Foundation repair is no small thing. In Texas, it’s unfortunately very common. It’s usually also very pricey. Imagine paying for major surgery … on your house! Luckily, you can learn from my experiences with these 7 vital foundation repair tips you need to know before you start a repair job.
This past summer, we broke down and decided to pay to have our faulty foundation repaired. There are a lot of things we didn’t know. We would have made some different budgetary choices if we had known then what we know now.
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1. Who Will Do Your Foundation Repair?
When we started researching foundation repair tips, we brought in three different companies. Of course, we received a different estimate from each one.
To help us make an informed choice, an independent engineer assessed our foundation. They aren’t looking to actually do the work, so there’s no monetary incentive for them to add extras to the job. An independent engineer is more likely to give a fair assessment of your situation.
We found that the major foundation repair companies were not always the best way to go. Yes, they would come with warranties. That’s very important to consider if you hope to sell the home in the future. However, their estimate was exponentially higher than everyone else’s. They also wanted to put in so many structures that it seemed downright suspicious.
We also brought in a couple of local businesses to assess our home. In our experience, they were very thorough and knowledgeable. They even seemed to want to help us save money.
Then, we compared the company’s estimates to the independent engineer’s assessment of the necessary foundation repair work.
To make our decision, we considered three factors. First, which company could actually do all the work we needed. Next, which company gave us an estimate that lined up with our engineer assessment. Finally, we considered the costs of each company.
Ultimately, we found a local company who could install the new piers AND adjust the previous installations. The price wasn’t bad, either
2. Foundation Repair Causes Plumbing Problems
3. Foundation Repair Can Cause Drywall Damage
4. Your Floors Will Shift, Too!
5. You Might Have More Rats and Pest Problems
6. You Might Not Have To Leave Your Home During The Work
7. The Work Might Not Be Done Once The Foundation Repair Is Finished
Budget For More Damage Than You Think!
Shifting your home around will definitely cause some damage after foundation repair. You’ll have some things to fix! When budgeting and planning for foundation repair, keep these things in mind!
- Drywall repair – cracking, bulging, separation, chipped paint, and bunching may happen to your walls. Plan to wait a couple months before you patch any damage or replace drywall.
- Flooring repair – You may see cracking or bulging in your flooring. The company may even have to cut through your floor to have internal piers placed. If this happens, you MUST wait a few days for new concrete to cure before replacing flooring!
- Adjust doors and windows – These may need adjustments in order to open and close correctly after foundation repair, especially if they were installed while the foundation had problems.
- Refilling dirt around the perimeter of your home – Your foundation repair company will refill the holes they dig, but dirt tends to settle. You may need to add fill dirt in a few weeks to prevent sunken spots in the soil around your home.
- Check your plumbing – Foundation repair and plumbing leaks are fast friends. One often follows the other. Be sure to have your plumbing checked before AND after you have foundation work completed. Don’t forget to check the shut off valves of your sinks and toilets, too.
- Unanticipated Issues – Sadly, foundation issues don’t always just stay foundation issues. Sometimes, you find other problems you couldn’t have imagined. For instance, when we had our foundation repaired, we discovered water had been leaking under our flooring for years! We budgeted for the repair but not for the industrial dehumidifier, plumbers, new tub and tile work, floor scrubbers, and two additional weeks in a hotel.
How To Prevent More Foundation Issues
Now, the work’s not done once the contractors leave! Once your foundation is repaired, keep these tips in mind. Then, you won’t have to do the work again in a few years.
- Complete the job – This isn’t the time to only do part of the job. We had to have our foundation redone because only about 1/3 of the necessary work was finished by the previous owner. By the time we started repairs, we needed 12 piers added and 18 adjustments. Don’t cut corners!
- Establish watering lines around your foundation – Many times, the problem with your foundation is actually the soil. The ground around your home expands and contracts through wet and dry seasons. All that movement causes stress on your foundation. The stress causes cracking and movement. Watering your foundation during the dry season can help minimize shifting by keeping soil conditions more consistent.
- Have the grading of your yard assessed – If water is collecting around your foundation, this can continue to create issues. When you have foundation problems, it’s a good idea to assess your grading. Then, you can make sure to direct excess water away from your home.
- Keep an eye out – After foundation repair, if something doesn’t seem right in your home, address it sooner rather than later. Don’t let small problems become huge catastrophes!
Tell Us About Your Experience
Now, I’m not a contractor. Just a regular person who bought a dumpy house. I’m not saying that these things will happen to you. Or even that these are the only problems you might face!
These are simply the vital pieces of info we learned along the way. If I’ve forgotten something that’s really important, tell us about it in the comments! It just might help someone else.
While you’re at it, don’t forget to share this post on your favorite social media, follow us, and subscribe to our newsletter.
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I appreciate that you share about addressing if there’s any problem after foundation repair sooner rather than later. I have seen cracks on the foundation of my house and I am scared if it might get worse. I would think hiring a reliable foundation service company would be a great move to solve the problem and I will keep in mind to be aware of any other problems after the repairing work is done.
It can definitely be a scary experience. I’m glad you found value in my article! I agree, a reliable professional is a must after foundation repair.