a foam that is pumped beneath your foundation. This foam expands and solidifies, densifying the weak soil directly underneath your foundation.

Often, polyurethane is used in conjunction with steel pier systems, so foundation repair customers receive the best of both worlds.

Push piers and helical piers allow for the home to be lifted back to maximum practical recovery (the optimal amount of lift). In the foundation repair world, there is no such thing as "full recovery" or returning the home to its exact previous position.

However, once the home has been secured and returned to level, you probably won't be able to tell the home was not quite as high as it once was. In addition, this is when you can finally patch-&-paint your ceiling cracks.

It's important to wait to address the ceiling cracks because if they've been patched previously, the mud, caulk, or whatever filler you used is pushed back out during the lift. This is because the natural fissure created by the settlement is being closed once again. Thus, the filler material is displaced.

Steps to Fixing a Ceiling Crack

After the root cause of the cracks has been addressed, you can always hire a handyman to come in and fix your ceiling cracks, depending on your schedule and budget. However, if you'd like to fix it yourself, here are the steps.

Note, if your ceiling is high enough to require a ladder, ask a friend to hold the ladder steady for you as you work.

Before we dive in, here is a brief list of material you might need:

Plaster
A putty knife
Paint
A screw gun
A drop cloth
Drywall tape

Put down a drop cloth underneath the affected area so the drywall chalk, putty, or paint won't drip onto your floor and ruin your carpet, hardwood, tile, or linoleum.

Sink drywall screws into the attic blocks immediately around the crack or as close to the crack as possible. The goal is to attach the drywall to the wood support blocks behind your ceiling. This provides support and will keep the drywall securely in place, minimizing potential movement or give.

Clean out and/or slightly widen the crack with a scraper of your choice. This creates a clean surface for the drywall tape and putty to adhere to.

Apply a layer of drywall across the crack, followed by the putty, mud, or compound of your choice. The filler is generally applied with a putty knife. Be sure to apply enough pressure to ensure the filler seeps through the mesh drywall tape in order to fill the crack.

Take a damp sponge and smooth out the putty/tape so it's flush with the rest of your ceiling.

Allow the putty to dry and then sand down any rough spots not smoothed out by the sponge.

Once the treated area is smooth, you can paint over the crack with your choice of paint.

Enjoy a Crack Free Ceiling

In this article, you learned about the primary causes of ceiling cracks: leaks, water damage, high humidity, bad drywall tape jobs, and foundation issues.

You also learned that foundation repair is not a DIY and of the primary forms of foundation repair: push pier, helical pier, and polyurethane. Finally, we covered six basic steps to patching your ceiling cracks yourself.

Not sure what exactly is causing your ceiling cracks? Book a free evaluation to have a foundation repair expert examine your property and determine whether your cracks are from foundation issues or something else. We've completed more than 2,000 foundation projects across Southern California and Arizona since 2011, and we can help you pinpoint your problem.

To learn what to expect during one of these foundation repair inspections, read our article How Long Does a Foundation Inspection Take & What Can Add Time .

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What are Problems with Underpinning by Helical Piers

Brian Dalinghaus — Fri, 05 Nov 2021 00:00:00 GMT

Or you're conducting your own research and want to learn the pros and cons of helical piers before reaching out to a foundation repair contractor.

In short, you want to be an educated consumer. It's more important than ever to educate yourself on the materials, processes, and pros/cons of underpinning foundation repair.

Dalinghaus Foundation Repair is here to provide a clear, unbiased encyclopedia of underpinning knowledge. We never settle, neither should you.

While helical piers are often considered in the foundation repair industry, the peak of foundation repair, they present specific complications/limitations, every silver lining has a cloud.

In this article, we are going to cover:

Helical piers require ample installation room
Helical piers are permanent
Helical Piers are more expensive than push piers
Helical Piers don't handle dense/rocky soil well

So, let's dive right in.

1. Helical Piers Require Ample Installation Room

Helical piers do an outstanding job at stabilizing foundations and retaining walls, but they require plenty of installation room. Helical piers are difficult to install in tight spaces, such as side yards or areas confined by fences.

In addition, occasionally we install helical piers in the interior of a home, space is definitely a serious consideration here.

Helical piers require ample room due to their installation process. Helical Piers are screwed down to competent, load-bearing soil through extreme torque via a hydraulic torque motor.

7-9 feet is required for the torque bar which connects to the hydraulic torque motor.

Torque bars are used to stabilize the motor. The torque bar prevents the motor from spinning, harnessing the circular force to screw down the helical piers.

These hydraulic torque motors are big, bad pieces of equipment. They're large, always requiring 2 men to run. The torque bars are held in place during the installation process. On the other hand, push piers only require one person per pier location.

So, if your yard is a tight, confined space, it can make the helical pier process somewhat tricky.

2. Helical Piers Are Permanent

Once installed, helical piers are permanent. Now, you're probably thinking permanence doesn't sound so bad.

However, where this becomes tricky is with new home additions. Helical piers, for example, cannot be unscrewed from the earth and relocated to support the two-car garage.

New additions require new piers, plain and simple.

3. Helical Piers Are More Expensive Than Push Piers

Helical piers cost more than push piers. Why? Because they're a specialized piece of equipment, the helices allow the piers to lock into competent, load-bearing soil.

Conversely, push piers simply support the structure they are underpinning, they do not lock into place. This is similar to comparing nails to screws. Push piers rely on skin friction to generate their load capacity.

In addition, helical piers require more manpower and time to install. This directly translates into paying for the additional labor and extended timeframe.

So, due to the specialized nature of helical piers and the fact they require more manpower and time to install, they are more expensive.

4. Helical Piers Don't Handle Dense/Rocky Soil Well

Helical piers don't handle dense or rocky layers of soil particularly well. Conversely, push piers can penetrate this type of soil with ease. It's easier to push straight into rocky soil than to torque your way down.

In situations where we hit layers of rocky soil, we will often try switching to helical piers with smaller helicals. These smaller helicals have less friction and occasionally allow us to "sneak through."

We perform a Dynamic Cone Penetration (DCP) test. If we get a blow count of 30-40, this is considered a stopping layer for helical piers. So, we abort the mission and immediately switch out for push piers.

Be sure to also read our article: What are Problems with Underpinning by Push Piers (4 Potential Limitations).

Choose Dalinghaus for Your Underpinning Needs

In conclusion, helical piers are not always the right fit and come with their own unique complications and limitations.

Be sure to check out our Ultimate Foundation Repair Guide for more information on helical piers.

Your time is valuable and we respect that. If you choose Dalinghaus, you will receive a repair plan tailor-fit to meet your specific needs.

Dalinghaus Foundation Repair can help you address a sinking foundation with helical pier, push pier, and polyurethane underpinning.

We do foundation underpinning and retaining wall repair the right way.

Read more, Why Your Home Remodel Needs a Strong Foundation?

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What are Problems with Underpinning by Push Piers?

Brian Dalinghaus — Wed, 03 Nov 2021 00:00:00 GMT

If you've been around the block once or twice, then you've no doubt heard the dopey adage every cloud has a silver lining. This is what I refer to as the Pollyannaism-pop-champagne fallacy.

I believe it would prove more beneficial, at least more utilitarian, to consider the following statement, every silver lining has a cloud, even push piers.

So, true to form, in this article we will outline the shortcomings of push piers in minute detail.

*Authorial Note, Yes, we sell push piers. So, you're probably wondering, why the unflinching critique? This article is meant to examine, categorize, and analyze problems with push piers through an unbiased lens. Push piers aren't for everybody, they might not be for you.

If you're perusing this post, odds are high that

Your foundation repair specialist has suggested push piers (and you want to know what you're getting into)

In this naked exposé (call the tabloids), we're going to delve into the following push pier limitations

Push Piers have weight limitations
Push Piers are not a viable repair option for cracked and broken footings (not unless the footing is repaired prior)
Push Piers can only be installed vertically
Push Piers are "compression-fit", so they are permanent and impossible to remove

So, let's dive in.

1. Push Piers Have Installation Weight Limitations

Don't let the simplicity of the name confuse you, brothers and sisters, push piers are indeed pushed into the earth via hydraulic rams. Push piers rely directly on the innate weight of the structure for successful, deep installation to bedrock and/or load-bearing competent soil.

The push piers are attached to a remedial bracket that has been fitted to the manicured footing of your home. The hydraulic rams harness the weight of the structure to drive down the push piers.

In instances like this, the home begins to lift before the desired depth is reached, leaving you with a still unsecured, slightly lifted home.

In other words, when it comes to push pier, push pile, and push pin underpinning, the heavier the structure the better.

This is why push piers are excellent at stabilizing second-story homes, brick/commercial buildings, or single-story homes of considerable weight.

When a structure is too light for push pier installation, helical piers come into play as they don't rely on the weight of the home for installation.

For a step-by-step walkthrough of push pier installation, read our article: The Five Steps to Push Pier Foundation Repai r.

In short, push piers prefer portly projects.

2. Push Piers Don't Work on Busted Footings

Turns out, grip and leverage are prerequisites for bench pressing a cool 280 at the gym as your fellow comrade gym rats cheer you on. To be redundant: hands are helpful.

Remedial brackets are the hands of the push pier underpinning process. And, to stick with our sweaty-protein-fueled gym analogy, their importance often goes unsung (as hands is to pecs).

It's damned difficult to bench-press when there's nothing to grip.

As mentioned above, remedial brackets are L-shaped brackets that fit your foundation's footing. If the footing is cracked or compromised, it is not safe to continue with the push pier installation.

Or, as in many cases of water damage/spalling, footings can bust out and crumble away completely.

So, to follow suit, push piers have absolutely no shot in Dante's Divine Comedy at bench-pressing your home's 80,000 pound-to-160,000-pound load without a remedial bracket.

Remedial brackets are rendered impotent (though not from 'roids) without a solid, secure footing (our proverbial barbell).

In all fairness, this seems more like a remedial bracket critique than a shortcoming of push piers; however, since they work in tandem and there's no Cheech without Chong, my criticism stands.

After the footing has been appropriately repaired (if possible), then the push piers can be installed and the home can be lifted to maximum practical recovery.

3. Push Piers Can Only Be Installed Vertically

Push piers only go in one direction and that's down. They are not the appropriate tool to anchor a retaining wall into a hillside, for example. For that, we in the industry refer to the wonderful anchoring properties of helical piers.

Push piers cannot be utilized at an angle or to anchor.

I realize at the outset of this article I promised a blistering commentary, but I believe the push pier's only fault here is that it's not a helical pier.

4. Push Piers Are Permanent

Welcome to the great contradiction, permanence can sometimes be a problem (just like your Tweety Bird tattoo).

The push piers are permanent because they fit together via a compression fit. The pipes utilize the weight of the home to stay fit together. In other words, there is no interlocking mechanism, just downward pressure. This is not a barrel of monkeys, there are no interlocking arms.

If you tried to remove them, you'd only be able to retrieve the top piers (if that).

So, once installed, there's no going back. No removal. You have to deal.

Where this poses a potential issue is when it comes to additions. That rec room, man cave, or home theater you've been dreaming of could complicate things. The original piers cannot be dug up, relocated, and attached to the addition for extra support.

Remember our Mantra: Additions require additional piers.

Say it out loud. Memorize it. Get it tattooed next to Tweety in a dialogue bubble.

Choose Dalinghaus for Your Underpinning Needs

In conclusion, push piers are not always the right fit and come with their own unique complications and limitations.

Be sure to check out our Ultimate Foundation Repair Guide for more information on push piers.

Your time is valuable and we respect that. If you choose Dalinghaus, you will receive a repair plan tailor-fit to meet your specific needs.

Dalinghaus Foundation Repair can help you address a sinking foundation with helical pier, push pier, and polyurethane underpinning.

We do foundation underpinning and retaining wall repair the right way.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Should I Fix, Replace, or Tear Down My Retaining Wall?

Brian Dalinghaus — Fri, 01 Oct 2021 00:00:00 GMT

The question should I fix, replace, or tear down my retaining wall is a million-dollar question. Okay, probably not a legitimate million-dollar question as we've covered actual retaining wall cost in our article How Much Does a Retaining Wall Cost

But there is no one-size-fits-all scenario for retaining wall repair or replacement. It all depends on the condition of the wall.

A well-built retaining wall:

Features a robust footing to anchor the wall into place (18 to 24 inches deep)
Has CMU Blocks reinforced with rebar at regular intervals for structural integrity
Is strong enough to sustain the lateral load
Has weepholes and no significant lean

In contrast, a poorly built retaining wall:

Has a shallow, insufficient footing
Is not reinforced with rebar or built with brick
Has cracks wider than a quarter-inch
Heavy brick flaking/ spalling

What Is a Retaining Wall?

A retaining wall is a strong, solid barrier utilized to support soil laterally so as to "retain" the soil at two separate levels on either border. These structures are designed to harness soil to a slope that would otherwise naturally not exist. Retaining walls are used to mitigate soil failure and are a favorite form of slope stabilization. Retaining walls used to separate water from land are called bulkheads.

In this blog post, we are going to cover the questions:

Should You Fix Your Retaining Wall?
Should You Replace Your Retaining Wall?
Should You Tear Down Your Retaining Wall?

So, let's dive in.

Should You Fix Your Retaining Wall?

You should fix your retaining wall if the structural integrity of the wall can sustain a repair and/or if it's cheaper than building a new retaining wall.

It may sound counterintuitive, but fixing a retaining wall is not always the cheapest option.

Retaining walls fail because they are unable to sustain the load that is forced upon them. Primarily, this is due to expansive soil. Expansive soil expands and shrinks in direct correlation to water saturation.

Water makes everything heavier, including the dirt caged up behind your retaining wall. If your retaining wall has no weepholes, then it's very likely to fail.

A lack of weepholes is the numero uno predictor of a retaining wall failing.

We repair retaining walls by adding weeping holes, utilizing Helical Tiebacks, Vertical Piers, and waler beams.

However, it's imperative that the wall is able to survive the repair and sustain it. You can't implement tiebacks on a wall that wasn't built correctly because the wall will crumble around it.

So, yes, it is worth it to fix a retaining wall if it can sustain the repair. However, some of our clients would like the wall returned to sit at a clean 90-degree angle. This involves heavy excavation work behind the wall and jacks up the final price line immensely. This price jump can even usurp the cost of putting in a new retaining wall.

We recommend stabilization only. While it is possible for us to return a retaining wall back to square, it's not cost-effective.

We suggest, leave the wall crooked. It will hold with our repair.

Should You Replace Your Retaining Wall?

If your retaining wall cannot sustain the repair or (as it occasionally turns out) it's cheaper to build a new retaining wall than repair, then yes, we suggest you do replace your retaining wall.

However, a few concerns that might get in the way of a repair include objects that might not be worth moving or limited access.

Limited access can result from:

Trees and heavy foliage
Fences
A second wall dividing property

The great news is we are one of the few construction contractors who implement helical tiebacks in new retaining walls. This is not an everyday occurrence but is done quite frequently in Orange County and areas with excessive expansive soil.

We build the right way.

Should You Tear Down Your Retaining Wall?

Probably not. We can only speculate, but the odds that the retaining wall was built for a reason (hopefully to retain a slope) are high. Those deductive reasoning classes in college really paid off.

If you can't afford repair or a new wall, it's not a good idea to eliminate the primary source of retention with no backup plan.

Unless the hillside slope is going to be bulldozed or leveled, a failing retaining wall is better than no retaining wall.

To wrap up:

You should repair your retaining wall if it can sustain the repairs and if the repairs are cheaper than a complete rebuild.
You should build a new retaining wall if the old wall is unsalvageable.
You should never, ever, ever remove a retaining wall without another slope stabilization plan unless you're trying to level a surface.

Also, see our article What is Slope Stabilization

Choose Dalinghaus for Your Retaining Wall Repair Needs

Here at Dalinghaus Foundation Repair: we respect your time. We tailor-fit your retaining wall's repair plan to meet your unique needs. We also perform excellent foundation repair.

Dalinghaus Foundation Repair can help you address a sinking foundation with helical pier, push pier, and polyurethane underpinning.

We do foundation underpinning and retaining wall repair the right way.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Does Foundation Repair Increase Home Value?

Brian Dalinghaus — Wed, 29 Sep 2021 00:00:00 GMT

The American Dream is plain and simple: buy dirt. Whether the current real estate market is booming or just a bubble is up for debate, regardless, home sales and prices are spiking across the nation.

Let's face it, the world has changed. More and more people work from home, creating demand for bigger living spaces than cramped apartments and condos.

In addition, communal family living is on the rise with more adult children than ever living with their parents due to a post-pandemic economy.

People across the nation want to upgrade their square footage, bidding on a limited, highly sought-after commodity.

The new home builders can't keep up and are backlogged for months. Resale homes are going for way above the asking price with all-cash offers. This train is not slowing down.

So, maybe you want to take full advantage of the bull market, bet it all on black: sell your home, burn your cell, and retire to Fiji sipping Mai Tais on the beach. But there's just one problem, your home's foundation is in less than stellar condition.

In which case, you should read our article: Sell Your Home with Foundation Issues

Or perhaps you are considering purchasing a home with a busted foundation or even a recently fixed foundation and you want to know if it's worth the investment.

The truth: foundation repair always increases home value.

Foundation Repair increases your home value on three primary fronts:

Structural integrity
Cosmetics

First of all, if it's not broke, don't fix it.

Foundation repair infers foundation damage. Foundation repair always increases a home's value because foundation failure always decreases a home's value.

Repairing one section of your home does not mean the entire home needs to be protected against settlement or heave it is not showing.

Foundation repair is just that, repair. Foundation "protection" does nothing to add equity to your home.

Foundation Repair Adds Structural Integrity Value

Foundation settlement and foundation heave (both instigated by expansive soil) are the primary causes of foundation failure.

True to their names, foundation settlement sinks a home, and foundation heave pushes the home upward, both exerting undue pressure onto the home. Believe it or not, homes are not made to go up and down like a seesaw. Concrete, though strong, is not known for its elastic properties.

Although, this is more common in homes with hillside slope stabilization issues.

In short, people generally purchase homes for one of two reasons:

To live in
To rent or sell

Therefore, foundation repair is worth it if just for the privilege of living in your home without worrying about foundation failure extensive enough to force you out.

The vast majority of people don't heavily scrutinize their foundations, whether it's crawling into a crawlspace or performing a walk-around.

And, even if they did, many don't know what to look for. Turns out, many of the signs and symptoms are not directly found on the foundation itself.

The uneven pressure caused by foundation settlement and foundation heave is like a virus that starts in the heart and travels to the rest of the body.

The pressure is transferred up through the foundation, to the bones of the home, and eventually into the interior. This results in several telltale signs and symptoms.

The signs and symptoms that point to compromised structural integrity are:

Sloping floors (the numero uno clue that something is amiss with the home's foundation)
Cracks zipping through the drywall, stucco, tile, or cement slab itself
Sticking doors and windows (hard to open, hard to close, frames askew)
Leaning Kitchen Cabinets (like the King of Pop's 45 leaning dance move in the Smooth Criminal music video)

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Now, many of these signs would be considered cosmetic. Something about the human brain in wired for symmetry. Cracks zipping through drywall and ugly, crooked door frames don't sit quite right in our gray matter. We love 90 angles.

However, it would be a mistake to treat cosmetic damage caused by foundation settlement just like cosmetic damage caused by any other source.

Foundation Repair Adds Cosmetic Value

We all know that even a fresh coat of paint can increase your home's value on the market along with a feng shui interior decorator. Cosmetic eyesores are a nightmare for potential new homeowners who don't want to spend the time or cash on a remodel.

The truth is: remodels = more cash.

However, here's the kicker. Remodels implemented before a home with a failing foundation is stabilized are absolutely useless.

Those cracks you patched up will come back with a vengeance
Those new cabinets you put in will begin to pull away like the old ones
The sloped floors you "fixed" with self-leveler will continue to sink

Problems left unattended get worse. Foundation failure can take a huge bite out of your home's value by cosmetic issues alone. So, if you don't want to rinse-and-repeat remodels from here into eternity, we suggest foundation repair.

Remodels can add significant value to your home.

Repair the foundation first, then remodel. That way you have a double return on your investment: for structural integrity and cosmetics.

A home with a documented helical pier or push pier repair behind it can be a strong selling point, because the buyer can see the work and the measurements that went with it.

Choose Dalinghaus for Your Foundation Repair Needs

Here at Dalinghaus Foundation Repair: we respect your time. We tailor-fit your home's repair plan to meet your unique needs.

Dalinghaus Foundation Repair can help you address a sinking foundation with helical pier, push pier, and polyurethane underpinning.

We do foundation underpinning the right way.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Ceiling Cracks & Foundation Failure (A Brief Guide)

Brian Dalinghaus — Wed, 08 Sep 2021 00:00:00 GMT

Over the years, we've received many variations of the same question:

What do ceiling cracks mean?
Why is my ceiling cracking?
What causes hairline cracks in ceiling?
What causes stairstep cracks in ceiling?

Ceiling cracks are a telltale sign of foundation failure, whether it's from foundation settlement or foundation heave, both of which are caused by expansive soil.

Ceiling cracks can rip through your sheetrock when your home sinks unevenly, exerting undue pressure on the frame of your home. This torque, pressure transfers from the foundation to the wooden bones of your home, to your home's interior.

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This pressure can damage sheetrock, tearing big, beautiful cracks into your walls and ceiling.

While some outliers might appreciate the grunge aesthetic, suggesting you frame the cracks because they're a perfect manifestation of the metaphor of man against gypsum board, others won't appreciate the art.

Possible buyers, check out our article Sell Your Home with Foundation Issues
Possible renters, check out our article Property Managers: Do You Know the Signs of Foundation Failure?
In-laws, we don't have any articles on navigating the convoluted dynamic of family ups and downs. See a therapist.

Now, ceiling cracks are not always caused by foundation failure, which we've covered in our article 5 Primary Reasons for Sheetrock Cracks. In summary, the 5 reasons are:

New Home Settling
Leaks and Water Damage
Vacant Homes
Bad Tape Jobs
Foundation Problems

In this post, we are going to focus on ceiling cracks caused by foundation issues.

Ceiling Cracks, What to Look For

First and foremost, it's important to note specific fracture features. Certain characteristics help denote if the ceiling cracks are caused by foundation issues or something else.

Characteristics to look for in ceiling cracks caused by foundation problems include:

Cracks that are thicker than a quarter-inch (and continue to expand, elongate over time)
Cracks that originate from door/window frames
Cracks that stairstep through the drywall (a sign of excess pressure transferred to the drywall)
Bulging and bowing drywall

If you have a combination of the features above, it's best to get your foundation checked out by a foundation repair specialist. They can then determine if indeed foundation settlement or heave is the root of your ceiling cracks.

Ceiling Cracks Do's and Don'ts

Don't Patch and Paint Into Eternity

If you've attempted to fix the cracks before with some good ole patch and paint and the cracks returned, that's a sign these cracks are caused by a foundation issue.

Recurring cracks are almost always indicative of foundation settlement or foundation heave.

So, we suggest that you don't patch and paint into eternity. Both your wallet and sanity with thank you. Wait until your home has been stabilized and or lifted back to maximum practical recovery.

Do Call a Foundation Specialist

A foundation specialist will perform a foundation inspection and quickly determine if your foundation needs repair.

Dalinghaus Foundation Repair can help you address a sinking foundation with helical pier, push pier, and polyurethane underpinning.

We do foundation underpinning the right way.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How to Fix a Sinking Foundation: Underpinning

Brian Dalinghaus — Wed, 01 Sep 2021 00:00:00 GMT

The ugly truth is that in a world full of expansive soil, fill soil , and gravity foundations sink. In the foundation repair business, we refer to this sinking as foundation settlement.

Foundation settlement is always due to incompetent, non load-bearing soil. This forces the home to either sink or swim. When the house sinks, this causes undue pressure and stress on your home's foundation, resulting in a myriad of signs and symptoms.

All we ask in return is your email. Sounds like a good trade to me.

Schedule a free evaluation

A sinking foundation is a problem for a variety of reasons, but the biggest issue is it hits you where you hurt most: your pocketbook. Nothing quite sinks your home equity like a fouled-up foundation.

This is such a major issue we have two whole articles dedicated to it:

So, the question remains, how do you throw a lifejacket on your home's sinking foundation? The answer: underpinning.

Read more: Is my foundation sinking?

What Is Underpinning?

Underpinning is the strengthening and reinforcing of an existing foundation, typically by extending the depth and breadth of the foundation.

Questions we've received on the topic of underpinning include:

What exactly is underpinning?
What is underpinning a house foundation?
Is underpinning beneficial?
When should you think about underpinning services?

Well, since you asked, we've answered. In this article, we are going to cover 5 main types of underpinning:

Mudjacking/Slabjacking
Caisson and Girder Beam
Push Pier Systems
Helical Pier Systems
Polyurethane Foam

So, let's pin the tail on this donkey.

Read more: Underpinning VS Foundation Repair

Mudjacking and Slabjacking Underpinning

Mudjacking is a form of underpinning that has been around since the 1950s and is now considered by many foundation repair professionals an antiquated form of foundation repair.

Mudjacking is the lifting or leveling of a foundation, driveway, or slab by pumping a mixture of slurry ( cement, sand, and soil) into application holes, the incredibly high delivery pressure raising the sunken slab.

Mudjacking follows the drill, pump, patch application model.

It is referred to as mudjacking because mud is a synonym for cement, which is funny because if we trace mudjacking back to its Greek roots, it's a synonym for " bad idea."

The problems with this form of underpinning are endless

The application is messy and invasive, with application holes being 2-3 inches in diameter. These holes do not add any aesthetic value to your slab and can compromise its structural integrity.
You're adding weight to a sinking ship. Adding more weight to an already sinking foundation proves ultimately unhelpful, what we call in the business, counterproductive.

While mudjacking can fix your sinking foundation, it's not the best option.

On the official Dalinghaus Underpinning Effectivity Scale, we give mudjacking a 2 out of 10. It's messy. It's often a temporary fix. It's old-school. We've evolved, we no longer need to play in the mud.

Caisson and Girder Beam Underpinning

Caisson and Girder Beam underpinning is like a blunt force trauma instrument. There's no sophistication. We've all seen caissons, huge concrete pillars that hold up bridges and freeways.

Now, imagine burying 2 or 3 caissons underneath your current home's foundation. Yes, it's as chaotic and cumbersome as you envision. The home becomes a construction zone.

We're talking orange cones, a crane, massive holes ripped through your foundation, and a dug-up home looking like WWI trenches.

The home is dug up for the grade beam application. A grade beam is an addition to a building's foundation that is a reinforced concrete beam that redirects the load from a bearing wall, dispersing the load between caissons.

This project can take anywhere from 1-5 months. That's a helluva of a long time to spend with your in-laws or holed up in some cheap motel.

This problems with this form of underpinning are:

Caissons simply add more weight unless they reach bedrock.

To learn more about caisson and girder beam repair, check out our article : Why Grade Beams & Caissons Don't Work Well for Foundation Repair.

While caisson and girder beam underpinning could potentially fix your sinking foundation (if it hit bedrock) it is far from the optimal solution.

On the official Dalinghaus Underpinning Effectivity Scale, we give Caisson and Girder Beam underpinning a 3 out of 10. It turns your home into a construction zone. It only works if bedrock is accessible. It's so damn expensive, you might as well get a Fine Arts Degree.

Push Pier Underpinning

Push Pier underpinning is a relatively new technology that utilizes steel interlocking pipes that are hydraulically driven into competent, load-bearing soil and anchored to a home's foundation via a remedial bracket.

They act as underground stilts, keeping your home steady. Push Piers prove a viable, practical, affordable option to securing your sinking foundation.

Push piers secure, stabilize, and/or assist in lifting the home back to maximum practical recovery. Push piers have a relatively simple application process.

Comprised of galvanized steel to impede rust/oxidization
Driven until the hydraulic gauge proves the pier can carry its share of the load, rather than to a published capacity figure
In sizes ranging from 2-7/8", 3.5" and 4.5" (and are measured by the diameter of the pipe)
Generally pushed down to a depth of 25 to 30 feet
Comprised of three main components: Remedial Bracket, Starter, & Extensions.

Push piers steel systems are far less invasive than mudjacking and caisson & girder beam underpinning. The entire project usually only takes a week, 2 at most.

The one downside to push piers is that because push pier installation relies on the weight of your house for installation, it is not always conducive to single-story homes.

On the official Dalinghaus Underpinning Effectivity Scale, we give push pier underpinning a 9 out of 10.

Helical Pier Underpinning

Helical pier underpinning is also a newer, more streamlined form of underpinning. They are definitely a Grade-A option in securing your sinking foundation.

Helical pier underpinning utilizes steel circular or square pipes that are hydraulicly screwed down to competent, load-bearing soil. They are attached to the foundation via a remedial bracket and help secure, stabilize, and/or lift a structure.

Helical piers also act as underground stilts, anchoring your home into competent, loadbearing soil. The entire project only takes 1 to 2 weeks.

Comprised of galvanized steel to impede rust or oxidization
Come in sizes ranging from 3′, 5′, 7', 10′ or 20′
Comprised of a lead, extensions, & remedial bracket
Generally pushed down to depths of 25 to 30 feet

On the official Dalinghaus Underpinning Effectivity Scale, we rate helical pier underpinning a 9.5 out of 10.

Polyurethane Underpinning

Polyurethane underpinning is similar to mudjacking in the drill, pump, patch application model, but proves far less invasive. The application site is only 5/8ths inch.

Here at Dalinghaus, we often use polyurethane in conjunction with push pier and helical pier systems to void fill after a lift. However, in some instances, polyurethane foam can underpin solo.

Polyurethane foam is an injectable polyol and isocyanate resin sealant, insulation, grout which expands upon application providing void fill, structural support, and re-leveling properties.

Polyurethane is, in short, a gift from heaven and sure to address your sinking house. We love polyurethane so much; we have 3 whole articles about it

On the official Dalinghaus Underpinning Effectivity Scale, we rate polyurethane underpinning a 10 out of 10. It can reach every nook and cranny. It's typically a one-day operation.

Choose Dalinghaus to Underpin Your Foundation

Dalinghaus Foundation Repair can help you address a sinking foundation with helical pier, push pier, and polyurethane underpinning.

We do foundation underpinning the right way.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What to Do When Your Contractor Abandons Your Project

Brian Dalinghaus — Thu, 22 Jul 2021 00:00:00 GMT

Sometimes a foundation repair project is left unfinished, because the contractor went out of business, the work did not meet the contractual quality standard, or the project missed its completion date.

And sometimes foundation repair companies disappear. Go dark. Vanish like a protagonist in a John Grisham Novel.

The phone has been disconnected. The website is down. None of your emails are returned. They might have taken your money and run.

So, what do you do when a foundation repair contractor you just shelled out a 10k deposit to does a Houdini and skips out of town? Or what do you do when the company you signed a contract with simply isn't returning your calls, emails, texts, and smoke signals.

In this article, we suggest you:

Reach back out(establish communication if possible)
Always CYB via documentation (cover your butt)
Fire or Rehire (the job still needs to get done)
Go for their bond (if you had the foresight to hire a company who was licensed, bonded, and insured)
Complain to the big man, the Better Business Bureau
Go to Court(because space cadets can't handle the truth)

In this article, we go through these steps in detail; however, we can assure you that Dalinghaus is ready to pick up the slack and finish your foundation repair project.

Questions to ask before hiring a company are:

How old is the company? Businesses in business tend to stay in business.
How do the Google reviews look? Good reviews are a good sign.
Is the company licensed, insured, and bonded? If so, they're credible and easier to sue.

You can be sue-happy, happy, happy.

1. Reach Out to Your Contractor

This first step probably seems like a given but you'd be surprised how effective consistent communication can be: emails, text messages, and calls to different people throughout the company.

Even if they haven't returned your calls for a week and duck your emails, try to reach back out and cultivate a resolution to the issue. Ultimately, the two options become:

Finish the job (the most expedient option)
Find a new contractor

So, reach out and highlight the terms of the contract that are not being met and nail down an end date or new timeframe.

2. Cover Your Butt, Take Notes

While you continue to reach out, make sure you keep detailed notes of all of your interactions with the company.

Note who you speak to and about what in your communication with the company. That way you can name names for your John Wick lawyer.

Take photographs of incomplete work or shoddy workmanship
Keep a folder of printed out emails/text messages
Keep detailed call logs by screenshotting and printing
Pull out your contract agreement and highlight anything pertinent to your complaint

Always, always, always refer to the original contract as the end-all-be-all of proof.

3. Fire or Re-hire

After you've been able to contact your contractor you have a few choices:

Release them from their contract ( FIRED)
Mutually agree to discontinue the project (you can still be friends)
Set new terms for the completion of the project (this relationship has boundaries now)

If you choose option one, be sure to do it as officially as possible, meaning: send a written communication outlining all of your grievances along with photographic evidence reinforcing your complaints.

Date it and add it to your records. This letter of termination is particularly important for any future legal battles.

4. Hit Them Where It Hurts, Their Wallet

Here at Dalinghaus, we stress the importance of hiring licensed, bonded, and insured foundation repair contractors.

If you did hire a contractor who is bonded, you can file a complaint against that bond with the licensing board who awarded their bond, suing to get your money back!

This is possible because the licensed contractor has paid a surety company who can fiscally reimburse you for any losses, costs, or damages incurred. However, if the work is negligent, their insurance may cover what a bond cannot.

5. Reach Out to the Better Business Bureau (BBB)

The Better Business Bureau has been in business for over a century. The BBB has worked diligently to ensure consumers are connected to ethical companies with above-board policies.

Occasionally, if you file a complaint with the BBB, that might provide enough heat to convince the contractor to stick to their original contract and finish the work that was started. Or get you your money back.

Beautifully enough, the BBB does provide arbitration services and mediation upon request. Obviously, the best way to settle is out of court to save on legal fees and time.

6. Go to Court

If worse comes to worst, file in small claims court. This will save you beaucoup bucks in legal fees and provide a quick, expedient verdict.

Be sure to know what your state's maximum is for small claims court.

If your losses are above the maximum level for your state's small court, it might be prudent to hire legal counsel. A contract attorney, in particular, can provide insight.

Attorneys are expensive and court is always time-consuming, so choose your battles wisely.

Dalinghaus Has Your Back

If you hire Dalinghaus Foundation Repair to begin with, we will tell you what we found and what it will take to fix it, and the scope goes in writing before work starts.

However, if you were swindled or even had an amicable breakup with your foundation repair contractor, we are here to pick up the slack.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

3 Ways to Mitigate Foundation Heave

Brian Dalinghaus — Mon, 07 Jun 2021 00:00:00 GMT

Heave potentially poses a plethora of major problemas for your foundation, sidewalk, and pool patio. The good news ( the gradient gospel, if you will) is that there are ways to mitigate heave.

If you haven't already, be sure to check out our articles What is Foundation Heave & Is My Foundation Heaving

If you don't have time to read those articles right now, here is a brief recap on heave to catch you up to speed.

Heave 101

Heave heads heavenward. Foundation heave is the uplift, elevation of a foundation precipitated by soaked, expanding soils and can generally be attributed to a seasonal increase in moisture, a shallow frost line, water leak, and/or underground aquifers.

This expansion of soil exerts undue stress on the home's foundation, often culminating in drywall cracks, sloping floors, and sticking doors/windows.

In this article, we are going to cover how you can mitigate heave:

Find, fix leaks
Ensure there is adequate drainage
Plant shrubbery

Yes, it's as expensive and stupid as it sounds. Rule of thumb when it comes to heave: dry, don't water.

Find, Fix Leaks to Impede Foundation Heave

Moisture is Public Enemy Number 1 when it comes to foundation heave. Leaks around the property provide a constant, steady supply of aqua, translating to a constant, and steady expansion.

This expansion loves to lift concrete, causing trip hazards. While walking around your property, look for damp/wet spots, sitting water, and sections of the yard that are greener than the res t.

Common culprits include:

Busted water main
Leaking water pipes (check for wet/damp spots in the crawlspace)
Broken underground sprinkler system

Turn off all of the water in your home and check your water meter. If the numbers are still moving up, you definitely have a leak.

Once you have found the source of the water leak, call a repairman or repair it yourself. Give your yard time to dry out and see if the heave subsides. Often, targeting in on leaks is a great start, but is not a fix-all measure.

Install Proper Drainage

Proper drainage is one of the most imperative steps to combatting heave. The soil on your property is similar to a waterbed. Drained, the top section decompresses. Filled, the water table expands.

When seasonal rains arrive if there is no proper outlet for excessive runoff. And, unlike our waterbed analogy, the soil does not pop. The earth has no choice but to continue to expand, exerting more and more upward pressure onto your foundation.

Different Drainage Options:

French Drains prove the industry favorite when it comes to common drainage systems. French Drains create a gravity-fed channel for excess water to drain through. The excess water is filtered through a gravel permeated trench, then flows into a perforated pipe, and is finally deposited at a safe distance away from the home/structure. Often, French Drains are directed to a street, drainage ditch, or dry well.

Footing/Foundation drains are installed around the perimeter of your foundation and are typically comprised of flexible ABS pipe and/or perforated 4, 6-inch plastic utilized underground.

Gutters guide rainwater away from your home. Ensure these downspouts are pointed away from your home/footing to avoid washout and water damage.

Gardening & P Lanting Shrubbery

You can also plant shrubbery and small trees to help soak up the water with their root systems. We here at Dalinghaus do not recommend planting big trees directly adjacent to your home, due to gnarly root systems which can cause heave on their own.

Instead, we suggest planting small trees and shrubbery to help soak up any extra moisture the drain system hasn't redirected away.

Weeping Willow
Red maple
Bald Cypress
White Cedar
River Birch
Oriental arborvitae
Summersweet
Red twig dogwood
Black chokeberry
Buttonbush
Inkberry
American cranberry bush
Blue elderberry.

Dalinghaus Can Help With Heave

Feel free to try out these three measures on their own before reaching out or, why wait? If you live in SoCal and Central Arizona, book a FREE evaluation now by clicking the link below

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Home Inspectors' Guide to Foundation Failure: 3 Areas to Check

Brian Dalinghaus — Wed, 26 May 2021 00:00:00 GMT

Home inspections are a tough gig, you get paid to find problems to reassure clients real estate is a healthy and viable investment.

Emotions are high, your client is going through a complex whirlwind of feeling that could easily match any Shakespeare dramedy.

Alas! This abode doeth sinketh into the mire, soil doeth expand

Lucky for you, the signs and symptoms of foundation failure are not that sophisticated or as difficult to decipher as iambic pentameter.

In this article, we are going to walk you through the steps of how to diagnose foundation failure by inspecting 3 major areas of a home:

Crawlspace
Interior
Exterior

The goal of this article is to equip you, the home inspector, to be a genuine Sherlock Holmes of foundation settlement and foundation heave.

Crawlspace Inspection for Foundation Failure

Crawlspaces are a byproduct of raised foundations, whether they're post and pad, cripple wall, or stem wall foundations.

Check out our article: Top 4 Crawl Space Problems & Solutions .

Crawlspaces need to be maintained and examined during real-estate inspections to ensure the home is safe, viable, and secure.

Crawlspace section to pay special attention to are:

Sill Plate

A sill plate (also referred to as a sole plate) is treated wood that is utilized around the entire perimeter of a raised foundation to deter humidity, upward draft, and insects from penetrating the crawl space.

A sill plate is a major player in the structural integrity of a home, if one section is compromised it can result in sagging floors and exert undue stress on the home.

Inspect the sill plate for rotted, split wood and sections where the sill plate does not connect flush with the foundation.

Signs you might encounter sill plate issues are:

Termites
A particularly damp crawlspace
The sill plate was not properly treated before being utilized

Crack s, hole s, and gashes in the stem wall and/or footing need to be patched right away as moisture can seep into the compromised concrete and rust the rebar, causing it to expand.

Rusted rebar can exert as much as 9000psi of pressure. We've seen footings in the field with entire concrete sections chunked off due to rust pressure.

Moisture and Wet Spots

Wet spots are indicative of two primary causes: a leak (plumbing, sprinkler, etc.) and poor insulation/water mitigation.

Either way, sitting water can cause serious problems, such as settlement and heave, which sink and raise the foundation respectively, exerting undue stress on the home.

As a general rule of thumb, the higher the moisture spot on the stem wall, the bigger and badder the potential problems.

Sluff, Spalling, & Efflorescence

Where there is moisture, you are bound to see sluff, spalling, and efflorescence, all signs of:

Bad drainage
Poor water mitigation

Efflorescence can be identified as a white, patchy salt calcification generally found on concrete, brick, and masonry of the stem wall.

Post & Pads, Joists and Girder Beams

You want to ensure the posts and pads are up to code, which is six feet on the center.

If the posts and pads span distances longer than six feet, this exerts a tremendous amount of stress on the girder beams which can cause:

Bowed floors
Squeaky floors
Boingy floors (like you're walking across a wooden African drum)

You want to ensure that the posts and pads are securely snug between the subfloor and gradient.

You also want to look for warped, split, and rotting wood.

Everything that should be attached needs to be attached (for example, the post should be connected to the pad and the girder beam), especially homes that have been seismically retrofitted.

The same is true after a seismic retrofit: check that every connection the retrofit added is secure.

We work hand-in-hand with the Earthquake Brace + Bolt Program to ensure the job gets done right.

Interior of Home Inspection for Foundation Failure

Foundation failure due to settlement and heave exerts a tremendous amount of pressure on a structure's foundation, which fractures out into the wooden bones of the home and then into the hallways, bedrooms, and kitchens.

Homeowners want to take pride and joy in their homes, which can be difficult when there are sloped funhouse floors, unsightly drywall cracks, and huge gaps between the baseboard and floor.

Cracks often are not just a cosmetic issue but point to lurking problems underneath.

Drywall Cracks

Drywall cracks can be indicative of foundation failure. Look for:

Cracks that are thicker than a quarter-inch
Cracks jutting out from window/door frames
Bulging and bowing walls
Pulling drywall tape

Sticking Doors & Windows

Sticking doors & windows can be a major issue.

Go throughout the house and open and close all of the doors. Doors and windows that are difficult to open and off-center/ out-of-frame are concrete signs that there are foundation problems.

Sloped Floors

Sloped floors are not always pronounced, but some hallways I've walked down have definitely given me vertigo.

A good test is to take a marble or ball bearing and place it on the floor in different areas of the room. Watch where the ball rolls and how fast.

While you are checking for floor slope, you can also look for gaps between the baseboards and floor and floorboards pulling away from each other.

Slab Cracks

Look for cracked slab in the garage or cracked tile in the kitchen and bathrooms. This can also result in bumps in the carpet and other tripping hazards.

Exterior of Home Inspection for Foundation Failure

It is important to also check the exterior of the home, which can exhibit just as many signs and symptoms as a crawlspace or home interior.

Stucco Cracks

In SoCal and Central AZ, many home exteriors are comprised of stucco due to its ability to keep out the heat. Stucco, just like drywall, is susceptible to cracks. Look for:

Stairstep cracks
Cracks jutting out from window/door frames

Leaning Chimneys

Leaning chimneys are another top-tier example. Many chimneys are built with their own separate footing, so separation tends to point to one of the two footings under duress from lateral creep or a poorly constructed chimney footing.

Footing Cracks

Footing cracks, especially vertical cracks, are indicative of foundation failure. These cracks need to be treated as soon as possible to ensure water doesn't soak in and rust the rebar.

However, most importantly, the underlying cause of foundation failure needs to be addressed with either push piers, helical piers, or polyurethane injection, or a combination of the three.

Crooked Roofs

When you're up on a ladder and can look down the roofline, it will zigzag and dip. That's a sign of foundation issues and is damn hard to get a picture of.

Other things our foundation specialists look for are:

Whether downspouts are angled away from the home (they should be)
If there are large trees next to the house(which can cause root damage)

The 2 Nd Act

The good news is, if you determine that a foundation is failing, it doesn't necessarily mean the end of the sale or purchase, especially in this hot market. Call Dalinghaus before the curtain closes for good!

We here at Dalinghaus have completed more than 2,000 foundation projects since 2011.

Before your buyer or seller gives up, we suggest reaching out to us, or, choosing from our Best of lists down below:

5 Best Foundation Repair Companies in San Diego County
5 Best Foundation Repair Companies in Central Arizona

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Hillside Home Foundation Problems (From Erosion to Drainage)

Brian Dalinghaus — Wed, 05 May 2021 00:00:00 GMT

There are some forces of nature we just can't escape, gravity, aging, weight gain (okay, maybe not that last one). Erosion is an inescapable act of mother nature that slowly, but surely, grinds hills down.

What Is Erosion?

Erosion is the gradual and perpetual geological process of diminution/movement of soil, rock, and sedimentary debris from natural forces such as wind, water, ice, and time.

Hillside homes have long epitomized wealth and exclusivity, I mean, this is where we get the term a million-dollar-view and why all of the boujee areas of America have hills in the title.

Despite their vistas overlooking luscious vineyards, shimmering expanses of water, or blinking city lights, they are not immune to erosion and have their own unique set of challenges (such as slope stabilization ).

In this article, we are going to address challenges unique to Hillside homes:

Erosion
Broken Retaining Walls
Cripple Walls

A significant chunk of our articles covers foundation settlement and foundation heave, both of which are caused by expansive soil.

While hillside homes can experience these phenomena, this article is focused on hillside specific issues

Read more: Can Hills/Slopes Move? And Why?

Erosion

Erosion is public enemy numero uno when it comes to homes built on hillsides. It's true, what goes up must come down. And, it is also true, what is already up is on its way down (no matter how slowly).

Erosion claws its way into hillsides and mountains with wind, rain, ice, a type of geological sandpaper exerted by the hands of time.

Rain is the biggest instigator of erosion as it bites into the soil and carries dirt, rock, and various debris with it downhill. Vegetation locks roots into the soil and helps keep soil in place during heavy rains.

If there is little to no vegetation, large swaths of a hillside can be washed out and instigate mudslides. Homes built on hillsides with little to no vegetation are at greater risk of erosion.

However, the biggest factor of homes built into/on hills is nonexistent or poor drainage systems.

It can even wear away rock if given enough time. The Colorado River, for example, carved out the Grand Canyon.

Poor/Nonexistent Drainage

Water is incredibly powerful. You might be thinking, but I live in Arizona or Southern California where it doesn't rain a whole heckuva lot. This could, in fact, put you at greater risk for erosion when it does rain.

You probably have less vegetation than your neighboring wet states and have a poor or nonexistent drainage system.

You have nothing keeping your soil in place, soaking up extra water and you have nothing rerouting water away from your home.

Many homes in Southern California and Arizona don't have proper drainage systems, let alone the bare necessities to weather a deluge. This can put your primary financial investment in jeopardy.

Weathering is the breakdown of sedimentary elements. Erosion is the movement, relocation of the broken-down elements.

Here at Dalinghaus, we highly recommend at least implementing the following:

Rain Gutters
Downspouts directed away from the house
Concrete poured/angled at a 2-degree slope away from the house
Properly grated/drained concrete and soil

Just like with foundation settlement and foundation heave, there are signs and symptoms to look for when it comes to poor drainage.

Signs You Need a Better Drainage System

Soil erosion
Sodden/ Spongy yard
Cracked foundation/washed out footing
Puddles that refuse to evaporate or take a long time doing so
Flooding on your property
Water pooling on your walkways, patios, or driveways
Soil/Silt washes onto your sidewalks during a rainstorm

If your property has any of the symptoms above, regardless if you live on a slope or not, you will want to hire a drainage specialist to install a drainage system.

The two primary types of drainage systems are:

Surface Water Drainage Systems

Surface water drainage systems externally channel water away from softscape ( i.e. flowerbeds/lawns) and hardscape ( i.e. concrete patios/driveways) areas where excess moisture inherently collects/pools. Surface water drainage systems typically conduct runoff to storm drains, creeks, or underground drainage systems.

Underground Ground Drainage Systems

Underground drains, such as French Drains, channel water away from overly saturated soil, lawns, and vegetated areas, directing the water to storm drains or creeks or simply away from a home. Underground drains are incredibly effective at preventing erosion.

"The rain came down, the floods came, and the winds blew, and beat the house; and it didn't fall, for it was founded on the rock."

In short, with the proper drainage, you can slow down erosion but never stop it completely.

We live on a beautiful planet that is in perpetual motion, an ever-changing and evolving geological landscape.

Broken Retaining Walls

Retaining walls are a favorite type of slope stabilization. The retaining wall acts as a barrier and retains the weight of the load behind it. This ties back into rain.

Wet soil is heavy soil. And heavy soil on a slip plane is bound to follow gravity.

When one section of soil is relocated, the section of soil above it moves in to fill in the gap, causing a chain reaction.

Broken retaining walls can actually lead to a slippery slope, if some soil slips, more will move, and so on.

Retaining walls without proper drainage or support can bow outward and break, unable to sustain the load exerted on it.

Retaining walls are a major line of defense against erosion and help keep hillside homes in place.

Cripple Walls are a bit of an outlier because they are by no means limited to homes built into hillsides.

However, they were a popular option prior to the 1960s for homes that needed one section of the foundation to sit directly on gradient and the other section to sit above gradient to keep the home level.

Cripple Walls are a type of raised foundation. The stud walls sit between the foundation and the home ( often ranging between 2 to 4 feet high) and are not often properly secured.

As far as raised foundations go, these are the weakest form. It is a good idea to seismically retrofit your cripple wall foundation to improve stability and security in the event of an earthquake.

You want to keep your hillside home exactly where it is, not go sailing with it downhill.

Dalinghaus Can Help

Here at Dalinghaus, we specialize in foundation repair and slope stabilization. If you believe your retaining wall is failing or need your cripple wall seismically retrofitted, we have your back.

Check out our job story Stabilizing A La Jolla Hillside Home With Push Piers

Remember kids:

Rain is your home's number one enemy when it comes to erosion
Broken retaining walls actually do lead to a slippery slope
Cripple Walls can cripple your home if not seismically retrofitted

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

5 Steps to Polyurethane Foam Injection (From Drill Holes to Cure)

Brian Dalinghaus — Mon, 26 Apr 2021 00:00:00 GMT

Maybe you're in the Russian Mafia or just a cool guy still kickin it in a bitchin' tracksuit and gold chain like it's the 90's, polyester is sexy.

Okay, so my wife and kids don't really agree; but here at Dalinghaus Foundation Repair, we believe poly urethane is just as sexy as poly ester.

Polyurethane expands, it supports, it's flame-retardant and water-resistant, what's not to love. Okay, before you accuse me of Pollyannaism, polyurethane really does miracles.

Check out our exhaustive Ultimate Guide To Foundation Repair.

In this article, we are going to discuss:

What is Polyurethane Foam?
Construction Applications
The 5 Steps of Polyurethane Foam Application

What Is Polyurethane Foam?

Polyurethane foam is an injectable polyol and isocyanate resin sealant, insulation, grout which expands upon application providing void fill, structural support, and re-leveling properties.

Polyurethane is a chemical compound that is implemented in liquid form before it expands into a solid, incredibly strong foam.

Due to its initial liquid form, polyurethane permeates perfectly into cramped, difficult-to-reach spaces, such as void under sidewalks, patios, or foundations.

Polyurethane is environmentally inert and poses no danger to the environment.

Here at Dalinghaus, we use AP LIFT 430, which is certified by Truesdail Labs to NSF/ANSI 61-5 ( approved for contact with drinking water).

This is where polyurethane shines brightest.

Polyurethane is a considerably lighter alternative to Mudjacking (utilizing cement to reinforce, raise a previously settled structure).

Also, unlike Mudjacking, Polyurethane does not rely on the pressure of installation to lift up the slab, it relies on the expanding power(rather than the application force) to get the job done.

This helps make it a cleaner, less invasive process in addition to the smaller installation sites. Mudjacking holes can be 2 to 2.5 inches in diameter as opposed to 5/8ths inch for poly.

Polyurethane is so safe it is utilized in pacemakers.

In addition, its cure time is considerably faster than Mudjacking, which can take up to 28 days to cure.

Polyurethane Construction Applications

Polyurethane is used for a variety of applications.

Repair Cracked Concrete Slabs
Repair Settling/Sinking Concrete Slabs
Repair Settling/Sinking Foundations
Repair Void Fill
Permeate and Densify Soil

Quick Characteristics of Polyurethane

Polyurethane is waterproof, water retardant, and non-water-soluble making it the perfect candidate for underground application in any climate
Polyurethane does not chemically react with moisture or soil
Polyurethane does not leak adverse chemicals into the substrate and is inert, environmentally neutral and does not contribute to water contamination
Polyurethane is adaptable across a wide variety of applications. It can easily withstand various temperatures, weather conditions, and soils.
Polyurethane is relatively noninvasive (particularly when compared to Mudjacking)

While polyurethane has various applications, the installation process is pretty much the same across the board. Our 5-step process is applicable across the different implementations of polyurethane deep injection.

Steps to Polyurethane Lifting

Drill holes
Application gun
Void Fill
Patch Drill Holes
Clean up and Cure

Drill Holes

Holes are punctured into the slab via a 5/8th drill bit in a grid pattern. These holes are implemented 18 to 24 inches apart depending on the size of the void/affected area and soil conditions.

The resulting hole is about the size of a nickel.

The void is then probed for depth with a long bit or rebar pole.

Application Gun

It is important to note that polyurethanes are formed when a polyol (a type of alcohol containing multiple hydroxyl groups) reacts with a diisocyanate or polymeric isocyanate.

This is just a fancy way of saying: it takes two to tango.

The two separate chemicals mix at the nozzle of the gun, instigating a chemical reaction as the slurry is ejected via pneumatic fluid control.

The chemicals e x p a n d very quickly, filling every nook and cranny with ease, providing support.

We can regulate the reaction/rise time by controlling the liquid temperature and altering the chemical makeup.

For example, deeper applications we can finess to delay expansion by over sixty seconds. Shallow injection sites can be filled in 5 seconds.

It all depends on the situation and is a case by case basis.

Void Fill

Polyurethane is for soil what chocolate cake is to the soul, an attempt to fill a void. As the polyurethane expands it compresses and densifies the soils, filling any voids or fissures.

We go until there's a little bit of lift on the slab, which indicates there's enough pressure. The foam compacts and stabilizes the surrounding soil, providing support.

Patch

The holes are then patched with mud to match the original concrete.

Clean up and Cure

Then, all that's left is to clean up and wait for the new concrete to cure. And it looks like we were never there.

Polyshore

If you enjoyed this article, read more of our blog.

You have now witnessed the full strength of street knowledge when it comes to polyurethane.

*(Okay, so, the link below is actually for a free evaluation if you live in Southern California or Central Arizona, which is actually just as exciting)

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Foundation Repair Timeline (From Inspection to Completion)

Brian Dalinghaus — Wed, 21 Apr 2021 00:00:00 GMT

The second most prevalent question subsequent to cost in the foundation repair industry is how long does the process take from start to finish?

Foundation Repair Timeline

Inspection scheduling 2 weeks

Inspection 1.5 hours (one day)

Proposal Interim 1 day to 6 Months

Engineering 4-6 weeks

Active Job Site Timeframe 1-2 weeks

*Note, this process can take up to 6 months, so plan on timeframe flexibility.

There are a variety of factors that dictate, in a truly unironically autocratic fashion, the schedule for foundation repair due to chronological considerations.

This article details the foundation repair timeline:

Inspection Interval
Inspection
Proposal Interim
Engineering & Permitting
Active Job Site Timeframe

Inspection Interval

Well before clients book a foundation repair inspection, they notice specific signs and symptoms indicative of foundation failure. Common cues include:

Sloped Floors
Leaning Chimneys
Cracks
Drywall
Stucco
Footing
Concrete Flatwork
Sticky Doors & Windows

The client often conducts preliminary online research to narrow down the possible provocateurs.

Foundation Settlement

What Is Foundation Settlement?

Foundation Settlement is when a foundation sinks into the earth, compromising the building's structural integrity. This is due primarily to gravity, climate, seismic activity, and the tick, tick, ticking of time.

Foundation Heave

What Is Foundation Heave?

Foundation heave is the uplift, elevation of a foundation precipitated by soaked, expanding soils and can generally be attributed to a seasonal increase in moisture, a plumbing leak, or underground aquifers.

Both foundation settlement and heave are provoked by expansive soil.

*Note, Seismic activity can also damage foundations, particularly raised foundations that have yet to be seismically retrofitted.

After conducting research, perhaps even after reading through our blog and clicking on our link for a free evaluation, the homeowner is put in touch with Caitlin or Carly to book the foundation inspection.

Foundation Inspections are typically booked 2 weeks out.

After the appointment is booked, the customer is matched with a foundation repair specialist who will reach out directly.

The customer can expect a brief video bio from each specialist and a list of several articles to read regarding their particular repair situation.

The specialist is in touch throughout the two weeks prior to the inspection.

Inspection (1.5 Hours)

The actual foundation inspection time averages out to 1.5 hours. In order to have a better understanding of the inspection process, read How Long Does a Foundation Inspection Take & What Can Add Time.

By the end of your proposal, the customer will receive:

A to-scale CAD of your home
Floor Elevation Measurements

The foundation repair proposal is usually submitted between 12-24 hours following the inspection.

*Note, After the proposal is submitted, the customer has within 60 days to sign before another foundation elevation needs to be performed. This is due to a constant flux of material cost post-pandemic and/or continued settlement/heave. Steel, polyurethane, concrete, and more are currently in limited supply and high demand.

Proposal Interim

This particular stage relies solely on the clientele. A customer could potentially sit on a proposal for weeks to months or until it times out.

Obviously, the most common reason for hesitation is cost; however, Dalinghaus offers prime financing options and works diligently to avoid change orders(and never has any hidden costs or fees).

Engineering & Permitting

Once the proposal is signed, the proposal is sent to soil/structural engineers for review. This process can take anywhere between 4-6 weeks.

*Note, We always outsource our engineering to third parties in order to remain fiscally objective.

After the proposal has been rigorously vetted by our outsourced engineering, the plans are then sent out for permitting.

Permitting varies by state , city , county and usually takes anywhere between 4-8 weeks .

This is potentially the longest part of the entire foundation repair process as engineering and permitting are in sequential order (and, if they do overlap, it is because engineering needs to be reconfigured).

After the permitting has been squared away, the work can be scheduled anywhere between 2-4 weeks out.

So, in sum, the client is looking at potentially more than 6 months before shovels hit the dirt.

Active Job Site Timeframe

The actual work on the job site itself typically only takes 5 business days (your average Monday through Friday workweek).

Obviously, if a project starts midweek, it won't be finished until the following week. We rarely work weekends except for unusual, extenuating circumstances.

The goal with every foundation repair project is to stabilize or lift to maximum practical recovery .

Read our article The Five Steps to Push Pier Foundation Repair for a detailed account of the push pier foundation repair process.

Time Is Money

While 11 to 17 weeks may seem like an inordinately long time, we don't drag our feet. We wholeheartedly agree with the adage, time is money.

We don't want to waste our customer's time and we sure don't want to waste our time. Thank you for taking the time to read our blog.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

The 5 Steps to Helical Pier Installation

Brian Dalinghaus — Wed, 14 Apr 2021 00:00:00 GMT

Here at Dalinghaus, we believe helical piers are a heckuva good time, heliarious even.

Helical piers are so effective at impeding foundation settlement and foundation heave (both of which can be directly attributed to expansive soil ) they are now the industry standard for quality foundation repair.

Helicals differ from push piers and other steel systems in that they have helices (circular sections similar to a staircase or corkscrew) welded to the bottom of the galvanized pipe.

These helicals anchor the structure they are attached to. Imagine your home sitting on underground stilts that are embedded in load-bearing soil or bedrock.

The helicals ensure your home won't go up and won't go down, it's locked into place.

In this article, we are going to cover the 5 main steps of helical pier installation:

The Inspection
Prep Work
Installation
Lift / Stabilization
Final Walkthrough

1. The Inspection

The initial step of every foundation repair project is an inspection. A qualified professional locates and diagnoses signs and symptoms of foundation failure

A complete and thorough inspection examines the interior and exterior of the home, in addition to a thorough analysis of the foundation itself, whether it be a slab on grade, post-tensioned, or raised.

By the end of the inspection, the homeowner should receive:

Floor elevation measurements
And a to-scale CAD drawing of the home

A full set of floor elevation measurements indicate if there is any slope, difference in elevation within the structure of the home (a clear, indicative sign of foundation failure).

Foundation settlement and foundation heave is not necessarily a uniform, across-the-board process. Occasionally, only a particular section of the structure will require attention.

We here at Dalinghuas refer to this section as the affected area and it's one of the three primary factors of cost.

We suggest you keep the floor elevation measurements, especially if there are currently no discrepancies in elevation.

These elevations can be used as a future reference point if you suspect foundation heave/settlement in the future.

Knowledge is power. Ask for the complete set of floor elevation measurements.

With every measurement in hand, you can see whether the proposed scope of work stays inside the affected area or reaches outside of it.

Once the inspection is complete and you have your floor elevation plans/CAD Drawing, you will be given a proposal, a rundown of the project's cost.

This is where you'll see if the foundation repair inspector and/or engineer has called for Helical Piers.

One of the most common reasons helical piers are implemented is because you live in a single-story home and the structure is not inherently heavy enough to drive down push piers.

After the foundation repair contract has been signed, the waiting game begins for the engineering and permitting process.

Engineering usually takes 3-4 weeks to complete.

Permitting can take anywhere between 4-12 weeks depending on the state, county, & city.

What Is a Helical Pier?

A Helical Pier is a steel circular/square pipe (utilized in foundation repair) that is hydraulically driven to competent, load-bearing soil and anchored to a structure's prepped footing via a remedial bracket to secure, stabilize and/or lift a structure.

Helical Piers Are

Comprised of galvanized steel to impede rust or oxidization
Come in sizes ranging from 3′, 5′, 7', 10′ or 20′
Comprised of a lead, extensions, & remedial bracket
Generally pushed down to depths of 25 to 30 feet

Before the Helical Piers can be hydraulically driven into the earth to reach competent, load-bearing-soil, the foundation must be prepped.

Helical piers can be utilized on many different forms of foundation:

Slab on grade
Post-tensioned slab
Raised Foundations

Regardless of the kind of foundation, the Helical Pier locations must be excavated.

Helical Piers are utilized every 6 feet and their positions are designated via painter's tape so as not to permanently hurt the stucco/siding of the home.

3×3 foot excavations are dug (usually 18 to 24 inches deep) at the demarcated locations in order to create access to the foundation's footing.

Occasionally a section of flatwork has to be cut out to reach the footing, and it is repoured once the pier is in.

After the holes are excavated below the footing, the crew utilizes a demo hammer to flatten the footing, preparing it for the remedial bracket which will fit in an L shape to the footing.

The remedial bracket is then secured to the footing utilizing one of two methods:

The remedial brackets can be bolted in via "redheads" (bolts with expanding ends that lock into place after implementation) which are hammered in and then secured with a washer and bolt.

Titen Screws The remedial bracket can be screwed in with Titen screws that are driven into the footer.

Both wedge anchors and Titen screws make it 4 to 5 inches deep.

3. Helical Pier Installation

Helical Piers, unlike Push Piers, are not pushed into the earth, they are screwed. The easiest way to remember the differences is Push Piers are like nails and Helical Piers are like screws.

The Helical Piers are screwed down to competent, load-bearing soil. Helical piers are implemented through extreme torque via a torque motor which is pinned to a torque bar.

Torque equals the amount of force that is required to rotate the helical into the ground. Intuitively, denser soils require more torque than less dense soil.

Once the load of the home is factored in and we know the amount of helical material that will be implemented, we can calculate for torque to reach the desired loading value.

Torque Equation Example

(Load Required/K-factor) x Drive Head Torque Conversion = Torque Required

Let's put it in numerical values that are similar to your home.

(5,600/8)x 2.5 = 1,750 ft/lbs of torque needed to achieve the required load.

A torque bar is implemented to inhibit the drive head from spinning on the helical pile. The torque bar is attached to the drive head and positioned safely about 5-6 feet away.

If the torque bar is not secured to a stationary object, the torque bar will try to wipe out anything in its path.

The helical piers are then driven into the earth, connected via extensions until competent, load-bearing soil is reached.

4. Lift /Stabilization

After all of the helical piers have been safely installed at each location, the lifting process can begin. The goal of all foundation repair specialists is to achieve maximum practical recovery.

Maximum Practical Recovery is the amount of lift that can safely be achieved without compromising the structural (and, occasionally cosmetic) integrity of the home.

Not all homes are lifted due to structural and cosmetic concerns; however, homes fitted with helical piers are then considered stabilized as they won't sink any further.

5. Final Walkthrough

Subsequent to the structure's lift and/or stabilization, a final walkthrough takes place. This walkthrough involves a cursory visual of the previously affected areas, with careful attention paid to:

Previous stucco cracks
Previous drywall cracks
Previously sloped floors
Chimneys (chimneys often have their own, mini foundation)

In addition to visual cues, floor elevation measurements are taken again to compare to the floor elevations during the initial foundation inspection.

Dalinghaus Is Here to Help

If you don't live in our backyard, thanks for reading our blog! Check out our article on foundation settlement below

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What is a Cripple Wall? (Components, Problems, Solutions)

Brian Dalinghaus — Wed, 07 Apr 2021 00:00:00 GMT

Cripple walls are a dying breed when it comes to foundations because of the inherent insecurity and danger posed by seismic activity.

Here at Dalinghaus, our foundation repair service covers many different types of foundations, from post tensioned to chalky foundations that crack your contour when you're trying to look superfly, girl.

But, perhaps one of the most important types of foundations we repair (besides a makeup crisis) here in Southern California are cripple wall foundations.

In this article, we are going to cover:

What is a cripple wall?
Problems cripple walls pose
Solutions to secure cripple walls

What Is a Cripple Wall?

A cripple wall is a type of raised foundation comprised of wooden stud walls (generally no taller than 14 inches to 4 feet) that create a crawl space between the home's first floor and soil gradient. The wood stud walls sit atop an exterior concrete foundation, relying primarily on compaction for support. Cripple walls are commonly utilized in homes built on sloped hillsides. Cripple walls are primarily found in buildings built prior to 1960 and generally have at least 3 or more steps to the first floor.

Turns out, cripple walls have nothing to do with being "crippled" or disabled.

It's called a cripple wall because that section of the home is considered a "cripple zone", in seismic events it was thought that homes should have an area that cripples/gives out so that the rest of the home would go undamaged.

This is similar to when a car crashes and the engine drops out, the hood acts as a cripple zone to lessen the impact.

The truth is, cripple walls were utilized extensively when homes were built into a hillside where it was imperative that a section of the foundation was directly on grade, while another section was lifted up/suspended via a cripple wall.

Cripple walls are now obsolete after losing popularity in the 1980s due to their inherent structural susceptibility to seismic activity.

It does, indeed, take some ingenuity to build a home on an unlevel plane, and this is where cripple walls shone their brightest.

Unfortunately, cripple walls pose serious foundational issues in the event of an earthquake if they are not properly retrofitted and secured.

Cripple Wall Problems

You don't have to be Sir Isaac Newton to understand the unmitigated fact that what goes up, must come down. In addition, the higher you climb, the farther you fall. Welcome to the laws of the universe.

Here lies the crux of the matter. Cripple walls rely primarily on gravity for their structural integrity ( as do we all). The load of the house is what helps keep the cripple wall sandwiched between the home and foundation.

So, the cripple wall is wedged in there good and tight, but often is not properly attached to either the home or foundation itself.

So, if there is an earthquake and the cripple wall snaps or slips out from in between the home and foundation, the home has nowhere to go but down.

Your home could slide right off of your foundation if your cripple wall fails.

Don't let your home's cripple wall go the way of the buffalo, the way of gravity, secure it.

Note, Cripple walls can also be affected by foundation settlement and foundation heave, both of which are caused by expansive soil.

However, cripple walls are most susceptible to sudden, violent movement, making earthquakes their numero uno enemigo.

Solutions to Secure Cripple Walls

So, how do you secure your cripple wall? Before we jump into that, let's consider what happens to a cripple wall during an earthquake. Earthquakes will shake the home side-to-side.

If the cripple wall is not secured, it has more movement and range, meaning, it will have more ultimate play.

A cripple wall that is moved further to the left, then to the right, and then finishes the cha-cha slide will have more live load torquing it around, weakening the wood.

The idea in securing a cripple wall is to limit the possible movement, play, live torque load that could happen during an earthquake.

Cripple walls are often secured by adding plywood bracing to the inside of the stud walls that surround the crawlspace.

In addition, framing/foundation anchors are utilized to connect the rim joist to the top of the stud wall.

This limits the amount of play, ultimately keeping your home more secure.

Dalinghaus Can Seismically Retrofit Your Cripple Wall

In summary, cripple walls are dying out due to their innate structural weaknesses.

Be sure to read our article: What Causes Earthquakes (Complications & Impact on Foundations).

If you live in sunny Southern California or red-rocked Arizona, Dalinghaus can address your cripple wall woes.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What is Concrete Spalling? (Causes, Prevention, Treatment)

Brian Dalinghaus — Mon, 05 Apr 2021 00:00:00 GMT

Concrete has tremendous versatility and is utilized for a variety of different projects from superstructures to pool patios.

If poured and cared for correctly, concrete can last a very long time, long enough to survive a couple generations of bloody knees and chalk art.

However, concrete is not invincible to weathering by the elements. Just like untreated wood rots, untreated concrete spalls.

To learn more about how spalling can cause foundation failure, check out our exhaustive Ultimate Guide To Foundation Repair.

Spalling can ruin the structural integrity of the concrete and compromise any supported loads.

In this article, we are going to touch on:

What is spalling?
What causes spalling?
Areas at Higher Risk of Spalling
Spalling Repair Options

What Is Spalling?

Spall is a verb indicating to break(concrete, rock, stone, or ore) into diminutive sections. Concrete Spalling is the breakdown of concrete via natural weathering and/or chemical reaction that results in sections of cement chipping off the main body, often resulting in fractured, compromised concrete.

Spalling looks like pitted acne scarring and breaks off in flecks which can expose rebar. These divots vary in diameter and depth but can be thicker than 5 inches and just under an inch in depth.

Spalling Can Be Caused By

Subpar quality concrete
Improper curing / poor finishing techniques
Bond failure in two-course construction
Electrochemical reactions (such as from de-icing salts)
Corrosion/oxidization of reinforcing rebar (due to water exposure)
The wear and tear of the freeze-thaw cycle

Contrary to popular opinion, concrete is porous. Consequently, freezing can be a major contributing factor to spalling if you live in colder climates.

Many products have been developed to coat over your concrete, placing an impermeable waterproof barrier between your driveway and the elements.

Over the years, this ice-thaw cycle can weaken and crack up the top layer of your concrete, resulting in ugly indentations and exposed aggregate.

This is not a particularly prevalent issue for Southern Californians or Central Arizonians, however, we'd be remiss not to touch on the subject.

Remember kids: De-icers can ruin your driveway without an epoxy, polyurea, or similar coating.

Areas at Higher Risk of Spalling

The Coast, salt-laden air is particularly astringent and exacerbates rust. This is because of salts. The salts mix with the rain and penetrate the porous concrete.
Northern States, states that utilize rock salt during the winter months for road maintenance. The salt sticks to cars and melts off in home driveways, wreaking havoc on flatwork.
Cities, Cosmopolitan areas with a significant amount of pollution (such as sulfate and sulfide and other caustic compounds) have a similarly damaging effect to salt mixing with water, ultimately making it much easier to reach and corrupt rebar.

Also read our blog, How To Repair Your Concrete Foundation That's Crumbling

Oxide Jacking

Oxide Jacking is the technical term that is responsible for many spalling situations.

The biggest source of spalling we see in the foundation repair industry is rusted rebar.

When moisture makes its way to the reinforcing rebar, this poses a serious threat to your foundation.

Rust expands, biting into your foundation, and, occasionally breaking off entire pieces from your footing.

In short, spalling can affect anything constructed of concrete, but we most often see it in conjunction with foundation failure due to foundation settlement or foundation heave (both of which are caused by expansive soil).

Spalling Repair Options

Patch the pitted area (utilizing a color matching compound)
Resurface with new concrete (not the best option if the rust is not addressed first)

Dalinghaus Delamination Repair Method

Here at Dalinghaus, we utilize a specific repair method to repair spalling concrete This procedure is for a non-bowing wall crack repair and is intended to provide confining strength over the patched surface as well as make up for any strength deficiencies related to section loss of corroded reinforcing steel.

1.) All loose material must be removed from the crack locations.

4.) Ensure that the existing reinforcing steel is cleaned during this process and that the new rebar extends a minimum of 12″ beyond the corrosion. 5.) Epoxy new reinforcing steel in place and let set until cured.

7.) Once patching material has set, prepare surface to a minimum concrete surface profile CSP-3 as defined by ICRI 310-2R.

8.) Install SRS-660BI over the affected area extending a minimum of 18″ beyond the crack.

9.) Follow all manufacturers instruction on the preparation, installation, and curing of the material.

10.) For all material installed on the exterior, coat the CFRP with a coating appropriate for the conditions to provide UV protection.

11.) Cover back up and match finish (stucco/cement/paint)

Let Dalinghaus Repair Your Spalling

Here at Dalinghaus, we believe preventative maintenance is the best form of maintenance. It's a good idea to coat your driveways with water-resistant formulas.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Top 5 Primary Reasons for Sheetrock Cracks

Brian Dalinghaus — Mon, 29 Mar 2021 00:00:00 GMT

The truth of the matter is drywall cracks are pretty damn ugly.

Drywall cracks naturally elicit a nasty gut-wrenching response that makes you (and definitely your wife & mother-in-law) want to upchuck mimosas or whatever sweet champagne cocktail they down at brunch.

*Note, we here at Dalinghaus find cracks so egregious, we snub them in our other articles Why Do I have Cracks in my Home and Top 5 Characteristics of Concrete Cracks.

In this article, we are going to cover the 5 primary reasons cracks rip their way through sheetrock.

Sheetrock debuted in the United States of America in the early 20th century when the United States Gypsum Corporation purchased Sacket Plaster Board Company in 1910, introducing Sheetrock by 1917.

Why Does Drywall Crack?

Drywall cracks form primarily due to foundation settlement, foundation heave, fluctuations in temperature, humidity, and seismic activity, all exacting undue pressure and stress on the drywall's organic materials.

Common Causes of Cracks in Drywall

New Home Settling

New homes (typically built by private contractors or homebuilders such as Lennar, K.B. Homes, & Richmond American here in Southern California) naturally have a new home settle.

This is due to the caliber/age of lumber utilized in construction.

New home builders often utilize green lumber (new, undried wood) which inherently holds high moisture content and shrinks over time as it dries out.

This shrinking movement causes tiny cracks to bite into your drywall. These tiny, relatively benign fractures are a common sign in newly erected homes.

Many homeowners refrain from repairing these hairline cracks until after their first year is over. This ensures this madera verde has ample time to dry out/shrink completely.

After the natural home settlement has done its work, homeowners may address any drywall crack with putty, paint, or tape without concern of recurring damage.

Leaks & Water Damage

Leaks are notorious offenders when it comes to originating cracks in drywall.

Water can damage sheetrock from a leaky water pipe, roof, chimney, or window, causing an ugly yellowing and browning of the affected drywall.

This water soaks up into and saturates the drywall like a sponge or a mother-in-law soaking up Bellinis through sheer osmosis. This saturation results in cracks.

Oftentimes these cracks are wet to the touch and/or you can see water droplets dewing on the exterior of the drywall.

Obviously, before you attempt to address a crack caused by water damage, make sure the source of the leak has been properly fixed.

Vacant Home

Leaving your home empty for long stretches at a time can lead to drywall cracks. And, no, your house isn't cracking because it's lonely.

Your holiday home may have drywall cracks because it sits vacant for several months out of the year.

If the home, in your absence, is not regulated for climate control, particularly for humidity and temperature, the drywall will shrink and expand cyclically in response to the seasons.

This seasonal cycle can also affect the wooden bones/frame of your home, putting additional extraneous stress onto the drywall through transference.

Nowadays, with the use of modern technology, you can set your vacation home thermostat up with a click of a button on your phone.

This is much better than letting your mother-in-law use your cabin for whiskey winter festivities or Syrah Summers.

Bad Tape Job

When you install sheetrock (for those of you lucky enough not to know from personal experience), the grooves between the drywall panels are plastered with mud. This mud is taped over.

Occasionally, if there's not enough mud to actually adhere to the tape and the tape rolls away from the drywall.

This pulls away some of the mud with it, leaving an annoying crack. If the tape has lifted in numerous locations, it's best simply to re-tape the grooves and impede this problem from occurring again.

Foundation Issues

Foundation settlement and foundation heave can both exact undue stress on your home's foundation.

While foundation settlement and foundation heave are different (settlement sinks the foundation down and heave pushes the foundation up), their signs and symptoms overlap.

Drywall Foundation Issue Symptoms to look out for:

Cracks that are thicker than a quarter-inch (and continue to expand, elongate over time)
Cracks that originate from door/window frames
Cracks that stairstep through drywall (a sign of excess pressure transferred to the drywall)
Bulging and bowing drywall

Any drywall issues stemming directly from foundation failure shouldn't be cosmetically addressed until professional foundation repair stabilizes the foundation and returns it to maximum practical recovery.

Any drywall patched with mud or filler will spit out the filler during the lift because the home is being leveled back into place.

You can read more about possible foundation issues in our article 3 Common Problems with Foundation Repair.

The root of the problem needs to be addressed, otherwise, drywall will be patched up and repainted...patched up and repainted...patched up and repainted the rest of your life.

Dalinghaus Is Here to Help

If you live in Southern California or Arizona, there is a significant chance that your foundation may be suffering from either settlement or heave due to expansive soil.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why Do I Have Sticking Doors and Windows?

Brian Dalinghaus — Fri, 26 Mar 2021 00:00:00 GMT

Imagine it's a beautiful day outside and you want to open the window to let a breeze in. The window moves quickly at first but then gets stuck.

You really put some muscle into it, but the window still refuses to budge.

This same phenomenon can also happen to doors, making them incredibly difficult to open and close.

What starts out as a simple inconvenience could be a serious risk to your health if you are unable to open a door or a window during a fire, earthquake, or other emergency.

Sticky doors and windows can happen for a number of reasons, whether it be a complication of expansive soil ( foundation settlement or foundation heave) or humidity.

In this article, we are going to cover:

Signs and Symptoms of Sticky Doors and Windows
Causes for Sticky Doors and Windows
How to Fix / How Not to Fix

Why Do Doors and Window Stick?

Doors and windows stick primarily due to humidity or foundation problems (settlement and/or heave stemming from expansive soil). For humidity, moisture soaks into the wood, causing it to swell and bulge up against the frame, increasing friction. For foundation issues, expansive soil exerts undue pressure on the soil transferring pressure up through the foundation and into the frame of the home.

Signs and Symptoms of Sticky Doors and Windows

Like with everything in construction, there are obvious things to look for when it comes to home dysfunction like sticky doors and windows.

The doors and windows won't open or close correctly
The doors and windows require extra umph to open or close
Cracks appear from the outside of the window/doorframe
Floors dip, sag, are generally uneven (may cause vertigo)
Door/window frames are out of square
Gaps appear between your door and doorframe, leaving little room for privacy
Hard to close all of the way or open all of the way (to completion)

Doors and windows stick because they are housed in frames. In order to get stuck, you have to get stuck in something.

These frames are generally built with the rest of the wooden bones of the house.

If the frame is out of alignment, the window or door will get jacked up.

Conversely, if the door or window are compromised, they could get stuck on the frame.

It's like when a kid tries to fit a rhombus into a square hole in their shape sorting toy. It's not gonna happen. At least, not without some force.

Causes of Sticky Doors and Windows

There are various reasons why your doors and windows might stick:

The door hinges are out of alignment
Moisture has soaked into your door/window frame, causing them to swell/stick
Foundation problems (settlement or heave) is putting undue stress on your home's framing structure.
Your kid with peanut butter fingers has used the door as a swing

Whatever the cause of the sticky door/window, there are right ways to fix the issue and wrong ways to fix the issue.

How to Fix Sticky Doors and Windows

Humidity

For humidity, there are machines (dehumidifiers) you can purchase to suck the excess moisture out of the air in your home.

If you're not sure what your humidity levels are, you can buy a hygrometer (a machine specifically designed to measure humidity) at your local hardware store or on Amazon.

If you have verified it is humidity and cannot afford a dehumidifier, you can shave your door down.

However, verify that it is fact only humidity and not a foundation issue before doing so if you have any interest in keeping the doors long-term.

Foundation Issues

If your doors and windows are sticky and you do not have a humidity issue, then your home is either suffering from foundation settlement or foundation heave.

Your doors and windows may be sticky due to foundation issues. If this is the case, your home may require Push Pier or Helical Pier foundation repair.

Stop Straining Against the Stick

Humidity and foundation issues are your top enemies when it comes to sticky doors and windows. And, pro tip, if you live in Southern California or Central Arizona, humidity is not your issue.

More often than not, in our neck of the woods, sticky doors and windows point to foundation settlement.

If you enjoyed this article, you might also be interested in Why Do I have Cracks in My Home (Top 6 Cracks) and foundation repair cost.

If you don't live in our two lovely states, then you're probably a foundation enthusiast, a steel pier aficionado, keep reading our blog, link to your favorite page, keep the pier underground alive.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What is Floor Slope? (Definition, Signs, Causes, and Repair)

Brian Dalinghaus — Wed, 17 Mar 2021 00:00:00 GMT

You notice your wife's favorite cherry-stained wood floor is bowing so that it's like a miniature X-games ramp. You do nothing about it.

When you do nothing about it, your estranged wife starts receiving random flowers delivered to the house and your kid buys a skateboard, learns some gnarly tricks in the living room, and becomes Tik Tok famous.

When your kid becomes Tik Tok famous, he gets invited to skate in the X-games. When your kid is invited to skate in the X-games, grandma comes over to watch it LIVE on the big screen.

When grandma comes over, she trips on the sloped cherry-stained wood and loses her glasses. When grandma loses her glasses, your kid wins gold, and your estranged wife walks out the door with a suitcase in tow saying she's headed to the Bahamas with Steve.

Don't let your wife go to the Bahamas with Steve. Fix the sloping cherry-stained wood floor.

And that is what we call in rhetoric a slippery-slope introduction, a tangled web of when/ if-thens that claim correlation is causation. Sure, while it is a logical fallacy, it is a perfect introduction to one of the most common signs of foundation settlement.

In this article, we are going to cover the equation for slope, signs and symptoms, causes, and some basic repair option do's and don'ts.

In order to better understand floor slope, I think it is important that we begin with the mathematical equation we all remember from 8th-grade y = mx+b. Now, who knew math would actually translate into real-life application.

What Is Slope?

Slope is the measure of steepness and direction as calculated by the mathematical formula y = mx+b (rise over run). Slope is determined by identifying the ratio of the horizontal change and vertical change between two definitive points on a gradient. The trajectory of a line is either vertical, horizontal, increasing or decreasing. The grade, incline, or steepness is calculated by the absolute value of the slope.

What Is Floor Slope?

Floor slope is the physical expression of y= mx+b through beveled, ramped, or bowing floors with a definitive downgrade typically caused by foundation failure. Though, there can be normal and admissible flection (bowing) due to wear and tear of wood joists and other flooring components. Floor slope can be determined by an altimeter but is often apparent through empirical tactile measures.

You probably already know if you have sloped floors; however, a quick at-home test is to take a golf ball or a marble, set it on different sections of your floor, and see if it rolls anywhere. The direction the sphere rolls outlines the direction of the slope.

You can also hire a foundation repair professional to take floor elevation measurements of your home.

DIY with Brian, Granite countertops are almost always placed level to the floor. So, if you place a level on the counter and that bubble isn't smack-dab in the middle, odds are pretty good you have sloped floors.

*Note, If you like what is articles, you should also check out our articles What is Foundation Heave (Signs, Causes, How to Fix) and What is Underpinning (Definition, History, Types) .

Signs and Symptoms of Sloped Floors

Sloping floors is a common sign and symptom of foundation settlement. Clues to look out for are:

Uneven, bowed, ramped, flexed wooden floors
Broken, chipped tile on tiled floors
Large gaps and cracks between the floor and baseboard/crown molding
A definite feeling of vertigo, uneven footing
Bouncy/trampoline floors

The signs and symptoms of sloping floors are pretty self-explanatory and are generally good indicators that you either have foundation issues or just have your average wear and tear of an older home.

Causes of Sloping Floors

Foundation settlement is the primary reason of sloped floors. As the home/structure begins to sink into a non-load-bearing stratum, the home settles unevenly, putting uneven pressure on the home's foundation.

This uneven pressure is transferred to the wooden bones of the home and the flooring, causing the flooring to bend, bow, and break. Old age, wear, and tear can also cause floors to slope.

Basic Repairs Do's and Don'ts

Don't utilize self-leveler until after you have a foundation professional evaluate your foundation (if you self-level before your foundation is lifted to maximum practical recovery, you will have some wonky floors)
Note, we've seen homeowners utilize carjacks temporarily to pop floors back into place until foundation professionals arrive, but don't count on this as a permanent measure.
Do evaluate your house for other signs and symptoms that might also point to foundation settlement:

o Leaning Chimneys

o Cracks in drywall, stucco, concrete slabs

Do contact a foundation professional to come out and evaluate your foundation.

Slippery Slope

So, in this what is article, we covered the definitions for slope and floor slope. We briefly touched on signs and symptoms before launching into cause. We ended things nicely with repair methodologies.

We here at Dalinghaus Foundation Repair understand the frustration of sloping floors.

We would like to partner with you and collaborate on the best way to fix your floor to foundation issues.

If you live in Los Angeles, Southern California, or red-rock Arizona. If you are with us only in spirit (meaning the net), be sure to link to our blog and continue to read our great work

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What is Slope Stabilization? (Retaining Walls & Proper Drainage)

Brian Dalinghaus — Fri, 12 Mar 2021 00:00:00 GMT

Living on a hill has many advantages, often you have a view (a beautiful vista), you are safe from flood damage, and you feel superior being able to look down on the world below; however, this privilege also comes with disadvantages.

Homes built on hillsides are still prone to foundation settlement and foundation heave (both of which are instigated by expansive soils).

Slope Creep
Mudslides
Earthquake
Slope Failure

Oftentimes, for homes built on hillsides, it's only a matter of time before the slope requires stabilization. And, just like the picture above, sometimes stabilization is not enough.

What Is Slope Stabilization?

Slope Stabilization is an umbrella term that encompasses any implemented methodology employed to stabilize, secure, counterpoise an unstable slope. Slope stabilization can be achieved through removing precarious material & implementing protection such as nets, stabilizing the soil itself through mechanical/chemical treatments, implementing a better drainage system, and adding additional structural support, predominantly in the form of retaining walls (which may utilize helical tiebacks, helical piers, shotcrete, and so on).

There is a wide range of slope stabilization methodologies that range from using tiered tires in the tropical paradise of Fiji or cages in el hermoso México to metal nets in Oregon along the Columbia River Gorge.

Slopes are precarious in nature, but especially dangerous if your home is built on one. Why? Because, in concrete terms, it is possible for your home to slide right off a hillside.

Granted, the odds of being in one of these homes while it goes sailing down a hill is low, due to states red-tagging these unsecured homes.

So, it's really more about the financial investment than direct physical safety; however, landslides and mudslides are very dangerous and kill people all over the world.

Slope Stabilization fights against slope failure, which is categorized into:

Falls
Slides
Flows
Subsidence

Now, you can research the geological terminology above on your own, as this article is dedicated to Slope Stabilization; however, we here at Dalinghaus believe it's important for you to understand the slip plane.

What Is Slip Plane?

Slip plane is a section of a sturdy soil horizon from which top, weaker horizons are likely to break off of and slide.

In our blog, we talk a lot about bedrock and competent, load-bearing soil. This is sturdy, secure soil that is lodged securely in the earth.

The soil above this is less sturdy and will follow gravity, the downward direction of any external force, and slide off of the sturdier plane.

This is not a perfect set of analogies but think about someone sliding down an icy driveway in the morning or a kid sliding down a slip-and-slide in the dead heat of August.

Both the driveway and the slip-and-slide are the slip plane, and the people are the excess material or weaker soil horizons.

So, when it comes to slope stabilization, we are going to try to anticipate where the slip plane will break off and provide additional support.

Check out more about: What Kind Of Foundation Do I Have?

We intercept the slope and take the load. Retaining walls are a tried-and-true methodology when it comes to mitigating slope failure and easily the most prevalent form of slope stabilization.

What Is a Retaining Wall?

New retaining walls can be built for new home projects by home builders or for older properties where a home is already and built the slope has yet to be addressed, however, more often than not, new retaining walls mean a new project.

Retaining walls are implemented as the favorite slope stabilization technique. We here at Dalinghaus create retaining walls that are generally 18 to 14 inches thick and at least 5 feet below grade. We utilize helical tiebacks and helical piers to sink vertically and diagonally into bedrock.

Again, our retaining walls intercept the slope, take the load, and hold it in place.

For projects with considerable slope, retaining walls are often tiered to provide better slope stabilization as these tiered retaining walls spread out the total possible load.

Retaining Wall Repair

Even though humans are sometimes idiots, the general strictures of gravity have been understood for a long time. Slope stabilization has been utilized for quite some time. Therefore, most older homes that are built on slopes already have retaining walls in place.

However, due to poor craftsmanship, shoddy material quality, weather, seismic activity, and age, retaining walls need to be repaired to ensure slope stabilization.

It's quite obvious when these retaining walls have reached their breaking point and are no longer able to sustain the load/uphold slope stabilization:

The retaining wall is tilted, leaning, or pulling away
The retaining walls is cracked, has sections of bulging
The retaining wall face is crumbling/spalling

We repair retaining walls by coring through and putting in more helical tiebacks, helical piers, and hose concrete over any exposed rebar with shotcrete.

Rebuilding a slope can cost a couple million bucks, easily.

Slope Stabilization Is Dope Stabilization

Why? Because your home is the biggest financial and familial investment.

If you think you might have foundation issues, check out our 5 Signs of Foundation Issues.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why is my Chimney Leaning? (Signs, Causes, & Solutions)

Brian Dalinghaus — Wed, 10 Mar 2021 00:00:00 GMT

Chimneys have long been considered a quintessential feature of the classic American home.

Chimneys are prevalent throughout Southern California and Central Arizona (what we here at Dalinghaus Foundation Repair are proud to consider our backyard).

And, turns out, where there's smoke, there are often leaning chimneys.

While it might be easy to blame Santa for displacing your chimney, foundation settlement is more likely the culprit than Father Christmas. Either way, leaning chimneys are not just an eyesore.

They can be indicative of structural and/or foundational damage. Leaning chimneys are also an issue because:

They create a gap for moisture, mold, and vermin to enter your home
They are a potential fire hazard
They are a potential health/legal risk due to falling bricks/mortar debris

So, if you're reading this article and your chimney is currently leaning, this article is for you. In this blog, we are going to go over the whys of chimney leaning so that we can better understand the appropriate method of repair.

In this article, we are going to cover:

Signs of Leaning Chimneys
Causes of Leaning Chimneys
How to fix Leaning Chimneys

So, let's dive right in.

Signs of Chimney Tilting

Chimneys almost always have their own foundation and or footing. And usually, it's not built up to par with the rest of the foundation Just like there are specific signs and symptoms to look for in foundation settlement and foundation upheave.

There are a variety of signs and symptoms to look for when determining if your chimney is leaning/suffering from structural complications.

The chimney is tilting, pulling away from the home at an off-kilter angle, creating a gap between your home and the brick allowing easy access for rain, rodents, and mold. *Note, this is typically more visible towards the top of the chimney.
The chimney leaks when it rains, wet spots emerge on the walls directly adjacent to the chimney, and a white ash stain emerges on the exterior brick where ash is leaking through instead of going up and out.
Smoke remains indoors when a fire is lit, caused by improper insulation, the wind pushing the smoke back into the home.
The bricks/mortar decay and crumble, leaving fallout around the base of the exterior chimney and further loosening bricks.
There is caulking in the gap between the leaning chimney and the home, pointing to a DIY fix of a previous owner.
The chimney has pulled away from misshaped flashing.

Causes of Leaning Chimneys

Chimneys tilt for a variety of reasons, the majority of which have to do with the foundation the chimney was built upon.

The Chimney Was Poorly Constructed

If a chimney was not built by competent professional masons or substandard mortar and brick was utilized during installation.

Masonry Issues

Age wears away at us all and brick chimneys are no exception.

Chimneys worn down by the sands of time have decayed mortar & bricks and/or missing bricks, which can unbalance the chimney and incur leaning.

Missing Footing

Homes built in yesteryear don't always have a concrete chimney footing. Without this footing, the heavy brick chimneys are likely to tilt or sink away from the home.

Weak/Compromised Footing

Occasionally, the chimney footing is too slim or not buried deep enough and may therefore crack/crumble underneath the considerable weight of the stacked brick and mortar.

Footings constructed of subpar material are more susceptible to fracture. A fractured footing is a prevalent cause of tilting chimneys.

In general, the footing should be one-foot-thick at a bare minimum and extend six inches beyond the chimney on all sides. In addition, footings should be well below the frostline.

Expanding Soil

Expanding soil (soil that changes due to water content) can cause a chimney's footing to sink, pull away from the home. Also, soil displacement and erosion are often to blame.

Lack of Proper Water Drainage

If the grade doesn't angle down and away from the structure (and there are no rain-gutters), precipitation won't drain correctly.

The weight of the water-soaked dirt pushing against the footing may cause the chimney to fracture.

How to Fix Leaning Chimneys

More often than not, your leaning chimney is caused by a foundational problem. We can fix that just like we fix foundation settlement on your home with push piers or helical piers, although, helical piers are the industry favorite.

The utilization of these helical piers brings your chimney back up to maximum practical recovery.

Helical Piers are driven into the ground until they reach competent, load-bearing soil. Then they are attached to a remedial bracket, which is attached to the manicured chimney footing.

The chimney is then lifted back into place to fit snugly against the house. The remaining gap (if there is one) is re-caulked and you are right as rain.

Chim Chim Cher-ee

So, now you know what to look for when determining if your chimney is failing: gaps, tilting, leaks, decay, and interior smoke.

In addition, you also have a good idea of what causes leaning chimney syndrome: expansive soils and footing issues. Finally, you know what the best way to fix a chimney is through helical utilization.

If you are a push pier or helical pier enthusiast and frequent our blog on a regular basis, we dig it. Keep expanding your knowledge on all-things-foundation-repair.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why Do I have Cracks in My Home (Top 6 Residential Cracks)

Brian Dalinghaus — Wed, 03 Mar 2021 00:00:00 GMT

Cracks. Cracks have a bad rap, man. They can:
Potentially break your mother's back
Remind you of a hairy encounter with a plumber's backside
Pull a deep dark memory of a D.A.R.E. campaign commercial of an egg fried to mush with a gravelly voiceover booming this is your brain on drugs.

Cracks, fissures, and gaps are also a major eyesore, making them the numero uno cosmetic issue our Dalinghaus clients notice first, the big blinking neon sign pointing to foundation settlement.

Many times, these cracks are caused by the structure sinking into incompetent, non-load-bearing soil, different sections sinking at different rates, creating tension/stress on the home's foundation and internal structure. This stress is expressed via various signs of foundation issues.

In this article, we will discuss:

Drywall Cracks
Corner Sheering Cracks
Window/Doorframe Cracks
Stucco Cracks
Footing Cracks
Slab Cracks

Drywall Cracks

Drywall cracks are one of the most prominent complaints we receive here at Dalinghaus Foundation Repair because they:

Occur in high traffic/heavily lived-in areas of the home (bedrooms & living rooms)
Worsen over time and/or can recur after a patch-and-paint

Cracks that don't originate from foundation settlement can easily be patched and painted, restoring the aesthetic value. Yes, not all drywall cracks are a definitive sign of foundation settlement.

These more benign cracks can typically be attributed to the organic material (pressed wood) expanding and contracting due to varying levels of moisture exposure. Wet. Dry. Wet. Dry.

Foundation settlement cracks are caused by the home sinking unevenly, putting stress and pressure on the wooden infrastructure of the frame which is transferred to the drywall.

These cracks can be identified and diagnosed because they recur(return to haunt you after a putty-and-paint again and again) and grow in width.

Not to worry, once your home has finally been lifted to maximum practical recovery, your next cosmetic fix will be your last. That is until your wife feels the itch to repaint the house, but it won't be due to drywall failure.

Corner Sheering

Corner sheering is one of those cracks that sneak up on ya. This break is difficult to see in its early stages because the crack remains relatively small in width.

So, unless you put Baby in a corner and she sits there for a while, you're probably not gonna see this until it's an issue.

Corner sheering is caused by two walls settling at different rates, they are not sinking at the same rate as the wall perpendicular to it.

This is a common occurrence for cornered interior and exterior walls.

Corner sheering usually comes back unless the foundation movement behind it is repaired.

Window & Doorframe Cracks

Window/doorframe cracks are drywall fractures that originate from the corners of the frames and can occur on the interior and exterior of your home.

These frames are remarkably susceptible to popping out of square when a home settles unevenly consequently putting undue pressure on the frame and surrounding drywall.

These fissures almost generally emanate from the top of the window/doorframe, though, it is not uncommon for cracks to originate from the bottom of window frames as well.

These cracks are generally angled and curved trajectories, occasionally shooting straight up.

Note, sometimes the pressure exerted on misaligned window frames is enough to crack single pane glass. This is particularly evident in older homes.

Like drywall cracks, window and doorframe cracks usually come back unless the foundation movement behind them is repaired.

Stucco

Stucco cracks are pretty similar to drywall cracks in size, width, and occurrence, except they are on the exterior of the home.

Again, you'll want to look around the square frames of your window and doorways for cracks in the stucco.

The problem is, if you do experience BIG stucco cracks, then you are exposing your home to the elements and critters looking for a cozy home.

These animals can chew through wiring, cause electrical damage, and even start fires. You know, you can get pretty crispy after chewing on 120 volts.

While drywall and stucco cracks don't necessarily mirror each other (exterior/interior), they can. In any case, these cracks are indicative of foundation issues in that general vicinity.

Stairstep cracks note, Stairstep cracks are fractures that occur in drywall, stucco, brick, and/or retaining walls that crack in a stairstep fashion.

Stairstep cracks are tell-tale signs of foundation settlement. And a definite sign a retaining wall is failing and might require Helical Tiebacks.

Stucco cracks caused by settlement usually come back unless the foundation movement behind them is repaired.

Footing Cracks

The majority of your footing is generally buried/hidden beneath a layer of topsoil; however, occasionally rain and weather can wash away, expose your home's footing. Typically, 2"-6" of footing is visible on your home's foundation even before weather considerations.

Often, stucco is sprayed down to the home's footing. If there's a crack in your footing, it will break through the stucco to be visible.

Vertical cracks are a big issue. Anything an 8th of an inch or bigger is when you need to call a specialist.

Fun Footing Facts with Brian, if you do see horizontal footing cracks, these are almost always attributed to rebar rusting, expanding, and blowing out the footing.

Again, the only long-lasting solution to footing cracks is, you guessed it, foundation repair!

Slab Cracks

Foundation settlement can also cause your slab to crack. These cracks are typically hidden underneath carpet or tile (but many times the cracks break through the grout line).

You're most likely to see a slab crack in your garage or feel it in your carpet if it's big enough. If you do have a visible slab crack, you should read our article 5 Characteristics of Concrete Cracks.

If it's a triangular slab crack it's probably from foundational heave.

The Solution, Foundation Repair

Foundation repair is the best solution for all of the cracks listed above. So, it's a good thing we here at Dalinghaus know a thing or two about foundation repair.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What is Foundation Heave (Signs, Causes, & How to Fix)

Brian Dalinghaus — Tue, 02 Mar 2021 00:00:00 GMT

Foundation heave can prove a remarkably traumatic experience for a mortgagee with unsightly cracks riddled into walls, doors that require brute strength to budge, and a triangle busting out of your garage slab, a sort of half-baked pentagram from hell.

Or, perhaps there is a bizarre swelling in the middle of your living room, a carpeted hairy tumor, a tripping landmine for poor G-ma.

The crux of the matter is: foundation heave is ugly, can get in your way, and (worst of all), it damages your foundation and jeopardizes the structural integrity of your home.

Note, we love foundation repair so much, our content manager created a Dalinghaus jingle after hours on his piano after a few glasses of vino, entirely unusable, but entertaining and proof foundation repair is in our hearts.

We eat, sleep, and breathe foundation settlement for two primary reasons:

We are based out of Southern California and AZ where foundation settlement is the primary foundational issue.
We see you, our readers and clients, as the heroes of your own story.

We are here to educate. To guide. To facilitate. Then send you happily on your way to face the next challenge, your home's foundation (one of your greatest financial and familial assets) safely secure.

However, there is another potential enemy of your foundation that we here at Dalinghaus need to address because there is a huge amount of misinformation about foundation heave. We need to set the record straight.

So, in the name of your education-in-all-things-foundation, this article will cover:

What is Foundation Heave
Signs of Foundation Heave
Causes of Foundation Heave
How to address foundation heave the appropriate way

So, let us begin dissecting this geological nightmare

What Is Foundation Heave?

In summary: foundation heave lifts your home up. Foundation settlement takes your home down.

So, our two primary enemies are an upper and a downer (if you were a teenager in the sixties you know what we're talking about).

Although in many ways foundation heave and foundation settlement are seen as direct, polar opposites, many of their signs and symptoms are the same.

Foundation heave can affect any part of your home, regardless of your foundation type, and often calls for expert foundation repair. However, foundation heave is especially noticeable in slab on grade foundations.

Slab on grade foundations are only 4 to 6 inches thick (comparably light, commanding less weight resistance against upward force), potentially creating a very nasty topographical road map beneath your feet.

Old Construction Nursery Rhyme Circa 1909, though we trip and trail, home heave will never prevail. As sure as the stars shine by night, helical piers can make it right.

Signs of Foundation Heave

Now, it's important to remember that this wet, expansive soil is working very hard to lift your home up. Turns out, your home was built to stay put.

This is what happens when a fairly unstoppable force meets a very movable object.

The soil moves up, causing the foundation to move up (and not in a particularly uniform fashion), causing stress and pressure on the wooden bones of the house tucked away behind drywall and or tile.

This causes cosmetic and structural damage:

Cracked drywall, brickwork, doorframes, and window frames
Window/doorframes become out of square, causing sticky doors and windows
Lifted sidewalks, patios, and garden sheds
Tilted/askew slab sections
Cracks in slab
Slab cracks joining together to form a triangle (supposedly, Lucifer's favorite shape)

Note, the triangle/loop crack is the apex of the heave, meaning this tends to happen where the heave is the greatest.

Now, these signs and symptoms are more than slightly annoying, they can interfere with the functionality of the home and impede quality of life. So, what causes it?

The root of the issue is occasionally roots, gnarled, wooden fingers creeping below patios and forcing the concrete up. But, the numero uno cause of heave is moisture, whether it be from weather, aquifers, or a pipe leak.

For example, let's say it's a sweltering Tuesday afternoon in August and it has been a dry summer.

Dry enough creeks have dried up and lakes have lowered considerably.

A thunderstorm rolls in and dumps buckets of rain onto the earth. It rains for several days.

The dirt, especially clay soils, that had been thirsty, begins to e x p a n d. When soil expands, it expands where there is the least amount of pressure.

Turns out dirt has other dirt to the left, right, forward, behind, and below. Leaving nowhere to go but up!

So, this soil expands upward, a thirsty sponge soaking up all the water it possibly can, causing your home to go up.

Frost is also a notorious culprit when it comes to foundation heave, it's double trouble. Imagine the clay is already soaked and it freezes overnight.

So, we already have expanded soil, expanding more due to frost, causing your house to stand on its tippy-toes. This is no beuno.

In short, while water is the primary cause, it takes two to tango. Water and expansive soil combined equals an expensive mess.

Expansive soils create more financial loss in the United States of America than floods, earthquakes, tornadoes, and hurricanes combined.

A short list of expansive soil includes montmorillonite, illite, and kaolinite (and, no, that's not a list of forgotten Old Testament Hebrew Tribes).

| These areas are underlain by soils with little to no clays with swelling potential.

| Data insufficient to indicate the clay content or the swelling potential of soils.

There are many different reasons why additional moisture might find its way below your foundation.

Common causes of heave include:

A change in the water table level
Busted drains or water-runoff from construction
Frost and or water absorption expanding subsoil

Note, one secondary reason for excess moisture in expanding soil is when trees or vegetation have been removed or died and are, thus, no longer absorbing large amounts of water up through their root systems.

Therefore, water accumulates, as it is no longer being utilized by previous vegetation.

Ah, I know what you're thinking. As the hero of your own story, you're already trying to figure out how to deal with this foe.

You probably have guessed the easiest way to get foundation heave under control is to control the moisture level underneath and around your foundation.

And, that is correct, but it's not simple.

How to Address Foundation Heave the Appropriate Way

Here are three ideas that do not hold up.

Dumb Idea Number 1: Just Keep It Wet

Yeah, you read that right. The first idea is to keep the subsoil around your home the same level of soaked all the time at just the right amount.

The idea being it won't go up. Won't go down. It will be just right.

Temporary (what are you going to do, water your home's foundation forever?)
Fluctuating (you will have to constantly readjust how much water depending on weather)
You Pay for it Every Day (your water bill will skyrocket)

Do not pay someone to put sprinklers beneath your foundation around your home's footing. This is not a solution, this is a Gilligan gaff.

Dumb Idea Number 2: Just Keep It Dry

The idea here is to drill down beneath your foundation, create a void, fill the hole with a hollow pipe, hook that pipe up to a fan, and let that fan keep the soil below your foundation dry.

Yes, good luck keeping the ground beneath your foundation dry with a fan put up in your attic with plastic pipe reaching down into your foundation.

We don't heat or cool the great outdoors, don't give your dirt a fan either.

Do not pay someone to drill a hole in your foundation to fan your dirt.

Dumb Idea Number 3: Hire a Shaman

If you want to give some guy a hundred bucks to keep it from raining, you do you, man.

The Correct Approach

Steel helical piers are actually the best approach when it comes to securing your home against foundational heave.

Helical Piers stop your home from settling and from uplifting because the piers are locked together.

Note: Push Piers are not locked together, they simply fit into another. So, if there is any uplift, the Push Piers can become unlinked.

Helical Piers will keep your house in place.

Although, there is that rare occasion where once the helical piers are in place, the earth still lifts making the heave worse because something's gotta give and it will be your home's foundation, not the earth.

Mother nature wins most battles.

Rain gutters, proper drainage, and proper grading of all surface soils around the home's perimeter help prevent water from pooling near the home.

Don't Wear the Emperor's Clothing

Watering the foundation or fanning the dirt is a temporary answer at best. Knowing how heave works helps you judge any recommendation you receive.

Now, you are educated on what exactly foundation heave is, the signs & symptoms, the causes, and how to treat it.

You should feel very accomplished, having this specialized knowledge in our niche industry.

For our out-of-state readership. We appreciate you. Keep reading our blog .

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What are Push Piers? (Nicknames, Depth, and Size)

Brian Dalinghaus — Wed, 24 Feb 2021 00:00:00 GMT

I have a soft spot in my heart for Push Piers and you should too. I mean, they're galvanized steel and are more than capable of repairing foundation settlement.

I love push piers so much, I push them onto my peers in periodicals with blogs like Concrete Piles vs Push Piers (Depth, Active Zones, and Loads) and Push Piers vs Helical Piers (Installation to Equipment to Cost) .

Someday, I will write an e-book on how Push Piers are the perfect instrument to surviving a zombie apocalypse, but for today, I just want to give you a basic overview of these sleek steel pipes.

In this blog, we are going to cover:

Push Piers Names
Push Pier Depth
Push Pier Sizes

What Is a Push Pier?

A Push Pier is a steel pipe utilized in foundation repair that is hydraulically driven into competent, load-bearing soil and anchored to a foundation's manicured footing via a remedial bracket to secure, stabilize and/or lift the structure.

Push Piers have many sobriquets: piles, pin piles, push piles, you get the gist.

There are many names that refer to this type of foundation repair, product, and process, but the moniker doesn't change the function.

The ultimate goal being to stabilize a house or lift it back to maximum practical recovery.

These piers are pushed via a hydraulic ram into the earth until they reach competent, load-bearing soil.

Hot pick-up lines with Brian: honey, you have a competent, load-bearing soul .

More push piles are added (kind of like connecting monkeys in a barrel, except they are straight), you simply add additional steel sections that have a slip-in coupling.

Then, you add on and add on and add on until you hit dense soil or bedrock, until the straight metal monkeys have made it.

Now, in order to install Push Piers correctly (and, hell, we want to do it correctly if we're going to do it at all) your structure needs to have a decent load on the foundation.

In other words, you can't have a skinny single-story house that hits yoga three times a week and drinks soy lattes.

Nah, you need a HOUSE, with usually at least two stories (all the more to love), all of that weight is required to push down the Push Piers.

The hydraulic ram requires a reaction point, and that reaction point is the home/structure's foundation (specifically, the load of that foundation).

The Push Pier utilizes the weight of the home and push against the load in order to reach the dense soils below and penetrate beneath that active zone.

You pee-wee football homes won't have enough skin on their bones to do this properly, which is why we also utilize helical piers.

Why? Because you can start lifting your home, rather than pushing in pipe.

Trust me, you don't want this to happen until after you've hit your target depth, reached competent, load-bearing soil.

Push Pier Depth: How Deep Is Deep?

Push Piers go down until we hit oil, that beautiful black gold comprised of melted dinosaur guts.

Okay, maybe not that deep, but deep. In reality, it depends on the home, the quality of soil, and the terrain.

For example, some Push Piers may only go down 10 feet before they hit paydirt. Others can go much, much deeper, like 250 freaking feet deeper.

Although it is very rare to push pipe that deep before hitting bedrock, we've done it. I hated it. It sucked. Fingers crossed: never again.

The average depth for a Push Pier installation in Southern California is between 25 to 30 feet.

Obviously, hillside homes can have a deeper depth requirement due to the amount of fill soils that were utilized during the grading process (to level out the pad so the home can be built).

Push Pier Sizes: All Sizes Are Beautiful

Push Piers come in 3-to-3.5-foot sections that you can continue to add until you reach competent, load-bearing soil.

We can go as deep as we need to or until we run out of pipe.

Now, for the technical mumbo-jumbo.

Here at Dalinghaus Foundation Repair, we do not quote a push pier a fixed load-bearing number. The hydraulic gauge on the ram reads what each pier is carrying as it goes down, so the capacity on your job is measured on your job.

Push Piers are classified by the diameter of the pipe (not the length, never the length). The 3 most common Push Pier sizes are:

2-7/8"
3.5"
4.5"

Conversely, each system has a bracket system that reflects the loads those piers are safely capable of managing.

The industry standard is always to have a 2:1 safety ratio for load-bearing capacity.

As one might imagine, heavier structures and buildings will require a larger pipe diameter; however, most homes in Southern California and Arizona will use a 2-7/8" pile.

Purely Push Piers

So, Push Piers have many different names, can reach many different depths, and have various sizes. All key information to know if you're having your home repaired by Push Piers.

Thanks for taking the time to read this!

If you live outside of SoCal or AZ, but love our content, give us a shout out on your social media, blog, or helical-pier-dedicated instagram account.

We know there are underpinning enthusiasts are out there, we've seen the subreddits.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What is Underpinning (Definition, History, and Types)

Brian Dalinghaus — Tue, 23 Feb 2021 00:00:00 GMT

If you've been around the construction/engineering block a time or two, then you're definitely familiar with the technical term underpinning.

And, if you're an avid WWE fan, you know that underpinning is not the Undertaker's signature move, that's The Tombstone Piledriver (which kind of sounds like a big bad CAT we'd utilize here at Dalinghaus to drive Piers).

The truth is, the term underpinning has a broad, sweeping range that encompasses a lot of factors that have to do specifically with foundation repair and foundation settlement.

Check out our comprehensive Ultimate Guide to Foundation Repair that covers underpinning in great depth.

Schedule a free evaluation

This article will be an exhaustive exposé on underpinning and will cover:

Underpinning's Definition
Reasons for Underpinning
A short history on Underpinning
Types of underpinning
Mass Concrete Underpinning
Beam and Base Underpinning
Mini-Piled Underpinning

c. Helical Tiebacks 8. Alternatives to underpinning 9. Why homeowners need underpinning

So, sit back, relax, and enjoy the folding-chair-throwing-mania of UNDER- pinning!

What Is Underpinning?

Underpinning is strengthening and reinforcing an existing foundation of a structure, typically by extending the depth and breadth of the foundation.

Underpinning gets its name because the underpinning procedure is performed in stages so as not to compromise the entirety of the structure's integrity at once.

The excavation of the soil is carried out in phases referred to as pins.

(*Note, whether it is mass pour or beam or mini pile underpinning, all are completed in sections).

I like to think of it as sticking pins into a corkboard to keep a piece of paper in place or clipping on clothesline pins to keep laundry up, the important idea to take away from this term is multiple pins provide stability.

Reasons for Underpinning?

There is a long litany of reasons why underpinning needs to be undertaken. Here is a shortlist to help us understand underpinning's unique utilities.

A structure might require underpinning if

The original foundation isn't strong/stable enough to support the existing structure
The initial use of the structure has changed, requiring foundational reinforcement
The soil is not competent to withstand the weight of the structure
Another story is being added to the structure, requiring deeper foundational footings to help support greater load-bearing capacity
It is cheaper to repair/reinforce than buy new
Seismic activity, drought, flood, or other acts of God have compromised the structure's structural security

A simple way to think about underpinning is this: any outside force that compromises the strength, integrity, and functionality of your foundation/footing is a reason to underpin (provide reinforcement/structural support).

Note, If you're not sure your home requires underpinning, you should look for the tell-tale signs and symptoms of foundation settlement.

History of Underpinning

Underpinning is old-school, and I mean real old, older than dirt.

Underpinning, in terms of structural & architectural engineering, has been around for well before the 15th century.

In fact, the great Italian Renaissance humanist and architect Leon Battista Alberti outlined the extensive benefits of underpinning his comprehensive treatise on theory and practice of architecture De Re Aedificatoria ( On the Art of Building) published in 1452.

It has long been a tradition to restrengthen bridges, tunnels, skyscrapers, and homes by use of underpinning.

A more modern example of underpinning is the story of the antiquated Hotel Commodore (designed by the highly celebrated Homer G Balcom who also designed the Empire State Building).

The Hotel Commodore, built in 1917, was erected right above (and, consequently, supported by) the Grand Central Station subway structure.

In 1979, the Hotel Commodore underwent an extensive refurbishment before resuming business under the new appellation Grand Hyatt.

This renovation proved extreme and required space to be opened up for an increase in headroom at the subway mezzanine level (intermediate floor) to improve passenger outflow.

This required extensive underpinning and significant load transfer of the hotel above by temporary support, sequencing, and jacking.

In short, underpinning allows for modern architectural miracles.

And, the kind of sad part is, you never see it (because it's underground). In that way, it's kind of like the ever-elusive John Cena, you can't see me.

Types of Underpinning

There is a general consensus among architects, engineers, and construction workers that there are three primary types of underpinning:

1. Mass Concrete Underpinning/Mass Pour

Mass Concrete underpinning is perhaps the oldest, most frequently utilized foundation repair method on the planet.

This involves digging holes/voids underneath a weakened foundation and pouring new mud/concrete/filler below the original foundation.

This extends depth and breadth of the foundation, providing extra inherent support.

This is simple. Basic. Gets the job done. You can chalk it up to, dig a hole underneath the existing foundation and fill it up with supporting material.

2. Beam and Base Underpinning

This is a newer form of underpinning where a reinforced concrete/steel beam is constructed below, above, or in replacement of the existing footing.

The beam then transfers the weight of the building to these concrete/metal bases which have been positioned in strategic load-bearing locations.

This is slightly more sophisticated than mass concrete underpinning in that it's essentially adding a new concrete/steel base to an older one, not replacing it.

3. Mini-piled Underpinning

This type of underpinning allows for the greatest flexibility in regard to where access is limited/restricted and environmental pollution is significant.

Mini-piled underpinning is typically when the load of the structure needs to be transferred to more competent load-bearing soil at a greater depth (occasionally as deep as 50 feet).

This originated in Italy back in 1952 and had undergone many different variations under numerous names and patents.

So, yeah, it might or might not be a Mafia thing...(as alluded to in our 25 Questions to Ask When Hiring a Foundation Repair Contractor ).

This is the kind of underpinning we generally do here at Dalinghaus Foundation Repair with our:

1. Push Piers

Hollow, cylinder tubes typically 30 inches long and comprised of hot-dipped-galvanized steel. We do not publish a fixed capacity for a push pier, because the hydraulic pressure gauge reads what each one can carry as it is driven, measured against the weight of the structure above it.

These are pushed via drive head to load-bearing stratum and attached to the footing of the structure with a remedial bracket.

2. Helical Piers

Square or round tubes typically 30 inches long and comprised of hot-dipped-galvanized steel, with helices welded to the bottom to provide extra support. For the helical piers we install, the installation torque is measured on every pier as it goes in, and that reading is how each pier's capacity is verified.

These are screwed into the earth until they reach competent, load-bearing stratum and then attached to the footing of the structure with a remedial bracket.

3. Helical Tiebacks

Square tubes that vary in size, typically comprised of hot-dipped-galvanized steel, have helices/flights, and are driven into the earth at an angle to act as an anchor.

These are screwed into the earth until they reach competent, load-bearing stratum and then secured via a whaling plate.

This is the most complex version of underpinning, as it involves a wide variety of tools and resources for application.

In simplistic terms, imagine putting your house on underground stilts.

These stilts are driven into load-competent soil or bedrock, providing deep-rooted support for your foundation.

Alternatives to Underpinning

As the definition of underpinning pertains specifically to the reinforcement/strengthening of the foundation itself, alternatives attempt to strengthen the soil.

We see this by the introduction of grout and other urethane-based chemicals that expand, such as Polyurethane.

Mudjacking

The raising of pavement/concrete/slabs by means of pumping mud/slurry (concrete) under it through drilled holes. The pressure of the expanding mud raises the pavement in elevation.

Grout Injection

This method of foundation repair is where grout is injected directly into the soil, changing the chemical makeup of the adjacent native soils so that they develop low viscosity.

The grout/chemical is typically injected via a sleeve port pipe which is inserted into a pre-dug hole.

The grout is henceforth pumped out and allowed to permeate the soil, essentially calcifying the affected area so that the soil is stronger, thicker, and less permeable.

Just remember Kayne's number one hit single "Stronger." The goal is to make the ground harder, better... stronger.

These are not great alternatives to underpinning.

Mudjacking and using polyurethane material is not a long-lasting solution to your problem.

And, considering homes stick around for quite a while, it's better to go the more permanent route.

Why Homeowners Need Underpinning

Homeowners may require underpinning due to foundation settlement, this is where your home sinks into the earth due to expansive soil, poor irrigation, and a litany of other factors.

Homeowners usually underpin because:

It stops their house from further settlement
They are tired of sinking money into recurrent cosmetic repairs

A home is a huge investment due to its durability and transferability via inheritance or sale. Underpinning is generally a long-term repair method.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Concrete Piles vs Push Piers (Depth, Active Zones, and Loads)

Brian Dalinghaus — Tue, 16 Feb 2021 00:00:00 GMT

At first glance (and I really do mean a cross-eyed-peek-in-pitch-black), it appears that Concrete Piles and Push Piers are remarkably similar.

Both Concrete Piles and Push Piers are commonly utilized on a nationwide scale to repair foundation settlement.

Both systems are implemented under your home, both are hydraulically driven into the earth, and both claim to ensure maximum practical recovery.

Some people might be inclined to chalk it up to same principle, different tools.

However, we're not talking two peas in a pod here. In fact, some comparisons just aren't fair.

Id Est, would you rather vacation on the pristine sands of Fiji or visit Detroit?

The comparison is more nuanced than simply concrete vs steel or pipes vs blocks or shallow vs deep depth.

Push Piers lift, stabilize, and secure your home and prevent further settlement.

Concrete piles may lift your home initially, but often don't go deep enough to provide any real, long-lasting support.

Consider this article a back-to-basics 101 overview of both Push Piers and Concrete Piers. In this blog post, we cover:

Definition
Utilization
End-bearing Support vs Skin Friction
Cost

So, let's dive the heck right in (but be careful, Concrete Piles are definitely on the shallow end).

Concrete Piles

Concrete Pile Definition

A concrete pile is a reinforced concrete column that provides structural support. These either come:

Precast (already created) and are then hydraulically driven into the soil
Cast-in-situ ( a hole is dug, a cylinder rebar cage is wedged in, and concrete is poured around this concrete pile already positioned)

Now, most of the time when you think of Concrete Piles, you envision those big, bad boys typically implemented for superstructures, bridges, skyscrapers, and your mother-in-law's ego.

However, when it comes to concrete piles utilized in foundation repair, they are much smaller. They generally range from 12 inches wide to 12-18 inches tall.

Concrete Pile Utilization

The concrete piles are hydraulically pressed into the ground, typically with a bottle jack.

They are positioned underneath a home's foundation and rely solely on compression/ skin friction for support (more on this fiasco later).

Remember, concrete piles are basically a defensive line: squat, chubby, not terribly aerodynamic.

It can prove incredibly difficult to get these fat boys past the active zone and lodged into competent load-bearing stratum.

An active zone, as it's referred to in the biz, is the soil generally 5-7 feet beneath your foundation. We call it active because it moves and is particularly sensitive to rain, frost, drought, and seismic activity.

Note, Because concrete piles don't go deeper than the active zone, when the dirt moves, the piles move, when the pile's move they angle/sheer off and provide little to no support for your home, so your house moves.

Remember, concrete piles rely solely on compression, meaning, they are not attached like push piers.

Concrete Piles are often hybridized to make them work more similarly to push piers.

Push Piers fit together seamlessly, providing inherent support through this interlocking method that is just unachievable with concrete piles.

The same interlocking idea is sometimes attempted with concrete piers, which have no mechanical connection between one segment and the next.

For example, some piles are 6 inches to 8 inches wide, strung on a wire like a Concrete Pile Shish Kabob, and hydraulically driven into the earth (this cord is then pulled tight).

Shims are then fit between the top of the pier and the footing. The over-lifting process necessary to shimmy often leads to further foundation damage.

This further foundation damage in conjunction with the fact that there is no guide-sleeve for concrete pile installation (so these piles don't go down straight), should be enough to scare off anyone seriously considering concrete piers.

Im-pier-ical Evidence

If you're going to sink a good chunk of change into your home (and, trust me, we understand the fiscal bite), you better be damn well sure you're getting what you pay for.

In fact, there's not much to see.

We utilize gauges (a visual representation) during installation to calculate the load and monitor the loading capacity throughout the duration of the installation.

We require a baseline 2:1 factor of safety, but we often achieve a 4:1 or even a 5:1 factor. Meaning, the piers are holding up far less weight than they can actually hold.

So, if you don't use a gauge, then how do you determine loading value? You can't.

The problem with Concrete Piles is that not only do they not penetrate the active zone and/or retain enough friction to stabilize/lift/secure your home, they rarely utilize gauges.

In short, without a gauge, there is simply no way to monitor exactly how much pressure is being used.

Consequently, the construction crew never really knows when or if they've hit bedrock or competent load-bearing stratum.

Instead, construction crews drive concrete piles down until refusal and/or equipment failure.

Simple Math: resistance/refusal does not equal bedrock and/or load-bearing strata.

All the good thoughts, vibes, and prayers won't stop this ship from going down, baby.

Skin Friction

Concrete Piles rely on skin friction, and, nah, it's not frisky.

Skin friction is where the load is transferred through the shear stress that is generated along the interface of pile and soil. The pressure diffuses outward and often into soil that's not secure.

Here at Dalinghaus Foundation Repair, we believe in the KISS Method, Keep It Simple Stupid.

So, simply put: skin friction is when the earth wraps up concrete piles in a bear hug.

This is a very tight grip; however, the problem is this bear moves(remember the active zone) and shakes like a drunk uncle embracing you at a family reunion.

Now, it is important to remember concrete piles rely on compression. They are not attached to your home's foundation or footing.

So, when the earth decides to shake, shake, shake like an Etchy Sketchy those piles will slip out from underneath your foundation and cease to provide support.

Note, when it comes to bear hugs from the earth, it's important to think in terms of collateral damage. Innately, concrete piles are not exactly indestructible.

I mean, they sure weren't formed by the Dark Lord Sauron in the fiery belly of Mount Doom. They break, fracture, and chip on the regular.

Concrete Pile Cost

Granted, they come out a bit cheaper upfront than Push Piers or Helical Piers, but here's the rub: Concrete Piles don't last and will cost you more in the long run due to more repairs because you have to repair the repair.

Push Piers

Push Pier Definition

A Push Pier is a steel pipe that is hydraulically driven into competent, load-bearing soil and attached to a home's footing via a remedial bracket.

Push Piers and their extensions are typically 30 inches (2.5 feet) of galvanized steel. Capacity is read off the hydraulic gauge as the pier is driven, against the weight of the house above it, rather than taken from a published figure.

Note, Push Piers have reduced skin friction thanks to their sleek design and choke collars that provide some extra initial width. They can afford to be thinner because they rely on end-bearing load placement (definition coming up soon).

Push Piers have a brother Pier called the Helical Pier.

For those who are interested in pier family trees, we have pier-cisely what you're looking for. Here are our articles on: How Do Helical Piers Work? and What are the Best Helical Piers to Use?

Push Pier Utilization

Push Piers have long been the industry standard for effective, long-lasting foundation repair.

I like to think of them as deep, steel roots that lodge down well past the active zone into load-bearing strata.

No matter how hard the drunk hug, these piers aren't going anywhere.

Push piers are attached to a remedial bracket which is mounted to the manicured footing of your home's foundation.

These piers go in every six feet around the perimeter of your home into 3×3 excavation holes that are dug below the footing.

These push piers interlock and are driven straight into the earth and kept straight via a guide sleeve.

Once the piers have reached bedrock and/or load competent soil, the home is lifted, and the holes are backfilled.

Note, Because Push Piers utilize the inherent weight of your home to hydraulically drive them into the earth, some homes are too light to do this successfully. These projects require helical piers.

Push Pier PSI and Depth

Unlike Concrete Piles, Push Pies utilize im-pier-ical evidence when it comes to pressure.

The foreman records exactly how deep the piers were driven and how many pounds-per-square-inch it took to reach the desired lift.

This number ensures we have reached an appropriate depth, well past the active zone, and lodged securely into competent, load-bearing stratum.

There is no guesswork here or hocus-pocus. You can rely on our readings.

End-bearing

Push Pies do not rely on skin friction for support. Instead, Push Piers rely on end-bearing and carry their full load at their point and/or the toe of the pile.

Consequently, the pressure is not displaced to the soil encasing the pier, but rather to the soil directly underneath the pier.

The bear hug will move and strain, but you will be secure because you are rooted well past the active zone, your uncles' arms.

Push Pier Cost

Push Piers are a moderately priced option that carries your home's weight past the active zone to soil that holds.

Concrete Piles Are Pier-posterous

In short, concrete piles just don't go deep enough to penetrate the active zone and rely too much on compression for a skin friction pile.

Sure, they might last for a while, but when the drunk uncle shows up, expansive soils, rain, and/or seismic activity, it's over.

But, this is only the beginning of the wonderful world of Piers. You should check out our blog post about Push Piers vs Helical Piers, a more even matchup.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

25 Questions to Ask When Hiring a Foundation Repair Contractor

Brian Dalinghaus — Wed, 27 Jan 2021 00:00:00 GMT

Alright, so we've been around the block a time or two or three. But, whether you're a seasoned foundation aficionado or green-horned novice, we all have questions about foundation repair burning deep in our souls.

We've compiled the top 25 Q's we've been posed over the years (outside of the existential queries like what is the meaning of life and will I ever get a girlfriend?) My Magic 8 Ball never has the same answer for those lines of inquiry.

1. Is the Structural Polyurethane Foam Dangerous to My Animals?

Structural Polyurethane Foam poses no immediate health risks to you or your furry friends due to our precise, targeted delivery system.

The expanding foam is dispatched directly beneath your foundation/affected locale and does not emigrate from the treated area.

2. Is There Significant Noise Pollution?

There will be some noise, but we're not talking about a System of the Down concert.

A typical foundation repair project involves jackhammers, generators, and hydraulic motors (nothing above 100 decibels).

And this noise is intermittent and never a continuous 'round-the-clock cacophony. We adhere to all neighborhood noise regulations and curfews.

3. How Long Will the Process Take (From Start to Finish)?

The timeframe for a lift/stabilization project is contingent on the magnitude of the project. On average, we are in-and-out in only 1-2 weeks.

4. What Time Will the Crew Get Here in the Morning? When Will They Leave?

We prefer to begin our jackhammering around 4:00 am...said no one ever. Our foremen always give you an on-the-way phone call to let you know their ETA.

Typically, our crews arrive on-site around 8:00 a.m. and roll out by 4 or 5 in the afternoon. Before we leave, we always cover all open excavations and we never leave tools onsite.

Our crews strictly adhered to OSHA's safety regulations and work hard to ensure a safe job site.

5. What Are the Measures You Are Taking to Ensure Customer Safety Against COVID-19?

First and foremost: your health and safety are always our top priority. We recognize COVID-19 poses unique communication restrictions and all of our design specialists follow CDC guidelines. When we meet with you, we:

Wear masks
Wear cute little foot booties
Keep a distance
Sanitize all tools prior to entering your home
Sanitize all tools prior to exiting your home
Use copious amounts of hand sanitizer

We take COVID-19 very seriously. Any team member who was potentially exposed is sent home for two-weeks (no matter how many times they test negative during that time).

In addition, anyone who has even a sniffle is immediately sent home and tested. In short, if Dr. Fauci had acolytes, we're those groupies.

6. Will You Need to Use My Electricity for Your Drills/equipment?

Nope. Nada. Nah. We have our own generators that run all of our heavy equipment. And say, for example, we were to use your electricity, the so-called spike in the electricity bill would be negligible.

7. Will the Foundation Lift Cause Any Structural Damage to My House?

Abso-freaking-lutely not. Take comfort in the knowledge that your precious load-bearing walls, wooden-skeletal-frame, and foundation slab are all safe.

However, the monkey-wrench is there is a good chance there may be surface, cosmetic damage if you tried to fix these eyesore issues before your home was returned to maximum practical recovery.

Plaster might pop back out, things of that nature.

The vast majority of these issues can be easily remedied with a little plaster and a little paint after the lift/stabilization is completed, then you'll never have to touch up again.

We always work with the homeowner every step of the way (even through the micro-steps) to ensure the homeowner's goals are met.

9. Is There Financing/different Payment Options?

Of course! We offer competitive financing through outside companies whose interest rates will keep you interested. (*Note, these rates and terms are all based on credit).

Some clients refinance their homes to pull in the Benjamins needed, but most clients qualify for a small loan (about the loan size of a car).

10. Is It Really Worth the Financial Investment?

It. Is. Definitely. Worth. The. Financial. Investment. It's damn near impossible to sell your home if you suffer from foundation woes.

In addition, any remodeling you take on before your foundation is properly repaired, you'll just have to do it again. It's like Groundhog Day except you're not using the same money over and over again.

Your home is your biggest investment. Provide you and your family peace of mind by knowing your foundation is stable and secure.

11. Will the Construction Workers Need to Use My Restrooms?

Nope. We rent porta potties for when nature calls, especially when we know we'll be on a project longer than 3 days.

12. Will the Foundation Lift Damage My Neighbor's Property?

Not unless you pay us extra. Obviously, just kidding, the foundation lift/stabilization does not and will not affect your neighbor's property. All of our work is incredibly localized. We're like precision surgeons, our work is laser-focused only on the affected area.

13. Will It Change the Topography of My Yard?

Never. Your koi pond, swing set, flowerbeds, and hot tub are safe. We subscribe to a ninja-esque espionage mentality. Once the stabilization or lifting process is complete, it looks like we were never even there.

14. Will It Affect My Swimming Pool?

Your swimming pool will not be affected unless we are working directly on your pool; in which case, your pool will be i mproved by our stabilization.

But be warned, if you have pool noodles or pink flamingo floaties, we just might be tempted to take a dip.

15. Can I Be Home During the Process?

Absolutely. We actually recommend that homeowners are there at the beginning of a project and the end.

You'll definitely want to see the construction crescendo/climax when we lift your house. Trust me, you'll want a big bag of popcorn handy.

16. Will I Need to Have My Home Lifted Again in the Future?

Your odds are better at winning the lotto than needing us to come out and repair your foundation again.

We always shoot for a one-and-done lift and stabilization process.

17. Are My Gas/power/water Lines in Danger of Being Hurt?

Not likely, gas, water, and power lines all settle with the home. We always take all the precautions we can, utilize DigAlert, and identify all utility locations long before a shovel even hits the dirt.

18. Will You Have to Pull up My Favorite Shrubbery to Access My Footings?

Unfortunately, in some select cases, we may have to pull up your favorite-baby-bush. It all depends upon optimal pier location; however, never fear, we have green thumbs.

We always go out of our way to protect loved plants and shrubbery.

19. Are You Insured/bonded/protected in Case You Are Injured on the Job?

In the unlikely event a Dalinghaus Foundation Repair employee is injured on the job, the homeowner is never held liable. We are insured up the wazoo.

20. I Just Put in an Addition Last Summer. Does That Complicate the Process?

Additions, if not properly demarcated, can complicate the planning process. Typically, this just adds thirty minutes to your inspection time to nail out the exact location of the additions.

We cover this potential hiccup and more in our blog post How Long Does a Foundation Inspection Take & What Can Add Time.

21. Comparably, How Are You Priced Against Your Competition?

Of course, I am joking (for legal purposes), but most of the foundation-repair companies in Southern California are similarly priced.

Here, check out our competent competition in the 5 Best Foundation Repair Companies in Southern California.

22. What Am I Going to Get From You After the Inspection?

Our ultimate goal is to provide you with peace of mind. Either your foundation is in superb-tip-top-shape or requires some TLC. Either way, knowledge is power.

Upon the completion of our inspection, you will receive a full report that summarizes your foundation's issues and an accurate CAD drawing.

The report includes all of the floor evaluation measurements, not only the ones near the problem area.

With every measurement in front of you, you can judge the scope yourself, for example whether lifting one section of the house would do instead of the whole house.

23. How Long Does the Permitting Process Take?

Great question! Let us know if you figure it out (we'd love to know).

Permit. It's almost an obscenity, the dirtiest of dirty words in the construction biz. The permitting process depends on the city. We typically see an average of 4-12 weeks to get your permit.

If you would like more specific information on the city you live in, please feel free to drop us a line so we can provide you averages.

24. Do You Have Engineers on Staff?

We have no engineers on staff. We do this because we don't want any conflicts of interest.

We work with independent engineering firms, including Waypoint Engineering, Helfrich & Associates, and Engineering Services & Design of SoCal, Inc.

25. Are You Qualified? Why Should I Listen to You?

We have a long litany of swanky certifications and licenses. We have a:

B-General Building Contractor License
C-61/D30, Pile Driving/Pressure Foundation Jacking License
C-8, Concrete License
A, General Engineering Contractor License
A License to Kill (in crayon up on my office wall, not certified by MI6...yet)

Ok, so we have nothing to do with Her Majesty's favorite double-O agent, but we have completed more than 2,000 foundation projects since 2011.

Read more: Importance of reputable reviews

What Else Do You Need to Know?

Admittedly, we've only scratched the surface when it comes to questions about foundation repair.

Did we miss a specific question you're itching to ask? Please contact us if you have any further questions and take a look at the slew of articles we already have for you to soak in:

3 Common Problems with Foundation Repair

You can book your free evaluation through the button below.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

5 Signs and Symptoms of Foundation Issues

Brian Dalinghaus — Sun, 10 Jan 2021 00:00:00 GMT

Do you have sloped floors, drywall cracks, and doorframes that are out of alignment? Are you embarrassed that your cabinets are pulling away from the wall? If your home is showing multiple symptoms, odds are high you're suffering from foundation settlement, foundation heave, or another failing foundation issue.

Dalinghaus has been in the foundation repair industry since 2011. We have completed more than 2,000 foundation projects in that time and inspected many more homes besides.

We are here to guide you through diagnosing the signs and symptoms of foundation failure, even if you ultimately choose to repair your foundation through another construction contractor. This article highlights the primary signs and symptoms of foundation settlement and foundation heave.

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Primary Reason for Foundation Issues, Expansive Soil

Before we dive into the signs and symptoms of foundation failure, let's briefly cover the main culprit: expansive soil. Expansive soil is generally a clay or loam soil that expands and contracts in direct correlation to the volume of water. Expansive soil is notorious for sinking foundations, as it is an incompetent, non-load-bearing soil.

Expansive soil manifests in two primary forms: foundation settlement (where the foundation sinks) and foundation heave (where the ground heaves upward into the foundation). Both exact extreme pressure on your foundation, which is transferred into the framing and interior of your home, thus cracked drywall, sloped floors, and more as listed below.

1. Signs and Symptoms of Foundation Issues: Cracks

Cracks are the most noticeable indicator that there are issues with your foundation. Cracks can fracture through your drywall, stucco, slab, tile, and chimneys.

Drywall Cracks

One of the primary signs of foundation damage is stair-stepped cracks in your drywall. These aren't hairline cracks, they're big (we're talking pink-tux-to-a-funeral noticeable or wider than 3/4s of an inch).

Check out our article Top 5 Primary Reasons for Sheetrock Cracks to learn about other causes of interior cracks besides foundation heave and foundation settlement.

Drywall cracks are often recurring (if patch-and-painted) and continue to grow. Drywall cracks emanate from door frames and window frames. While it might be easy to grab a putty knife and slap some plaster over them, this is more of a cosmetic fix and does nothing to address the root of the issue.

Also, look for wallpaper that pulls away and wall steering (when paint stretches between corners due to structural damage from a warped framing.

Stucco Cracks

Here in Southern California, many homes are made with stucco siding due to the 1920's stucco craze. Foundation issues can also crack its knuckles into your stucco.

Again, the primary locations to look at are around windows and door frames. While stucco cracks can be an indicator there is a problem with your foundation, it is important to note that stucco can also crack due to age, weather exposure, seismic events, and the quality of the stucco application.

Concrete Slabs Cracks

We've all heard the expression, out of sight, out of mind. That applies especially to concrete slabs that fracture under the pressure of foundation settlement. Slab cracks hide underneath the carpet, carpet padding, and the seams of tile grout.

It's also important to note the Top 5 Characteristics of Concrete Cracks.

Tile Cracks

Foundation issues can also crack tile in your bathroom, kitchen floors, countertops, and backsplashes, causing an embarrassing eyesore for visiting friends and family.

Before you sink your savings on a home remodel, make sure you address any underlying foundation issues first.

Chimneys Cracks

While it might be easy and even magical to blame your cracked chimney on Santa's weight gain last Holiday season, it's more realistic to consider you have foundational problems.

Leaning or pulling away chimneys are a good indicator you have a big problem right beneath your feet.

Check out our article, Why is My Chimney Leaning?

2. Signs and Symptoms of Foundation Issues: Leaning Kitchen Cabinets

Kitchen cabinets that pull away from the walls and ceiling are indicative of foundation problems.

No one enjoys putting away dishes and worrying one day they will open the cupboard and have a surprise glass shower. This particular sign is harder to pinpoint, as it requires a ladder to check the top of the cabinets.

3. Signs and Symptoms of Foundation Issues: Sloping Floors

Bowed floors are a major indicator that you have foundational woes. Uneven sloped floors can make you feel like you're living in a perpetual state of vertigo (you might even feel like you're on a scene from The Titanic).

While it might be fun for your kids to use Heely's in the house, uneven floors do pose a falling hazard, especially for older adults. If you're not sure if you have sloped floors and you believe in imperial evidence, place a marble on the floor and watch where it rolls.

If it stands still, no issues, but if it rolls like a miniature boulder from Raiders of the Lost Ark: you've got a problem, Indy. We don't suggest using a level (unless you have a monstrous six-foot level).

Foundation repair companies utilize a Ziplevel altimeter to quickly and accurately measure elevation changes. The industry standard for floor gradient is half an inch per ten feet.

Sloping floors can also cause baseboards to jam up against one another so that they look like Tennessee Teeth.

Also, if you feel like there's an extra pep to your step, foundation problems can make you feel like you're walking across a trampoline.

See our article What is Floor Slope (Definition, Signs, Causes, & Repair).

4. Signs and Symptoms of Foundation Issues: Sticking Doors and Windows

Doors that stick or don't close correctly are a sure sign of foundation problems. A sticky door is one that is difficult to open and close.

You shouldn't need the raw strength of Arnold Schwarzenegger to open your own front door. Gaps can also appear between your door and doorframe, leaving you little privacy for bedrooms.

Before shaving down your door, consider that underlying foundation issues might be at play. The framing around doors and windows becomes out of square and can result in these gaps at the top and bottom of the frame.

5. Signs and Symptoms of Foundation Issues: Mold

Mold isn't necessarily a sign that there is a foundation issue, but mold is definitely a signal that there is extra moisture present. This extra moisture may be caused by foundation issues. Moldin your home can pose a serious threat to your health.

Receive a free evaluation for Peace of Mind

In this article, you learned about the 5 primary signs and symptoms of foundation settlement and foundation heave: cracks, leaning kitchen cabinets, sloping floors, sticking doors and windows, and mold. We understand that these symptoms can prove exasperating and that you're ready to fix them now.

Dalinghaus Foundation Repair has the experience and the drive to help you work out what your home needs.

Are you ready to determine if your signs and symptoms are caused by foundation issues?

Book a free evaluation

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Do Helical Piers Work?

Brian Dalinghaus — Sat, 09 Jan 2021 00:00:00 GMT

If you find yourself reading this article and have absolutely no clue how helical piers work, don't sweat it. It's our job to educate the masses on everything to do with foundation repair.

You might also like our articles on what are helical tie-backs? Hint, they're not a mathematical torture device.

So, whether you just had a foundation repair inspection and the company recommended helical piers or you are just curious about the magical world of helical piers/piles/anchors, we got you covered.

A lot of foundation repair specialists that come out to visit you will have a difficult time describing just how helical piers work.

Worst case scenario, you get some unintelligible answer like how Joe Dirt's father responded to his son:

"How xactly is a rainbow made? How xactly does a sun set? How xactly does a posi-trac rear-end on a Plymouth work? It just does."

We are here to walk you through the: it just doe s.

Think of helical piers as a large screw that sinks into the earth, and, just like you would use a screw to support a picture on the wall, the helical screw will support your home by keeping it in place.

I always like to think of Push Piers as nails and Helical Piers as screws.

Helical Piers Broken Down into 3 Sections

A lead or starter section
These come in a variety of lengths and have your actual screw characteristics, the threads/and or flights. The lengths can be 3′, 5′, 7′, 10′ or 20′. The screw or helixes will have sizes ranging from 6″, 8″, 10″, 12″, 14″, and 16″. The most common size of helixes for home foundation repair is an 8″ and 10″ configuration.
Extensions
Extensions are connected to the lead section to continue installing to greater depths. These also come in a variety of sizes, but the most common size used is 7'.
Remedial Bracket
Remedial brackets connect to your home's foundation and the helical pile. This bracket is also utilized to lift and stabilize your home.

The Prep Work

Now, here are exactly how the puzzle pieces fit together. The first thing that will happen on a helical pier foundation repair project is the excavation of each pier location.

These holes are generally 3×3 feet and spaced out every 6 feet.

This excavation will go past the bottom of your home's footing/foundation.

I like to tell the crews it's like digging for buried treasure, our painters tape marks the spot (we use painter's tape every six feet to demarcate pier locations because it doesn't hurt your stucco, side-paneling); but that fails to bring the joy and enthusiasm you would imagine.

Digging holes is grueling hard work, just ask Stanley Yelnats.

Once the bottom of the footing is reached, the excavation continues another 18 inches below the footing.

This provides ample room to snugly fit a remedial bracket to your home's footing after it's been manicured down with a jackhammer.

We always cut away excess concrete to ensure a gapless connection to your home's footing.

Once the pier holes have been excavated and no treasure found, the crew begins the helical pier instillation process.

Mathematical Math

Before the Helical Piers can be screwed into the earth, some calculations need to be made.

The helical is installed to a required load which is monitored and calculated by the installation torque.

This torque achievement can happen anywhere between 7 to 150 feet depending on the soil conditions.

Now, if torque is a foreign term to you (and it may prove even more Greek than when we discussed helical piles, Opa!), don't worry.

Torque for a helical pile installation is simply the amount of force that is required to spin/rotate the helical into the ground.

The denser the soils, the greater the torque required to spin the helical into the ground.

Once we know the load and we know the helical material that will be utilized we can calculate the amount of torque that will be required to achieve the desired load.

Here Is How Torque Is Calculated

(Load Required/Kfactor)x Drive Head Torque Conversion = Torque Required

Let's put it in numerical values that are similar to your home.

Drive Head Torque Conversion, 2.5

(5,600/8)x 2.5 = 1,750 ft/lbs of torque needed to achieve the required load.

Now that we have our compound math completed for the day, let's jump back into the helical pier installation!

The Helical Pier Installation Process

So, the holes are dug and the calculations have been made. It's time to install.

To install the helical pier, we utilize a hydraulic drive head that is attached to a hydraulic power pack or hydraulic pump.

These hydraulic pumps can range in size tremendously. We either utilize a smaller hydraulic power pack (that is about the size of a wheelbarrow) or a larger power pack the size of a mini excavator.

Both work but the speed of instillation varies on the capabilities of the hydraulic pump. The greater the flow rate on the pump, the quicker the installation will go.

But, did you know, drive heads can be as big as a car!

Obviously, these gargantuan bad boys are utilized to install massive piers that can handle extremely high load requirements.

This is a big part of the reason why the cost of helical piers is noticeably higher than Push Piers.

The drive head has an adapter that will marry the helical material to the hydraulic drive head. Once the two have been linked together, we can install our torque bar.

The torque bar is utilized to stop the drive head from just spin, spin, spinning on the helical pile.

You know, like a professional yo-yo with a slick ball-bearings.

The torque bar is attached to the drive head and then positioned on a stationary object 5-6 feet away.

This has to be done correctly.

If the torque bar is not secured to a stationary object, then once the drive head reaches a higher torque, it will take out anything in its path.

Torque bars are kind of like PTO shafts for our agricultural readership, torque bars are potentially dangerous and, thus, treated with incredible respect.

From there we begin to screw the helical piers into the ground.

During the installation process, we document and log the installation torque (recorded from a gauge attached to a hydraulic drive head) for every helical installed at 2-foot intervals.

After the lead has been installed and if we haven't quite hit our required torque, we remove the drive head and add an extension to the lead.

We remount the drive head and continue the installation, always on the lookout for that perfect torque requirement reading.

This process is rinsed-and-repeated until torque has been achieved.

Once the helical pile has been installed to the desired torque, it is cut to size. This cut typically occurs at 18" from the bottom of the footing measuring up to the newly installed helical pier shaft.

Note, some cuts will be higher or shorter depending on the amount of lift that is required to bring up your home to maximum practical recovery.

We then attach our handy-dandy remedial bracket to your home's foundation with mechanical anchor bolts or epoxy anchor bolts.

Both work, but some cities, counties, and engineers prefer one over the other.

Once the bracket is mounted, we attach our lift assembly to the bracket and install a hydraulic lifting jack.

After all of the jacks and lift assemblies have been properly installed, we pressurize the jacks and begin the lift of your home.

The lift will go pretty quick. Okay, so construction time is kind of like island time, but we think 2 hours is pretty fast for lifting a whole house.

Okay, so pretty quick in construction terms averages out to about 2 hours. In reality, the prep work of getting all of the lift assemblies ready will take longer than the actual lifting of your home.

When we lift a home, we monitor the floor elevations with a manometer.

We lift the home in unison, all jacks lifting simultaneously, but sometimes one area goes up faster than another and reaches maximum practical recovery.

Once the desired lift has been achieved on one section, we simply close off the valve on the jack and let the other jacks keep pushing on.

After the lift is completed, we tighten all of the bracket components and begin the backfill phase of the project, refilling all of the previously excavation locations.

In the end, your home is at maximum practical recovery, the holes are filled, and it looks like we were never there.

And That Is It! Simple Enough!

Helical Pier installation takes a lot of experience, talent, and hard work.

The biggest issues is not your wonky foundation, it's not comprehensively understanding the tools and correct process utilized to correct your home's foundation.

We strongly recommend if you still have questions about the fascinating world of helical piers and you've read our articles...

What are the best helical piers to use?

25 Questions to Ask When Hiring a Foundation Repair Contractor

Get a free evaluation, the absolute best solution to having all of your questions answered and provide you with valuable home data and peace of mind.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

3 Common Problems with Foundation Repair

Brian Dalinghaus — Tue, 05 Jan 2021 00:00:00 GMT

Whenever you set off on the Hero's Journey of a home improvement project, it is always the intention of the contractor (and an unspoken expectation) that the enterprise will enjoy smooth sailing.

The ambition is that everything will be peachy-keen. Copacetic. A-OK.

Unfortunately, this can be a pipe dream. When shiitake mushrooms hit the fan, it is most often through no fault of the homeowner or contractor.

The numero uno thing your contractor has control over is being able to own it when Lady Luck turns a cold shoulder. Owning it is one of our Core Values here at Dalinghaus Foundation Repair.

It's easy to work on a project when everything is a breeze: no issues digging, placing piers, and lifting the home to maximum practical recovery.

However, you need to be certain that you hire a contractor that wants to take initiative and tackle problems as they arise helmet-to-helmet.

You need to ensure they are up to the task of determining the most effective solution for your foundational repair needs.

Foundation Repair is not immune to issues popping up here and there. Like in the 1986 Tom Hanks classic The Money Pit, home projects rarely go off without a hitch.

There is a slew of potential hiccups, but we are going to walk you through the 3 most common issues that can come up during a foundation repair project.

Unmarked or Damaged Utilities
Footing Size and/or Locations
Post Home Lift Issues

Unmarked or Damaged Utilities

Exterior Utilities

Utilities can be defined as any renewable energy/resource that you pay way too much for. These include, but are not limited to:

Gas Lines
Sewer Lines
Water Lines
Electrical lines

Now, obviously, we never want to accidentally go BOOM or stink-up the neighborhood or hit a water main and have our own little miniature waterpark.

And we always do our best to clear electrical lines so as not to get crispy.

The big issue is that utilities are often located underground and are not marked clearly around or in your home. We play a kind of reverse Battleship, the goal is not to hit or sink anything.

One question we get asked a lot here at Dalinghaus is, "Why don't you call DigAlert to mark the utilities?" The answer: we do. In fact, we contact DigAlert for every project.

Unfortunately, DigAlert only marks the utilities where they enter the property from the street.

Quick. Take a look out the window. Trust me, do it. Do you see how far back your home is from the street? Sure, all of that space is awesome at keeping you insulated from the rat-race, but that 100 or so feet can be a real puzzle.

It can quickly devolve into a guessing game on how exactly the utilities (gas, electric, water, etc.) were run from the street to your house.

You remember from geometry, the shortest distance between two points is a straight line.

Usually, most utilities follow this rule of thumb; however, we've seen bizarre trajectories and kooky angles (for reasons unknown to us & the rest of mankind).

So, we don our thinking-caps and jump into our super-sleuth headspace when tracing utilities.

Typically, utility lines are a non-issue unless they were ran directly adjacent to the footing of your domicile.

Depending on the proximity of these lines to the footing, the lines may need to be disconnected or rerouted for the work to be properly performed.

This can result in a temporary loss of utilities while the work is completed.

This is not a huge problem but can prove a slight inconvenience.

Interior Utilities

Utility lines on the inside of the house are inherently more difficult to trace without the help of a GPR scanner.

GPR stands for Ground Penetrating Radar, and yeah, it's as badass as it sounds.

This machine will X-ray the slab and find any utilities that are buried under it up to an impressive depth of 12" (as well as any utilities and rebar embedded in the slab itself).

Raised foundation homes do not require a GPR X-Ray scan (yeah, sucks to be you), because we are able to easily locate utility lines from the crawlspace of your home.

In the unlikely event that an interior or under the slab utility line is damaged during the foundation repair process, the project can become a bit of a headache or brain-blurring-migraine.

The damaged line will first need to be accessed by saw cutting through the slab and breaking out the concrete in that area.

It's kind of like that.

The required repairs will be made and then the slab will need to be dowelled and poured back into place.

The new concrete will need to dry for at least a week before putting any new floor covering back over the top of it.

This is not a walk in the park and can prove a genuine fiasco.

Footing Size and Locations

Depth

Footings are located on the exterior of your home and underneath load-bearing walls.

In Southern California and Arizona, footings are typically about 18" to 24" deep.

For each pier location (and remember, piers are spaced out about six feet), the contractor will need to excavate to the bottom of the footing, and then some, to properly install the pier system.

Generally, this is a very simple and mind-numbingly monotonous process.

However, just like with utility lines run on wacky grids, we've some weird stuff when it comes to footings.

We've run into footing depths in excess of 8 FEET.

This is a rare phenomenon, but not hailing a Taxicab to find a sasquatch at the wheel dressed smartly in a driver's cap and aviators rare.

Footing depths greater than 8 feet are highly uncommon for homes that are located on flat tops.

Homes located on hillsides may have larger footings to act as a retaining wall and prevent settlement/lateral movement.

The math is simple: deeper footing sizes require deeper digging, adding time to your project.

Digging an 8-foot hole takes about 6 hours to complete just one location. A typical 2-foot excavation only takes 1 hour.

Without physically digging up a portion of your yard during a Foundation Inspection, it would be difficult for a contractor to determine the actual depth of your home's footing.

Here at Dalinghaus Foundation Repair, we utilize 4-foot-long probing rods to analyze the depth of your footing without tearing up your wife's favorite roses.

Probing rods are ideal for loosely compacted soils so that the probe can smoothly penetrate the dirt.

However, some soils around the perimeter of your home might prove too dense to force the probe through to get an accurate measurement of your footing.

Location

Another garden-variety issue when it comes to footings is locale.

Sure, the footing around the perimeter of your home is easy enough to access, it's the pesky interior footings and/or grade beams that pose a possible predicament.

*Note, this will only be an issue if you are lifting that area of your home.

Interior footings and grade beams are designed to carry similar loads to exterior footings.

As mentioned earlier, interior footings are generally located under load-bearing walls, but we have come across them (outside of their natural habitat/ecosystems) where the homes had grade beams under open rooms of the home.

The unfortunate finding of a random grade beam is rare, but it does happen.

Load-bearing wall footings are quite more common. These footings will need to be addressed when that particular area of the home needs to be lifted.

To properly support these footings, the contractor will need to access the footing (surprise, surprise).

Once again, this snag will create a slight delay on the project and may pose a small inconvenience to you and your family.

In short, creating viable access to these footings that are deeper than average or misplaced adds more time to the clock.

Post Home Lift Issues

Drywall Cracks

Lifting your home can open up its own unique Pandora's Box, even if the lift is properly conducted, ghosts and ghouls pop up here and there.

The most prevalent issue that we see is interior-design-destruction.

This can range from drywall cracks to sticky doors and impossible-to-open windows.

These issues often arise because extensive home renovation projects were completed before the home was lifted. It's kind of like waxing before you wash your car, it just doesn't work.

Wax on. Wax off.

Drywall cracks resulting from a home lift are a relatively simple fix.

You will need to smooth out the area if the crack has been previously filled and the filler material has compressed out of the wall.

Or you will simply patch the newly formed crack with your favorite mud compound. Once the area has been dried and textured, you can paint.

The good news is that once these cracks are repaired, they should not reopen if the movement underneath has been stopped, which is what the evaluation confirms.

Doors & Windows

Doors that used to be misaligned can be a tricky business. Especially if these doors were "fixed" by being shaved down to close while the house had settled.

The fix is simple: you will need a new door.

If the door had not been previously shaved or cut, then you can simply adjust the door hinges to the correct alignment, so the door opens and closes properly.

The hard truth is windows are just as tricky as doors, but the good news is that windows have quite a bit of inherent flexibility within their framing.

Windows are the gymnasts of the construction world, just don't expect glass to stick a landing.

If a window frame is older or has been replaced prior to the lift and it will. Not open or closes, then you need to have a professional window installer come and adjust the windows to make them functional again.

Cracked Footing

Small hairline cracks and fractures appear on the foundation itself on the exterior of your home. Don't Panic!

These cracks can be filled and do not compromise the integrity of the footing.

However, depending on the size of the crack and how the rest of the footing has reacted, the contractor may need to perform a more substantial repair to the affected area.

The single most important thing you want to ensure happens when a footing crack is to fill it in.

You want to prevent water and/or moisture from entering the fissure and rusting the rebar that is located within your footing.

Rusting metals e x p a n d and can blow out a portion of your foundation years down the road.

The Thing to Remember

Problems can come up on any project no matter the contractor's experience level.

Obviously, the contractor and the contractor's staff potentially can be the single biggest problem you face if they don't have the proper training, experience, or wherewithal, but we are going to assume a basic level of competency.

So, when these three main issues rear their ugly heads, it is up to the contractor to ensure that the problems are addressed in a timely, competent, and professional manner.

We know the 5 Best Foundation Repair Companies in Southern California and we do a pretty damn fine job of fixing foundations here at Dalinghaus.

We're quick, think on our feet, and can handle any project (hiccups and all) that you throw at us.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

When is it best to NOT lift your home?

Brian Dalinghaus — Fri, 11 Dec 2020 00:00:00 GMT

No headings were found on this page.

When most people look at any of our videos about foundation repair, they notice that we usually showcase the lifting and leveling of the home's foundation. But lifting and leveling your home may not always ensure what's best for your home's foundation and for you and your family.

In this article, we will dive into scenarios when we promote stabilizing your home from any further foundation settlement versus lifting and leveling your home.

Those times when it is better to stabilize are as follows:

Your home has been completely remodeled, or the area that is experiencing settlement has been newly renovated.
Your home's foundation is not the required thickness.
Your home's foundation has deteriorated or is very brittle.

Now, these 3 scenarios are the most common when it comes to reasons to not lift your home's foundation, but it doesn't mean that we can't or that we don't have a solution if you do still decide to move forward with lifting and leveling your home.

This scenario can have you feeling that real bad feeling in your stomach. The moment that a foundation inspector informs you that your home is settling and you have just finished a remodel or you have just purchased a newly renovated home.

It is definitely not a fund conversation for either party involved. The inspector doesn't want to be the bearer of bad news and it is the last thing that you, the homeowner, wants to hear. But the honest truth needs to be shared about the home.

Now, there are a few ways we can address this dilemma.

We can stabilize the home from the future settlement.
We can lift the home a little, but not the entire way.
We can lift the home back to level

Lifting the home a little can help to get rid of some of the sloping of the floors and it may not cause any damage to any of the renovations. The lift just has to be performed in a very slow, incremental process. When doing some lift, we want to monitor doors, windows, drywall, and countertops. If we start to see any of these items being stressed or compromised we recommend stopping.

Then there is just going for it and lifting the home and worry about the damages after the fact! This approach is usually taken on by homeowners that are in the construction industry and know-how and have the means to correct any misaligned doors, drywall cracks, stucco cracks, or having to reset and adjust cabinets.

2. Your home is not the required thickness

This one is hard to know until our work has started, unless you have dug under your home or have building plans that show the thickness of your home's footing.

A typical footing for a home in AZ and CA is supposed be a minimum of 18″. A lot of older homes, because of the codes when they were constructed, do not have even 18″ of footing! Kind of crazy, but they are out there.

The reason we don't want to lift a home that has a footing less than 18″ is that the footing is not nearly as strong and may experience cracking during the lifting process. Take a piece of paper and hold it by the ends, lengthwise. The paper sags in the middle. The footing acts the same way when you apply pressure to the piers during a lifting procedure. The chances of that footing bowing is far greater than if we stabilize it and allow the soil to help support the footing that is in between the piers.

But we can still perform a lift, we would just need to shorten the pier spacing from the current 6-8′ to maybe 3-4′. This will allow the footing to be supported during the lifting process and not cause it to sag or bow.

3. Your home's foundation has deteriorated or is very brittle

We see this on homes that are 50 years or older as well as homes that have had constant water present around the home's foundation.

What happens when concrete ages, just like us, it starts to breakdown. I apologize for the hard facts, but we haven't figured out to out run time yet! As the concrete breaks down, it will start to loose it's structural integrity. In simpler terms, it becomes weaker than when it was first poured.

If a home's foundation is constantly surrounded by water, the water can start to breakdown the make up of the concrete. The constant presence of water and then drying out, will cause the concrete to start to deteriorate. You can see this deterioration on concrete if you are able to drag something along the footing and notice that white dust comes off or you can actually cause an indentation in the concrete.

When your home's foundation is in this stage, we typically want to share our findings with a structural engineer. They usually suggest that we stabilize the home in place or we stabilize the home in place AND add some additional support, such as a sister footing. In really bad instances, the engineer calls for a complete foundation removal and replacement, which is a general contracting job rather than the stabilization work we do.

Performing foundation repair work is more of a science than just slamming piers in the ground and lifting your home. Understanding the make up of your home and your goals will allow for a more successful project.

At the end of the day, it is far better to have a home that is stabilized and not going to move rather than lifting your home and causing more costly damages or compromising your home's foundation.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What to Expect When Lifting a Home?

Brian Dalinghaus — Mon, 30 Nov 2020 00:00:00 GMT

At Dalinghaus Foundation Repair, we tell it like it is.

You can also expect:

Drywall Cracks
Misaligned Door/Window Frames
Self-leveled Floor Issues

There. Now that we ripped off the Band-Aid real quick, take a breather.

Take it from us, not everything about lifting homes is all IPA's, Texas Hold'em, and a nice mild stogie. It's hard work.

So, let's shatter a common construction misconception: the work don't stop after the foundation lift is complete.

Really, this should be the inception point for all extensive remodels / cosmetic fixes. Unfortunately, as humans, we often get ahead of ourselves.

Turns out you owe this work to shortcut fixes either taken by you, a previous homeowner or construction worker in the past.

The long and short of it is, shortcut fixes backfire and just cause more work and bleed more money in the future.

So, let's take a look at how shortcuts can affect drywall cracks, jack up door frames, and ruin your floors when it comes to the foundation lifting process.

Drywall Cracks

Crack is not good. Cracks are not good. Plumber's Crack isn't great either.

Nothing is ever what it's cracked up to be. Without fail, drywall cracks are suspect numero uno when it comes to what people visually notice when a home's foundation is settling.

These cracks are often found zigzagging away from door and window frames or stair-stepping into stucco.

The majority of the time, these unpalatable eyesores close up during the lifting process. Wham, bam, yes ma'am .

However, sometimes these cracks are large enough they require a little more TLC.

Any drywall repairs conducted prior to your home's foundational lift are going to have issues because now you have drywall fighting for space against the filler .

And, guess what, the drywall is going to win (because it has the power of God, anime, and hydraulics on its side).

Speaking of cracks, check out The Top 5 Characteristics of Concrete Cracks.

So, if the cracks have been patched throughout the years, all of that material (whether it be silicone or dry ramen noodles like those guys use on Youtube), this material will compress outward once the lift begins.

As the cracks begin to close up, the filler product is spat out, leaving a mess all over your carpet, tile, or hardwood floors.

Don't sweat it. This cosmetic corruption is a common occurrence and easily corrected by you or a drywall company.

Typically, all that is required is some scraping out of the compressed material, sanding, texturing, and painting the area.

You might have wonky door or window frames that are sticky and grip your wood/glass.

This is a common issue in recently remodeled homes. Just like with drywall, many homeowners didn't or don't know that they have a settlement issue (or they just don't care).

So, they hire a contractor to fix the stupid sticky doors and windows you gotta whale on to open. We've seen shaved-down doors and door frames bent out of frame.

These fixes are shortcuts, temporary, and will come back to bite you if you want to properly raise your foundation in the future.

Most contractors understand that if a foundation is uneven, they need to correct the foundational settlement before conducting the remaining cosmetic repairs.

Remodeling done while the foundation is still out of level can be a temporary facelift: the tile can begin to chip apart from shear stress as the structure keeps moving.

If any framing has been modified while the home is out of level, it will negatively impact the way the home is able to recover during a lift.

Any framer worth his salt when installing new framing wants to make sure that everything is level or as level as possible.

This can require some adjustments to be made to the framing itself.

As the home is lifted, this adjusted framing can start to bind, and you can hear some popping during the process. No worries!

Your house is not going to fall down. It's just that your home is readjusting to the leveling process.

However, your door and window frames might be crooked now because they were truly crooked to begin with, just designed to look straight.

As the framing is adjusted, you may start to notice new drywall cracks appearing as well as the possibility of doors and window frames in the area being misaligned.

We usually recommend that if you have had any significant framing modifications done to your home, that you look at stabilizing the home in place.

This avoids any additional movement and stops us from having to adjust additional framing and/or complete drywall repairs.

We often cover this and similar topics in our FREE foundation evaluation.

Self-Leveled Floors

This is the worst of the worst, far worse than plumber's crack and definitely worse than sticky doors.

If you level a floor by other means of a straight foundation lift, you compromise how level the floor will be in the future post lift.

Depending on the extent of the self-leveling project, it can cause severe teeth-grinding headaches in understanding why some floors are level and others are not.

For example, if you have a section of the house that has recently had new flooring installed (whether it be tile or new hardwood floors), more often than not, a flooring contractor will not install a floor out of level.

Consequently, if you or the previous homeowner has installed new flooring to a section of the home that has settled, a self-leveling compound was added prior to installation.

This compound can range from a few tenths of an inch to 3-4 inches !

This will most definitely need to be addressed when your home is lifted because we are potentially lifting a section of your home that is already compensating for the foundation settlement.

There are a variety of ways and reasons as to why a home's floors have been self-leveled, none of them are good, just ask the 5 Best Foundation Repair Companies in Southern California.

Most often, it is done because the homeowner wants new floors installed or they've met a contractor that doesn't fully understand why the floor isn't level in the first place.

That is why we strive to not only educate homeowners but also contractors that come across these things on a daily basis.

Read our blog. Watch our videos. Breathe, eat and sleep foundation repair, we do.

Now, with most self-leveling of a home's floors, it involves mixing a mud compound that is remarkably viscous and/or runny.

This compound is poured onto the floor and then pushed into various areas lacking the desired elevation. As the material sits, it starts to flow and level out the floor.

When we perform an initial inspection, we notice these areas because they give off vastly different readings compared to other areas of the home that have the OG flooring and/or have not been self-leveled.

After our readings confirm different elevations, we can alert you that we believe those specific areas with the wonky readings have had some modifications done, but we can't confirm until the flooring is removed.

Nobody wants to remove a new floor, end of story. And, we don't expect you to...

We want you to know that if we lift there will always be some differential in the floor elevations due to the affected area being modified prior.

If we do go ahead and lift, there will be some popping or cracking in these areas as the house readjusts.

This is due to the relatively thin flooring material that wasn't designed to have any additional movement or stress.

If this occurs, the only real fix is to remove the flooring and compound and reinstall the flooring in that area.

Finishing Touches

All of this to say, after your home is lifted you might have to repatch some drywall, get your door and window frames realigned, and pull up that new floor or tile that went in overtop a self-leveled floor.

You should also check out our post 3 Common Problems with Foundation Repair.

Now, the goal of a foundation lift is NEVER to save your drywall, keep your nice, crooked doorframes in place, or worry over self-leveled floors.

The goal is to lift your home back to maximum practical recovery and/or stabilize it from further foundation settlement.

If any of the aforementioned items occur during your lift project, there are ways to take care of it.

Remember the motto: If you didn't fix it then, you're not gonna have to fix it again.

Lifting is like the cherry on top.

We ideally will always perform the work that is required to get you the results that you desire, but we want to be transparent in things that could impact the results of achieving a "Perfect Lift".

To take in the complete and total awesome power of home lifting, watch our cool youtube videos.

If you're a foundation aficionado who loves all things foundation, keep combing through our blog and check out our piece on Helical Tiebacks. Send in some fan mail.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What are Post Tension Slabs?

Brian Dalinghaus — Wed, 25 Nov 2020 00:00:00 GMT

Post tension slabs are unique.

Understanding how post tension slabs are constructed, why they are constructed, and overviewing their function can help answer a plethora of questions about your home's foundation.

So, just like with any aspect of foundation repair, including:

We here at Dalinghaus believe it is important to be educated about every aspect of underpinning.

If you do have a post tension slab, reading this article can potentially save you a ton of money when it comes to repairing your home's foundation.

In this article, we are going to cover:

Basic overview of Post Tension Foundations
Soil Conditions
Load Conditions
Stamp and Confirmation Tests

So, let's shrug off that tension in our shoulders, roll our neck around, and then prepare to distress with this blog about post tension foundations.

Basic Overview of Post Tension Foundations

A post tension slab foundation can range anywhere from 4 to 12 inches thick.

Now, what makes them different from your conventional slab foundation system is that post tension slab foundations typically don't have standard footings at all.

They don't have deep footings around the perimeter of the home or under load-bearing walls within the structure. The slab is designed this way, built so that typical footings are not required.

Easily, the most important aspect of post tension slabs is the post tension cables themselves.

Post tension cables are thick metal cables, about ½ inch in diameter, that are encased in plastic and act in a similar fashion to rebar.

The post tension cable spacing and size are dependent on the soil conditions and ultimate foundation load.

Soil Conditions

Soils play a big part in the design of the slab. If you have perused through some of our other articles about soil and soil conditions, you already know about how movement can occur in poorly compacted clay soils.

Post tensioned slabs are designed to "float" on clay, soils with low load-bearing capacity.

Now, the clay soils in Southern California and Arizona are nothing in comparison to the clay soils in the Midwest (and more so the Texas region of the United States).

The clay soils in these sweet-tea regions are highly expansive and, thus, much of suburbia in Texas is built on post tension slabs.

Arizona has a high number of post tension slabs because of the extremely dense layer of Caliche right below their active clay soil layer.

Knowing just how much movement you can expect from the soil will allow you to better design a post tension slab and produce a slab that can absorb this soil movement.

Foundation Load

Another factor to take into consideration is the load that is going to be applied to the slab.

Obviously, if you are going to have an extremely large house (that has walls and a roof that are built of heavier material), then you want to design a slab that is capable of absorbing/holding this load.

For example, you wouldn't want to put down a 4-inch slab and have it sink within 6 months due to it not being able to handle the load.

You need a thicker slab (ranging from 8 to 12 inches) to absorb those higher load amounts as well as an increase in the cable size and spacing within the slab itself.

Heavier loads typically will warrant a thicker slab and more closely spaced cables.

The Stamp and Confirmation Tests

If you are uncertain if you have a post tension slab or not, don't sweat it!

Simply walk into your garage and look for the stamp like the one on our article heading or look for a sign on the wall.

If you are unable to locate the telltale stamp and/or sign, here are a few other tests to confirm you have a post tension foundation.

Test 1

Walk around the perimeter of your home and took a look at the slab right below the framing of your home (where a footing would be on a normal slab on grade foundation).

Depending on the last time your home had any stucco or paint work done, you should be able to see small rust stains or rusty circles spaced out between 18 to 24 inches around the entire perimeter of your home.

Test 2

If you can't visually confirm these post tension outlets, you can always hire a floor scanning company to scan your concrete floors to confirm if the metal cords are present or not.

Why? Because if you accidentally cut into a post tension cable, it can SNAP and damage your foundation.

Have Foundation Tension in Your Life?

Relax. Now you know what makes post tensioned foundations unique, the soil and load considerations, and how to determine if you have one of these super-strong foundations.

We perform foundation repair on post tension lifts all the time, though the process is a little bit different than a normal foundation repair.

If you're a foundation repair enthusiast and consider yourself a sophisticated underpinning aficionado, maybe you want to check out our article on the history of post tensioned foundations (who wouldn't): 5 Types of Residential Foundations Popular in America: A Brief Foundational Overview.

If you read our blog and don't live in SoCal or Central AZ, we appreciate you. Keep it up.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Sinking Pool Repair Recommendations

Brian Dalinghaus — Mon, 23 Nov 2020 00:00:00 GMT

When you come to the sinking realization that your pool is settling, it can bring waves of chlorinated stress:

The summer BBQ pool parties are in jeopardy
No more cowabunga cannonballs
No more pink-flamingo-inflatable-floaties

And, worst of all, there goes your property value. But don't worry!

Just like with foundation settlement and foundation heave, there are viable solutions to address a sinking swimming pool.

This article is going to walk you through:

Your Pool's Number One Arch Nemesis
Pool Repair Strategies

Your Pool's Number One Arch-Nemesis: Expansive Soil

Typically, a pool doesn't sink all of a sudden. This a gradual phenomenon that occurs over an extended period of time.

Remember, geological time is like watching molasses drip in Michael Bay slow-motion.

Pool settlement is very similar to when a home experiences foundation settlement because both are due to expansive soil.

In addition, a pool's settlement can be a simple fix if acted upon early or it can lead to a more complex repair if it is left for an extended period of time.

The general rule of settlement, the longer you wait, the more involved (and, consequently, expensive ) your foundation/pool repair will be.

This is because the soils are either (1. Not properly compacted prior to the pool being built or (2. They've become compromised/weakened over time due to water intrusion from weather, the pool itself, or a leaky pipe.

Regardless of how the soils are compromised, the reason why is always directly due to the soils/clays below the pool moving to some degree. Dirt is always in motion.

The soils under your pool can either move vertically and cause a portion of the pool to settle in that area. Or the soils can move laterally, if the pool is constructed on a slope/hill.

Pool Repair Strategies

Depending on the type of settlement (vertical or lateral), this will determine the recommended repair for the pool to impede further movement.

The most common repair recommendation to address a settling/sinking pool is to utilize a series of helical piers and helical tiebacks/anchors.

Helical piers are utilized to impede any further vertical settlement and helical anchors are utilized to impede any additional lateral movement.

If your pool is located on a relatively flat lot, it will not require the use of helical anchors and will be easily stabilized utilizing helical piers.

The implementation of the helical pier system is dependent on the area of the pool that is experiencing movement (as well as the terrain in which the pool is located).

A pool that is located on flat terrain, for example, will typically require 1 of 2 repair recommendations depending on the design of the pool's shell/foundation.

The pool can be stabilized by going through the bottom of the pool or it can be stabilized by supporting the exterior pool wall.

Pools that are constructed with a spread footing positioned towards the top of the pool allow you to utilize the footing by attaching a support bracket to it.

Note, this support bracket is remarkably similar to the one that we typically utilize on a home's foundation during a lift to maximum practical recovery.

The other option for the exterior stabilization approach is to attach flush mount brackets to the shell of the pool, utilizing anchor bolts to support that area of the shell. The spacing of these brackets will be predicated by the loads that are calculated for the pool.

The greater the load, the closer the piers will have to be spaced to properly account for the load. The photo below does an excellent job displaying one of our recent pool repairs.

Installing helical piers and anchors through the bottom of the pool is most commonly used when the pool has experienced both vertical and lateral movement.

It is also the most common repair recommendation based upon the overall construction and amount of movement that the pool has experienced.

This repair involves cutting through the lower portion of the pool's shell. The cut-out is typically 2-3 feet in width and runs the lower length of the pool with a typical length of 15-20 feet.

The concrete/gunite is removed from the area and then the soils below are excavated out approximately 2 feet. Once the soils have been removed, the helical anchors are installed within the new grade beam.

Both vertical and horizontal helical piers and anchors are installed within the grade beam. These piers and anchors are going to be what the load of the pool is transferred to instead of just the pool shell.

Once the anchors and piers are installed, a new grade beam is constructed utilizing a rebar cage. Previously cut rebar within the pool shell is reconnected and then the grade beam is poured with high strength concrete.

Once the concrete is cured, the pool finishes are added back, just like when it was first constructed.

The photo below shows the construction design of the helical pier and anchor grade beam for your average pool stabilization.

Dalinghaus Can Save Your Summer

Pool repairs are definitely not an easy fix and we strongly recommend that you get a consultation from a company that has experience in repairing pools.

If the repair is not designed properly, then you could end up having to repeat the repairs down the road.

We don't want you to lose access to your beautiful pool, especially in our unforgiving Southern California and Central Arizona summers.

If you don't live in our backyard but are an avid reader of our blog, give us a shoutout on your general contractor blog/push pier enthusiast Reddit board or drop us a line in the comment section. We appreciate you!

Or if you require a different service, check out these other articles of services we provide. :

Read our case study: Saving Diamond Bar Pool with Helical Piers

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

4 Things You Need to Know About Floor Elevations

Brian Dalinghaus — Thu, 29 Oct 2020 00:00:00 GMT

If your home has fractured drywall, a bent chimney, and stupid sloped floors you can Risky-Business-Cruise across, then odds are high you have foundation issues.

Your foundation is probably suffering from foundation settlement or foundation heave, both of which are instigated by expansive soils.

This article covers the 4 main things you need to know about floor elevation surveys:

1. What Is a Floor Elevation Survey?

A floor elevation survey indicates where and by how much your floor elevation differs throughout the entirety of your home.

First, a base point is established to be used as the primary reference point, point 0.

After the base is established, elevation readings are taken throughout the home in a thorough and complete manner.

These measurements are taken to gauge the elevation discrepancies from the base point.

They will either be higher, lower, or equivalent to the referential point. All of these readings are recorded on a map or sketch of the home and used to identify where and how much movement has occurred.

*Note, We here at Dalinghaus Foundation Repair utilize a Ziplevel to determine floor elevation surveys.

2. Accurate Measurements of Floor Movement in Your Home

Floor elevation surveys are incredibly accurate and capable of determining elevation differences to within 1/10 th of an inch.

Floor elevations show exactly how much higher or lower different sections of your floor are. This provides verifiable data to back up the visual signs that a home is experiencing movement.

3. Tools/Devices Utilized to Perform Floor Elevation Surveys

There are 3 main tools that are utilized to provide the data for a floor elevation survey.

A Water Level
A Transit
A Ziplevel Altimeter

Water Level

The Water Level has been around for-ev-er and is easily the oldest form of conducting floor elevation surveys.

Water Levels utilize a water basic (that is associated at a higher elevation than what you are measuring).

A line comes out of the basin to a post. A mark is then placed on the line to signify the level of water compared to the basin.

If there is a difference, there will either be more or less water in the line. The difference is measured and recorded as the reading for that specific area.

The Transit

The Transit is just like what you see surveyors use on large construction sites. A laser comes from the base unit and a grade rode is placed at areas throughout the home/structure.

Depending on how high or low you have to move the grade rod is the difference in elevation from where the base unit is located.

Ziplevel Altimeter

This device is similar to the water level but doesn't require you to carry a tripod and buckets of water to set it up.

The altimeter is self-contained and not only saves on setup and deconstruct time but allows you to quickly, effectively set new base points if required.

This Altimeter works more or less in the same way as others.

A base point is determined and then the measuring unit is placed throughout specific areas of the home
Once the altimeter has determined the difference at the base point, it provides a reading in 1-2 seconds!

4.What Do Floor Elevations Tell You about Your Home?

Once all of the data points have been recorded and properly labeled on the home sketch, you can then make a determination on any trends of movement within your home.

These readings and trends are important to know because they provide data to compile for the correct fix and repairs for the areas experiencing settlement/heave.

If you didn't have these then you are just guessing on what area(s) you need to repair and no expectations should be made in regard to lifting and leveling those areas, let alone to maximum practical recovery.

Read more: 7 Common Foundation Repair Payment Questions

AN ACCURATE FLOOR ELEVATION SURVEY IS HIGHLY IMPORTANT AND SHOULD BE INCLUDED WITH ANY PROPOSED SCOPE OF WORK SO THAT EXPECTATIONS ARE MADE AND MORE IMPORTANTLY JUSTIFIED!

Dalinghaus Has Your Back

Disparate floor elevation readings are the numero uno sign that you have foundation issues.

For that reason, they are the number one thing that is required to provide a truly accurate diagnosis (for the proposed scope of work to address the foundation repair issue).

Yes, knowing where the sticky doors and some cracking in the drywall & stucco are important, but really just effects from an underlying cause.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

Why is My Door Hard to Open and Close (Top 3 Reasons)

Brian Dalinghaus — Tue, 22 Sep 2020 00:00:00 GMT

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Doors that prove difficult to open and close are one of the top signs and symptoms of foundation settlement and foundation heave (both of which are incurred via expansive soil).

It's amazing how much we take doors opening and closing with ease for granted. It's equally remarkable how even less than an inch of movement within a doorframe can cause the door to be a bonafide nightmare to open and close.

Sticking doors can result in privacy and security issues if not dealt with in an appropriate manner.

There are several primary factors that can instigate sticking and/or jammed doors:

Your home's foundation (whether it's a raised foundation, a slab on grade foundation, or post-tension slab foundation) plays a key role in keeping the structure of your home in a secure straight, and upright position.

Check out our exhaustive Ultimate Guide To Foundation Repair!

When your home's foundation begins to experience foundation settlement or foundation heave, your home's structure will morph with the changing pressure. This upwards, downwards, or lateral movement can wreak havoc on the framing of your home and, consequently, the door frames.

A home with foundation issues might also experience:

Cracked drywall
Kitchen cabinets/counters separating from walls
Floors sloping from soil movement (a sense of vertigo)
Sticking doors windows

Believe it or not, the amount of moisture present in the air can play a major role in making doors difficult to open and close.

Wood is an organic material and, therefore, is more susceptible to moisture levels in the air than non-organic material. The higher the moisture level, the more water the wood absorb s and the more the wood swells like a busted ankle.

Moisture, however, doesn't typically result in complete misalignment but does create a tighter push or pull.

Humidity also plays a significant role in sheetrock cracks. See our article: The Top 5 Primary Reasons for Sheetrock Cracks.

If a door is slammed on a regular basis or pulled on without having the latch disengage, it can cause a significant amount of stress on the frame and have an adverse effect on the door.

Other things to avoid include:

Swinging on the door
Playing tug-of-war with the door
Trying to kick the door in like Chuck Norris

In short, the actions above cause the hinges to pull away from the framing and can result in an improper fit. This can also result in a door that does not open or close properly.

Now, working backward, good luck with number 3 in terms of taming the wild fruit of your loins. The good news is, they'll grow out of it. We hope. For number 2, you might have to purchase a dehumidifier and run it 24/7 having a reasonable and consistent moisture level in your home.

Number 1 can prove a bit of a sticky issue.

We suggest that you book a foundation inspection with our foundation inspection experts. They will determine if your foundation requires immediate attention.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

How Does Polyurethane Concrete Lifting Work?

Brian Dalinghaus — Wed, 20 May 2020 00:00:00 GMT

How Does Polyurethane Concrete Lifting Work?

Concrete is one of the most popular building materials in use. We find it in our homes, driveways, sidewalks, patios, and even on the highway. When concrete shifts and sinks, however, it can cause significant problems.

Fortunately, you are not without options, including polyurethane concrete lifting. It uses expanding polyurethane foam to lift the concrete back into position, eliminating tripping hazards and other associated issues.

Learn more : Is DIY Concrete Leveling A Good Idea?

Polyurethane concrete lifting is a relatively simple process but it must be done by a professional for the best results. It involves drilling small, dime-sized holes into the concrete and injecting a two-part mixture under the slab.

Once the polyurethane foam is injected under the concrete, it expands to 30-40 times its original size or more. In doing so, it fills the gaps and pushes against the soil under the concrete to lift the slab into place.

The slab-lifting professional will know exactly how much concrete leveling foam to inject under the concrete and how quickly to inject it. In doing so, it provides the right balance of soil compaction and slab lift to get it back into place perfectly.

After the slab is lifted into place, the holes in the concrete are filled. You are essentially left with a level and flat slab and very little evidence that we were ever there working on it.

A typical polyurethane concrete lifting project takes 1-2 hours and by the time we leave, you can begin walking and/or driving on the slab. The process uses the following steps for success:

Analyze the area to be lifted
Drill 5/8″ hole through the slab
Install polyurethane gun
Begin injecting polyurethane material
Monitor slab movement
Stop injection once recovery has been attained
Remove the gun and port
Grout hole

Polyurethane Foam vs Mudjacking for Concrete Lifting

Up until polyurethane foam was available as a popular concrete lifting option, the industry standard was mudjacking. Some companies will still offer a mudjacking service. Is it better than polyurethane concrete lifting (foamjacking)?

Doing an exact side-by-side comparison of mudjacking and polyurethane concrete lifting is impossible due to factors that change from one job to another. You can get a general idea of the differences by considering the following chart:

One other factor to consider is the precision of the lift. Polyurethane concrete lifting allows for very precise lifts, especially when done by an experienced professional.

Mudjacking can be less accurate due to the slurry that is used. It does allow for some shrinkage and does not always effectively compact the soil under the concrete. The slab may be more likely to drop over time.

Where Can You Use Polyurethane for Concrete Lifting?

Most homeowners are in need of polyurethane concrete lifting for smaller projects, such as uneven sidewalks, patios, and retaining walls. There are also many larger projects that can be accomplished with the use of polyurethane foam.

Any concrete slab that is not significantly cracked and damaged can benefit from polyurethane concrete lifting. Pool decks, garage floors, driveways, cement stairs, and even concrete highways can be lifted with polyurethane foam.

In fact, many municipalities and state regulations require the use of polyurethane for concrete lifting. It allows for the use of the slab within minutes after it has been raised to an appropriate level, something that mudjacking does not offer.

Regardless of whether it is foot traffic on a sidewalk in front of your home or semi-trucks driving over a concrete highway all day, polyurethane has the strength to handle the task.

How Much Does Polyurethane Concrete Lifting Cost?

One of the most common questions we hear is regarding the cost of a polyurethane concrete lift. There are a few different factors that could come into play.

Polyurethane concrete lifting companies may charge by the square foot or they could charge by the amount of polyurethane foam that is used. There may also be a significant gap in what is charged, depending on the area and the condition of the slab being lifted.

One thing that is true of pricing from one concrete slab lift to another is that it is less expensive than tearing out the old slab and pouring a new one. As long as the concrete is not damaged to the point where it can not be lifted, you will save money by choosing polyurethane concrete lifting.

If you still have questions about pricing or anything regarding our concrete lifting process, please fill out the form on our website. One of our specialists will get back to you within 24 hours.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Is Bedrock?

Brian Dalinghaus — Tue, 18 Feb 2020 00:00:00 GMT

If you're a foundation repair enthusiast or Push Pier aficionado, you might have noticed we often mention in our videos that we install to bedrock, but what does that mean exactly?

Soil is comprised of different layers called horizons. Each horizon/layer has its own, unique set of characteristics. Bedrock is at the bottom of 4 horizons.

What Is Bedrock?

Bedrock is a deposit of solid rock that is typically buried beneath soil and other broken or unconsolidated material (regolith). Bedrock is made up of igneous, sedimentary, or metamorphic rock, and it often serves as the parent material (the source of rock and mineral fragments) for regolith and soil. Bedrock is also a source of nitrogen in the earth's nitrogen cycle. A Bedrock deposit that occurs at the earth's surface is called an outcrop.

A soil profile is a vertical cross-section of soil. When exposed, various soil horizons become apparent. Each horizon of soil may be different from the other horizons in chemical makeup.

The differences are developed from the interaction of such soil-forming factors as parent material, slope, native vegetation, weathering, and climate.

0 Horizon (Humus), This is comprised of living and decomposed materials such as leaves, plants, and insects. This layer is usually thin and dark.

A Horizon (Topsoil), This layer is comprised of minerals and decomposed organic matter. Consequently, this layer is full of plant roots due to its nutrient-rich nature.

B Horizon (Subsoil), This layer is typically comprised of clay and mineral deposits and holds significantly fewer organic materials than the layers above it, resulting in a lighter color.

C Horizon (Regolith), This layer is comprised of slightly unbroken rock and holds a small amount of organic material. Plant roots do not go down this deep due to the inherent lack of nutrients.

D Horizon (Bedrock), This layer is comprised of consolidated rock (tight, unbroken, large formations of rock). There is very little organic material and roots do not dig down this deep.

Note, As you can see, the soil layers gain stability as you go down. Bedrock can be anywhere between 7 and 150 feet deep.

Bedrock is perfect for Push Pier and Helical Pier installation to impede foundation settlement.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

What Is A Raised Foundation (Types and Problems)

Brian Dalinghaus — Tue, 28 Jan 2020 00:00:00 GMT

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If your home was built pre 1979 it's more than likely on a raised foundation, whether it be a stemwall, pier and beam, or cripple wall foundation.

Raised foundations were built primarily due to their affordable cost and accessibility .

Raised foundations were considerably less expensive than grading and pouring a concrete pad. In addition, raised foundations proved convenient for installing HVAC systems , water , and gas lines .

Particularly in the San Diego area and beach towns raised foundations are prevalent.

Raised foundations are built from the ground up. First a footing is poured and then a foundation wall is attached. The foundation wall is topped with a sill plate and rim joists. Exterior walls are then attached.

The dirt is then leveled out underneath the home and concrete pads with posts are utilized to support the girder beams. Girder beams are utilized lengthwise and the floor joists crisscross atop the girder beams.

The subfloor is then attached. Subfloors could be hardwood floors or pad and carpeting or even tile, depending on the age of your home.

Raised foundation homes often need to be:

Our foundation inspections, whether they're for a slab on grade foundation or raised foundation, all cover the same ground.

We take measurements of the outside of your home and document any evidence we might find that points to foundation heave or foundation settlement (both of which are caused by expansive soil).

Signs and Symptoms of foundation issues include:

Cracked drywall
Kitchen cabinets/counters separating from walls
Sloping floors (a sense of vertigo)
Sticking doors and windows

The inspection also covers the inside of the home where a manometer reading is performed to determine if the home is settling or heaving. These measurements play a big part in determining maximum practical recovery down the line if a lift is required.

A manometer is a device that measures elevations by measuring vertical pressure from a pair of proprietary fluids sealed in its cord.

The specialist will utilize the Ziplevel/manometer to pinpoint the most level part of your home and set that point as zero (or the base unit).

The specialist then walks around the home and takes a series of measurements which show the areas where the floor may be sagging or bowing. These readings help determine which areas of the home to focus on when entering your crawlspace.

Crawlspaces are an average of 18 inches in height. Not the most fun part of the job, but a necessary part of the inspection.

Crawlspaces can be accessed either from the outside or inside the home depending on how it was built. Some homes have a little opening/door on the outside of the home. Some homes have crawlspace doors in the closet in the master bedroom.

Raised foundations typically are sealed off pretty well from the outside world via screens or doors to keep out critters. However, rodents and reptiles often find their way into crawlspaces to escape the heat.

So, you may want to consider calling in an exterminator if you have rats chewing through your electrical beneath your home.

Check out our case study: Stabilizing A Raised Foundation In San Diego

We don't focus on invasive critters during our inspection. We look at the integrity of the concrete pads and ensure the posts and beams have not deteriorated over the years. We look for moisture, rot, and spalling.

We've seen cracked concrete pads , split wood beams , termite damage , wood rot and missing posts .

We've seen bricks used in place of posts and cinder blocks with wood shims holding up an entire beam. All of these situations can cause a floor to be spongy, bouncy, sloping or bowed.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

CONCRETE COATINGS: EPOXY VS. POLYUREA

Brian Dalinghaus — Wed, 10 Jul 2019 00:00:00 GMT

Here at Dalinghaus, our primary focus is foundation repair via push pier and helical pier systems to combat expansive soil.

Our other repair services also include:

Retaining Wall Installation/Repair
Polyurethane Lifting/Void Fill
And More

We consider our secondary focus education. So, we write a lot of articles, including vs articles, Polyurethane vs Mudjacking (Foam to Cement) and Push Piers vs Helical Piers (Installation to Equipment to Cost).

In short, we are here to educate, even for services we no longer provide, such as Polyurea Concrete Coatings. We have always been at the forefront of new technology and industry standards and our time with Polyurea Concrete Coatings was no exception.

We used to get calls all the time from customers asking for an Epoxy Coating estimate for their driveway. Most of them had seen a photo or video from a complete concrete coating project (on Facebook, Instagram, Youtube, or some form of social media).

Other individuals had seen us out in their neighborhood, beautifying their neighbor's oil-stained driveway or ugly old garage floor.

I remember the starry-eyed people with Handel Messiah's Hallelujah ringing in their ears as they beheld the glory of the finished product, assuming we had just utilized Epoxy Coatings.

And it is right then and there that I would have to break their hearts and tell them that Dalinghaus Foundation Repair does not, will not, and will never install Epoxy Concrete Coatings.

To do so would be blasphemous, sacrilegious, and downright unpatriotic.

We did, however, utilize a product that is almost identical to Epoxy aesthetically, is waterproof, stain-resistant, scratch-resistant, UV-resistant, won't peel or fade, and is 4x stronger than Epoxy. And. That. Product. Is., Polyurea Concrete Coatings.

Now, you might be thinking to yourself, hey man, I don't care what you put on my garage floor. I just want my car to look sexy in there.

That's no problem. Polyurea Concrete Coating can make your garage look cool, Fast and Furious cool. But not just your garage, Polyurea Concrete Coatings can sexify your pool deck, patio, walkways, driveways, and make you the envy of the block.

So, if you're interested in learning a little more about some of the similarities and differences between Epoxy Coatings vs Polyurea Coatings, stick around and dive a little deeper with me.

Epoxy Concrete Coatings Explained

First, let me tell you a little bit about Epoxy Concrete Coatings. Epoxy is a 2 step, thermoset resin (simply put, a resin that cures from a liquid). Epoxy Coatings are usually known for their prevalence in industrial areas, such as warehouses or areas of heavy truck and forklift traffic.

It is a thick resin that cures slowly (typically takes 2-3 days). Environmental factors like moisture, changes in temperature, even sunlight can change the way the Epoxy cures. Those factors just don't affect the curing time but can change the look of the coating.

Some common issues people report with Epoxy are:

Peeling Floors
Moisture Buildup Underneath the Coating
Inconsistent Color
Cloudiness when Epoxy Resin Hardens
Bubbling and Deformities
Dullness after Curing

So How Do Epoxy and Polyurea Compete in a Side-by-side Comparison?

Initially, both products have many similarities. When properly installed, Epoxy looks almost identical to a Polyurea Coating. Both offer multiple finishes, chip, quarts, solid color, metallic, and etcetera.

As I mentioned before, both Epoxy and Polyurea are known for chemical, abrasion, heat, and UV resistance.

Now, an upside to Epoxy is that it can be a more cost-effective solution, in the short term. We believe in our heart of hearts that you get what you pay for.

I say short-term because Epoxy Coatings typically have a short lifespan of 5-10 years. Polyurea Coatings, on the other hand, have an average lifespan of over 15 years.

Really, it's a no-brainer. If you're telling me I have a choice between coating my concrete once in fifteen years vs 3 times, I'm going to choose once every single time.

Now that you know a little more about Epoxy Coatings, let's go over some of the benefits of our Polyurea Concrete Coatings.

Benefits of Polyurea Concrete Coatings

Polyurea is also a 2-step resin, but remarkably superior to Epoxy resin. As mentioned above, Polyurea is 4x stronger than Epoxy.

It is the flexibility of the material that makes it extremely durable and long-lasting. Since the material is flexible, it will not crack or peel.

Polyurea can be applied in extremely hot or extremely cold temperatures, holding up equally well in Arizona or Alaska.

The coatings are chemically resistant to salt, gas, oil, and even harsh chemicals. Polyurea is also more scratch-resistant than Epoxy, making it perfect for pet paws. Polyurea Coatings are also waterproof and a great option for resurfacing slippery walkways or pool decks.

Polyurea comes in a plethora of available colors, textures, and finishes such as chip, quartz, solid color, metallic, and even glitter. Polyurea is UV resistant, so it won't fade or turn a sour, unsightly yellow in the sunlight.

Almost all Polyurea projects can be completed in one day. And one immediate benefit Polyurea has over Epoxy is that Polyurea coatings allow for almost immediate use, there is no need to lose 3 days of your life tiptoeing around, waiting for Epoxy to cure.

Within 24 hours of a Polyurea Concrete Coating, you can walk, drive, hopscotch, or do whatever you want on the coating.

Choose Dalinghaus for Your Repair Needs

As mentioned above we no longer offer this service. We have shifted our attention to other services that better fit our current construction niche. However, we will forever and always sing the praises of Polyurea Concrete Coatings.

If you live in Southern California and this is a service you're interested in (because who wouldn't be), reach out to our friends at Jak Concrete Coatings.

However, for all of your Foundation Repair needs, Dalinghaus has your back.

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.

FOUNDATION REPAIR PROCESS

Brian Dalinghaus — Fri, 19 Oct 2018 00:00:00 GMT

The Foundation Repair Process

If your home is in need of foundation repair, you may wonder what the process consists of. While foundation repairs may seem scary, knowing the foundation repair process can help to ease your nerves. Dalinghaus wants to make sure that you know exactly what you can expect during one of our in-home foundation inspections and foundation repair.

WHAT to EXPECT DURING a FOUNDATION INSPECTION

The first step in foundation repair is scheduling a foundation inspection. Once you have an appointment scheduled, one of our project consultants will come out to your home and evaluate your home. We offer free evaluation for homeowners.

Some common foundation inspection questions include:

Do I have common signs of foundation problems? Customers will typically call us for reasons such as concrete repairing issues, ﬁxing concrete, ﬁxing cracked concrete, foundation settlement. Click HERE for other common foundation problem signs.
How long does the inspection take? A foundation repair can take anywhere from 1 to 2 hours, but may vary depending on your property.
Do I need to be present during the time of my inspection? Our project consultants prefer the homeowner to walk along with them during the inspection. Homeowners can point out areas of concern and ask any questions as the consultant inspects the property.

Check out our post: Foundation Repair Methods

WHAT to EXPECT DURING FOUNDATION REPAIR

After your foundation inspection is over, it is time to fix the problem. The experts at Dalinghaus Foundation Repair will stabilize and lift your home's foundation. Making sure that your home is strong and stable is extremely important to us. Our experts have years of experience and knowledge. You can be confident in our ability to complete your project right the first time and repair your foundation.

STEPS for LIFTING a HOME WITH PUSH PIERS

Cut concrete and excavate pier locations.
Prepare footing for pier bracket attachment.
Anchor pier bracket to exposed footing.
Install hydraulics and prepare to drive piers
Drive galvanized steel piers to load bearing stratum or bedrock.
Attach hydraulics to each of the pier locations and prepare for lift.
Lift the home's foundation off the steel push piers.

Dalinghaus Is Here to Help

Foundation repairs aren't scary, if you understand them! Educational tools, videos, and articles to simplify the foundation repair mystery. If you want to learn more about Foundation Repair and get a free evaluation, contact Dalinghaus today! We will be happy to answer any questions that you have or provide you with more information. We look forward to hearing from you!

Schedule a Free Evaluation

Foundation movement is easier to judge in person than from a photo. Schedule a free evaluation and a Dalinghaus specialist will walk the property with you and explain what the evidence shows.