Dallas Fort Worth Foundation Repair

 Dallas Fort Worth Foundation Repair is a full service foundation repair company in Dallas that provides foundation repair and drainage repair services for residential and commercial property owners in the Dallas and Fort Worth area. We offer property owners the most economical repair solutions for their foundation repair  and drainage repair projects. We specialize in repairing post-tension concrete slab foundations and we are considered the best foundation company in Dallas for Pier and Beam Foundation Repairs. Dallas Fort Worth Foundation Repair has performed repairs in all the historic districts in Dallas and our management team and crews have a vast amount of experience working on the older pier and beam style homes built over 100 years ago. Foundation designs in Dallas have evolved over time from using wood stumps for piers or supports to engineered post-tension concrete slab foundations that float on top of the clay soil. Dallas Fort Worth Foundation Repair is familiar with the volatile soils in the Dallas-Fort Worth area. We have been the trusted foundation repair company for local Dallas and Fort Worth area property owners for over 20 years repairing all types of residential and commercial foundations in the Dallas and Fort Worth area. If you are experiencing any signs of foundation movement or settling please contact us for a free foundation evaluation or drainage inspection. We are the local foundation repair experts when it comes to repairing foundations in the Dallas Fort Worth area. Our concrete foundation repairs using hydraulically pressed concrete piers or steel piers come with a Lifetime, Fully Transferable Warranty and we offer a Ten Year Fully Transferable Warranty on Drilled Concrete Piers and all Pier and Beam Repairs.  Our office is located in Dallas County at 2340 East Trinity Mills Road, Suite 300, Carrollton Texas 75006. You can reach us by phone at 972.961.4100 or by email to schedule a free foundation evaluation or drainage inspection. 

THE FOUNDATION REPAIR PROCESS IN DALLAS AND FORT WORTH

Most of our projects start with a phone or a website inquiry.  We offer free foundation evaluation's for all property owners with residential foundations or commercial foundations who are having foundation settlement or upheaval issues. During this initial visit we use a state of the art measuring device called a Zip Level that uses atmospheric pressure to measure and record your current  floor elevation readings to give us insight on where the foundation is moving and how much deflection the foundation has.  This device is accurate to 0.05 inches. With the use of the Zip Level we are able to quickly detect exactly where your foundation has dropped downward or heaved upward. This information is then forwarded to our structural design team and a repair is designed on CAD and reviewed and approved by management. We then send a written estimate & cad designed repair by email to the customer. Prior to the start of any repairs our repair design is reviewed by an independent engineer and any modifications the engineer recommends are implemented and added into our repair design. During the initial visit we will check your property to confirm the storm water is draining correctly away from your foundation. If we find any incorrect drainage we will recommend ways to correct the drainage and divert water away from your foundation. Sometimes it is something as little as removing flower beds that are obstructing the drainage, adding gutters with downspouts, or in some instances installing drains with collection boxes to divert excess rainwater away from your homes foundation preventing further damage. In extreme cases it might be necessary to regrade your yard and install french drains or a direct drainage system. 

Any necessary drainage repairs will be added to the estimate as it is very important to fix the cause of your foundation problem while repairing the damaged foundation and returning it to it's original level state. Once this is completed we have masonry crews that will repair any cracks in the mortar that was damaged by the shifting of the homes foundation. Our crews complete most foundation repair projects in less than three days. If you are a property owner in the Dallas or Fort Worth area who is experiencing foundation movement and settlement please contact us for a free, no obligation foundation inspection. 

THE REASONS FOR FOUNDATION ISSUES IN THE DALLAS FORT WORTH METROPLEX

• Expansive Clay Soil: The DFW area area is known for its expansive clay soil (Blackland Prairie). This type of soil significantly changes volume with moisture content. During wet periods, it swells, and during dry periods, it shrinks. This constant movement puts a lot of stress on foundations, leading to cracks, shifting, and other problems.

• Drainage Issues: Poor drainage around your home's foundation can exacerbate soil movement. When water pools near the foundation, the soil becomes oversaturated and expands. Conversely, if water drains away too quickly, the soil can dry out and contract rapidly. Issues like improper grading, clogged gutters, and short downspouts contribute to this.

• Plumbing Leaks: Leaks in underground plumbing can saturate the soil beneath the foundation, causing it to shift and potentially leading to foundation damage.

• Tree Roots: Large tree roots growing near your foundation can extract moisture from the soil, causing it to shrink. They can also physically push against the foundation as they grow.

• Poor Soil Compaction: If the soil wasn't properly compacted during the construction of your home, the foundation can settle unevenly over time.

• Poor Construction Practices: Inadequate site preparation or the use of subpar materials during construction can also compromise the foundation's integrity.

COMMON SIGNS OF FOUNDATION PROBLEMS

• Cracks: These can appear in drywall (walls, ceilings, floors), exterior brick, concrete foundation, and even the chimney. Look for horizontal, vertical, or stair-step cracks. 

• Sticking Doors and Windows: If doors and windows become difficult to open or close, or if you notice gaps around the frames, it could indicate foundation movement.

• Uneven or Sloping Floors: Floors that feel bouncy, sag towards the center of the house, or are noticeably uneven can be a sign of foundation issues.

• Gaps Around Doors and Window Frames: Visible gaps between the frame and the wall can indicate shifting.

• Bowing Walls: Walls that are visibly leaning inward or outward are a serious sign of foundation problems.

• Cracked Tiles: Misaligned or cracked floor or backsplash tiles can be a symptom of foundation movement.

• Water Pooling Near the Foundation: This indicates drainage problems that can contribute to foundation issues.

• Damp Crawl Space or Basement: Excessive moisture can lead to wood rot and other structural problems.

FOUNDATION REPAIR METHODS IN DALLAS AND FORT WORTH

The best repair method will depend on the specific issues affecting your foundation. Some common repair techniques include:

• Pressed Concrete Piers: Concrete cylinders are hydraulically pushed into the ground to stabilize the foundation. In the Dallas and Fort Worth concrete pressed piers are one of the most affordable and reliable methods used to stabilize foundation movement.
• Steel Piers: Similar to concrete piers but made of steel, often considered more durable. Steel Piers in Dallas and Fort Worth are needed if depths to bedrock exceed 20 feet.
• Drilled - Poured Concrete Piers:  Drilled piers are used when structures are not heavy enough to use a pressed pier. Some foundations with wood facades require drilled piers.
• Helical Piers: Helical piers with screw-like anchors are drilled deep into stable soil to provide support.
• Pier and Beam Repair: For Pier and Beam Foundations, repairs might involve replacing damaged wood, adding or adjusting shims, or installing additional piers for support.
• Drainage Correction: Installing French Drains, surface drains, and improving grading to direct water away from the foundation.
• Root Barriers: Installing Root Barriers to prevent tree roots from encroaching on the foundation.
• Slabjacking (Mudjacking): This involves pumping a grout mixture under the concrete slab to lift and level it.

COST OF FOUNDATION REPAIR IN DALLAS AND FORT WORTH

The cost of foundation repair can vary significantly depending on several factors, including:

• Type of Foundation: Slab foundations and pier and beam foundations have different repair needs and costs.
• Extent of the Damage: More severe problems will require more extensive and costly repairs.
• Type of Foundation: Slab foundations and pier and beam foundations have different repair needs and costs.
• Repair Method Used: Different repair techniques have varying costs for materials and labor. For example, installing steel piers is generally more expensive than installing concrete pressed piers.
• Number of Piers Required: If underpinning is necessary, the number of piers needed will impact the price.
• Accessibility: If the work area is difficult to access, it can increase labor costs.
• Size of the Foundation: Larger foundations generally require more materials and labor.

General Cost Estimates (Keep in mind these are broad ranges):

• Minor Repairs (e.g., crack sealing): $500 - $2,500
• Pier Installation (Concrete or Steel): $300 - $600+ per pier (total project cost can range from $2,000 to $25,000 or more depending on the number of piers and other factors).
• Pier and Beam Repair (Total Shim): Around $2,000, but can increase with pier and wood replacement.
• Drainage Correction: $1,100 - $5,500
• Slabjacking/Polyurethane Injection: $2,500 - $8,500
• Plumbing Leaks: A single leak can run $1700-$2500 and a sewer re-pipe can run between $14,000-$25,000 plus. 

It's crucial to get a thorough evaluation and a detailed quote from a reputable foundation repair company  to understand the specific costs for your situation. Don't hesitate to ask questions about the proposed repair plan and the warranty offered.

For a Free Foundation or Drainage Evaluation please contact  Dallas Fort Worth Foundation Repair at  972-961-4100  or email us to schedule a on-site inspection.

Dallas Fort Worth Foundation Repair is an Approved and Verified Foundation Repair Contractor

Dallas Fort Worth Foundation Repair

2340 East Trinity Mills Road

Suite 300

Carrollton, TX 75006

972-961-4100 Office 

Info@DallasFortWorthFoundationRepair.com