Foundation Repair in Dallas Texas

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.

Foundation Repair in Dallas

Dallas and its surrounding area are mostly flat; the city itself lies at elevations ranging from 450 to 550 feet (137 to 168 m). The western edge of the Austin Chalk Formation, a limestone escarpment (also known as the "White Rock Escarpment"), rises 230 feet (70 m) and runs roughly north-south through Dallas County. South of the Trinity River, the uplift is particularly noticeable in the neighborhoods of Oak Cliff and the adjacent cities of Cockrell Hill, Cedar Hill, Mesquite, Grand Prairie, and Irving. Marked variations in terrain are also found in cities immediately to the west in Tarrant County surrounding Fort Worth, as well as along Turtle Creek north of Downtown. The one thing these areas all have in common is the presence of a high clay content in the soil. This is common for most of North Texas. As clay dries out it shrinks and contracts allowing piers to twist and sink downward. Concrete slab foundations move with the soil as well but these foundations were designed to float on top of the soil. With proper maintenance and good design these foundations can withstand some soil movement. But foundations with poor design and inadequate support will fail. Other causes of foundation failure include improper drainage, trees roots and improper maintenance. Foundation Repair in Dallas Texas creates challenges for the repair contractor. It's important you get an experienced company with experienced crews. So if your home has any signs of a foundation problem such as cracks around windows or doors, cracking in the brick or hard floor surfaces or doors that stick open or shut please contact us for a free foundation inspection. We are one of the premier foundation repair companies in Dallas. We offer a full range of services to both residential and commercial clients. Our services include new pier installation, pier and beam shimming and adjusting, mudjacking, drainage correction, root barriers and even masonry repairs. We offer our clients the most economical repair solutions possible. If a repair has anything to do with your home or your rental property's foundation we can fix it. We specialize in pier & beam repairs and we are considered one of the best companies for this type of repair in the entire Dallas Fort Worth area. Please visit our services offered page for more information on the various pier types and their applications. You may schedule a inspection online or just contact us at the number below.

Common Foundation Problems in the DFW Metrolplex

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.

Cost of Foundation Repair in the Dallas and Fort Worth Area

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 E-mail Us to schedule a on-site inspection.