Dallas Fort Worth Foundation Repair

Texas is notorious for shifting soils and the City  Arlington has areas with a high clay content. Clay expands when wet and will shrink when dry so keeping your foundation watered is very important to prevent foundation damage. We have repaired numerous concrete slabs in South Arlington and the depth we push piers varies from 8 feet down to as deeper than 20 feet. If you see cracking in your exterior brick or under the eaves, cracks in tile floors or any cracking in the sheet rock it would be wise to have a foundation inspection performed by a foundation company.  

We offer FREE INSPECTIONS and we will give you a written report with the floor elevations which will show any upward or downward deflection. Call us if you are experiencing any of the above items please.

REASONS FOR FOUNDATION ISSUES IN ARLINGTON

• Expansive Clay Soil: The Arlington 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 USED IN ARLINGTON

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 area 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 are considered more durable and can be driven to greater depths. Steel Piers in Dallas and Fort Worth are needed if depths to bedrock exceed 20 feet.

• Hybrid Piers: Our Hybrid Piers combine 3 sections of interlocking steel pipe with a steel penetrator tip which locks into the bedrock. The steel pier sections are connected with a steel transition plate to (holed) concrete piers which are driven downward with a steel rod inserted in the center of the piers. This steel rod helps to align and holds the pressed concrete piers together and protects against shearing. This hybrid pier can be driven deeper like steel piers but with the durability of concrete piers and delivered at a cost effective price. 

• 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.

• Slab-jacking (Mud-jacking): This involves pumping a grout mixture under the concrete slab to lift and level it.

AVERAGE COST OF FOUNDATION REPAIRS IN ARLINGTON

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
• Slab-jacking/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 E-Mail us to schedule a on-site inspection.

Dallas Fort Worth Foundation Repair offers the following services: 

• Block and Base Installations and Alignment
• Concrete Flat Work Repair and Leveling
• Concrete Pad Installations
• Concrete Pouring
• Concrete Slab Foundation Leveling
• Connect Rain Gutters to Existing Drainage System
• Commercial Foundation Inspections
• Crawl Space Drainage Systems
• Crawl Space Encapsulation
• Crawl Space Ventilation
• Direct Drain Installations
• Drainage Inspections
• Drilled Pier Installations
• Driveway Leveling
• Foundation Crack Repairs
• French Drain Installations
• Helical Pier Installations
• Hybrid Pier Installations
• Lumber Removal and Replacement (Beams, Sill plate, Joists, Sub-floor, Wood Supports)
• Mailbox Leveling and Straightening
• Monument Sign Leveling (Commercial)
• Mortar Touch Up
• Mud-Jacking
• Beam Leveling
• Pier and Beam Additions (Piers, beams, sill plate, block/base, floor joists and sub-floor)
• Poured Concrete Piers - (Foundations with Wood Perimeter Beams)
• Pressed Concrete Pier Installations
• Re-grading of Drainage Swales
• Residential Foundation Evaluations
• Shimming and Adjustments
• Steel Pier Foundation Repairs
• Sump Pump Installation for Drainage Systems
• Tunneling
• Wing Wall Repairs and Leveling

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