Buying A House with Foundation Problems

Last month we discussed selling a house with foundation issues.  In this article, we’ll discuss things you should consider before buying a house with foundation problems.

For starters, you need to be aware that buying a home is an emotional experience – both good and bad.  The excitement of finding the perfect home can make you too eager to make an offer.  By the same token, drawbacks (like foundation problems) can create unwarranted fear that can ultimately cause you to miss out on a good deal.  The solution for both situations is to gather the information you need to make a wise decision.

Identifying foundation problems

Small cracks in the walls, flooring and foundation aren’t definitive signs of a faulty foundation.  Almost all homes develop small cracks in the walls and masonry within the first two to three years of being built.

On the other hand, larger cracks and particular types of cracks can be signs of foundation problems.  The trick is to know what to look for.  In most cases, hairline cracks in the walls and masonry are the result of normal stressing and are nothing to worry about.  Horizontal and “stairstep” cracks that are opening up are frequently, but not always, the result of foundation problems.

As you do your walk-through of the home you should be on the lookout for any cracks, large or small, and any attempts to conceal them.  You should also take notice of any doors and windows that stick or won’t open or close easily.  Keep in mind that doors and windows often become hard to open and close when the ambient humidity is high.  Here in the Dallas/Fort Worth area this usually means the late spring through early fall.

Don’t be afraid to ask questions

A seller who knowingly places a home with foundation problems on the market without disclosing them is asking for trouble – even costly litigation.  However, sellers do sometimes put homes with suspected foundation issues up for sale.   Don’t be afraid to ask the seller or their representative if there are any known foundation issues or if they’ve had foundation work done in the past.  Most sellers will be forthright with their answers.

Hire a professional foundation repair contractor

The only way to know for sure if the home you’re considering buying has foundation problems is by having it inspected by a reputable foundation repair company.  If the seller doesn’t think problems exist, they’re not likely to agree to pay for an inspection, so you need to be prepared to pay for it yourself.

Obviously, this isn’t something you’d want to do unless you’re serious about making an offer.  Getting a clean bill of health from a professional will be worth the cost of the inspection.  And if problems are discovered, they can be used as a negotiating tool to get a lower price on the home.  At this point, the seller will likely be more motivated to sell at a lower price.  Homes with foundation problems typically sell for around 20% below the fair market value of comparable homes without foundation problems.  But the average foundation repair is only about 10% of the home’s value, so in the end, you’ll come out ahead.

If you know or suspect that a home you’re considering buying has foundation problems, give Atlas Foundation Company a call at 817-478-1181.  We’ve been serving the foundation repair needs of homeowners in the Greater Fort Worth area since 1958 and we stand behind our work with a Free Limited Lifetime Warranty.

Check out our foundation repair blog or FAQ page for more answers to common foundation repair questions.

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Pier and Beam Foundations – Pros and Cons

The move from pier and beam foundations to slab on grade foundations began during the post-World War II era to meet the increasing demand for new, affordable housing. But there are still plenty of older homes in the Greater Fort Worth area that were constructed using the pier and beam method.

Pier and beam slabs consist of brick, stone or concrete piers and wooden beams that support the weight of the home.  Unlike slab foundations which sit directly on the ground, pier and beam foundations are elevated, usually about 24” off of the ground.

Pier and Beam Foundation – Pros

Because they are elevated, homes built on pier and beam foundations are less prone to flooding than those built on slab foundations.

Pier and beam construction also provides easier access to plumbing and electrical lines which are located in the crawlspace beneath the home.  Plumbing and some electrical lines are set in the concrete in slab construction which makes them less accessible in the event repairs or modifications are required.

Depending on the location and extent of damages, pier and beam foundations can be easier and less costly to repair than slab foundations.

Finally, homes built on pier and beam foundations can be relocated if necessary.

Pier and Beam Foundations – Cons

Crawlspaces are prone to infestation by insects and vermin which can carry diseases and cause damage to wiring and structural members including the beams.  Larger pests can be kept out of the crawlspace by placing lattice or hardware cloth over the access openings.  If the access opening extends to ground level, be sure to bury the lattice or construction cloth a few inches into the dirt to thwart animals that dig.

Flooring in homes built on pier and beam foundations has less support than floors sitting on a concrete slab, so squeaking and creaking floorboards are not uncommon.  In most cases, these noises can be silenced by positioning shims between the floor joists and floorboards.

Another potential drawback of pier and beam foundations is their susceptibility to dampness.  As with all foundations, the ground surrounding a pier and beam foundation should slop down and away from the foundation.  In some cases, it may be necessary to install a French drain or swale to evacuate water from the foundation perimeter.  Click the following link to learn more about foundation drainage.

Finally, flooring of homes built using the pier and beam method tend to be colder in the winter months because of the air exchange that occurs in the crawlspace.  While many pier and beam homes have subflooring, which provides an additional layer between the air in the crawlspace and the walking surfaces, it’s not uncommon to find flooring laid directly on the flooring joists.

For expert pier and beam foundation repairs in the Greater Fort Worth area, call Atlas Foundation Company at 817-478-1181.  We’re a family owned and operated foundation repair company and have been serving the foundation repair needs of homeowners in Tarrant County since 1958.

Check out our blog or foundation repair FAQ page for more answers to common questions.

Foundation Cracks – What You Need to Know

Common Types of Foundation Cracks

Finding a crack in your home’s foundation can be scary. But, contrary to what many people think, not all cracks are the same.  The location, depth and direction can tell you a lot about the severity of foundation cracks.

Here is a brief overview of the most common foundation cracks found by homeowners in the greater Fort Worth area.

Vertical Cracks

This is the most common and usually the least serious type of crack.  They include true vertical cracks and cracks that run slightly diagonally (less than about 30 degrees from straight up and down). In most cases, they are caused by normal settling and are not an indication of structural issues.  Vertical cracks are usually easy and inexpensive to seal.  In most cases, this can be accomplished by injecting an epoxy or urethane sealer into the crack.

Diagonal Cracks

Cracks that run diagonally, between 30 to 70 degrees are also fairly common.  Diagonal cracks often appear as hairline fissures at one end and widen as they near the opposite end. In most cases, diagonal cracks are the result of differential settling of the structure which occurs when the soil the foundation sits on expands and contracts due to changes in moisture and temperature.

Repairing diagonal cracks can be more costly than repairing superficial vertical cracks because you must address their cause to prevent them from reappearing.  In some cases, the solution can be as simple as installing rain gutters or grading the ground around the affected area to keep water from pooling around the affected section of the foundation.

Horizontal Cracks

Cracks that run horizontally are typically the most serious type of cracks. Horizontal cracks are sometimes found in poured concrete foundations, but concrete block and brick foundations are more susceptible to this type of crack.  These are usually the most serious type of crack as they often indicate significant damage to the home’s structural integrity.  They can be caused by a number of factors including hydrostatic pressure that can cause sub-grade walls to bow and eventually fail.  The good news is that these types of cracks are typically found in homes with basements, which are fairly uncommon here in the Fort Worth area.

If you’re seeing diagonal or horizontal cracks in your home’s walls, it’s a good idea to have them inspected by a reliable foundation contractor.  Here at Atlas Foundation Company, we’ve been providing reliable, affordable foundation repairs to homeowners throughout the greater Fort Worth area since for 60 years and we stand behind our work with a Limited Lifetime Warranty.  Call us today at 817-478-1181 to schedule a no-cost estimate.

A French Drain Can Reduce Property Drainage Issues

Pour a cup of café au lait, take a bite of a croissant, and enjoy a little lesson about how French drains can divert water problems on your property. Actually, you don’t need to be fluent in French to learn about French drains; they were created right here in the USA. The French drain was invented by Henry Flagg French in the 1800s for use on farms in Concord, Massachusetts, and are still used today.

What is a French Drain?

A French drain consists of gravel, landscaping fabric, sand and a perforated pipe. Simply, the pipe is buried in a trench in the ground surrounded by gravel and landscaping fabric to keep dirt and weeds out. Soil would get into the perforations and clog the holes, keeping water from flowing into the drain. The pipe is placed on a gentle grade, allowing water that enters the pipe in to flow away from your foundation to a designated safe exit away from your house and neighbors.

How Does a French Drain Help?

Too much standing water near your foundation can cause problems. Extra water causes the soil around your foundation to expand and contract unpredictably. This places stress on your foundation. Installing a French drain to keep excess water away from your house will help prevent foundation issues including heaving and settling. We don’t have a lot of basements in the DFW area, but French drains are also used to prevent water from getting into basements. You also might find a French drain helpful for water management if you have or are planning to build a retaining wall.

When installed correctly by the qualified professionals at Atlas Foundation Company in Fort Worth, French drains can last a long time. There no moving parts, so they seldom break nor need repairs. Our experts will identify if a shallow French drain is sufficient, or if one buried much deeper into the ground is required to fix your water problem. We will also map out the best route for the water to drain so that neither your house—nor your neighbors’ houses—are affected by the water flow. We will not affect any other existing pipes and structures. Some weekend warriors may opt to try building a French drain on their own. If you only need a shallow drain, and you aren’t worried about hitting a gas pipe, you can give it a try.  But for safety and security, it’s a wise idea to trust your French drain project with a qualified foundation repair company, contractor, or plumber.

Costs for a French drain will depend on how long the drain is, how deep in the ground the drain needs to be, and if there are any obstacles in the proposed path of the drain. The deeper the trench, the more expensive installation will be. Also, costs will increase if any additional landscaping is required once the drain is complete.

Local Experts to Help with Water Drainage

You can trust Atlas Foundation Company with your water drainage and foundation issues. Experts in the field, the friendly staff will find the best solution to maintain your home’s foundation. If you have excess water near your home and think a French drain may benefit your foundation, contact us at 817-478-1181 to schedule a no-cost estimate. Atlas Foundation Company has been serving the Greater Fort Worth Area since 1958.

6 Ways to Prevent Foundation Problems

While a strong family bond gives a home and those living inside a strong support foundation, it is also important to take care of the physical foundation of your home. Foundation settlement and cracking can cause structural damage to your home. Repairs can run several thousands of dollars. However, being proactive can help keep foundation issues from occurring, or at least keep damage to a minimum. Here are some tips to prevent foundation problems.

Water Management to Prevent Foundation Problems

It is important to keep the soil around your foundation moist. If the soil gets too dry, it can shrink and cause your foundation to become unstable and crack. Water the perimeter of your foundation using a soaker hose, or specially designed irrigation/sprinkle system, especially during the drier months. However, it is important to keep excess amounts of water from sitting around your foundation. This causes the opposite problem; with too much moisture the ground expands and puts pressure on the foundation. Don’t water too much, and don’t allow extra water to pool near your foundation in order to prevent foundation problems. Maintaining a consistent moisture level around your foundation consistent will prevent excessive shrinking and expanding.

Drainage

As mentioned above, too much water near your foundation can cause foundation problems. Prevent foundation problems by ensuring that water drains away from your house. Installing gutters, French drains, and other drain spouts can help prevent foundation problems.

Grading to Prevent Foundation Problems

The ground surrounding your foundation should be graded away from your home. That way, water does not build up right against your foundation and drains away.

Plant Wisely

Trees and shrubs planted too closely to your foundation can affect the moisture levels. The plants may fight the foundation for any present water. Also, by keeping strong roots away from the foundation, you will help prevent foundation problems from happening. As a general rule of a green thumb, don’t plant trees and large shrubs within two feet of your foundation.

Know Your Foundation

Be observant. If you see any small, visible cracks, get them fixed before they get bigger and cause bigger foundation problems. Also, if a small crack returns after being repaired, it may be a sign of a larger issue.

Fix Plumbing Issues Promptly to Prevent Foundation Problems

Many plumbing systems are placed directly under foundations. If you notice any plumbing issues, have them fixed quickly before they grow into larger problems. For added security, you can have your plumbing and sprinkler systems inspected by a reputable company such as Atlas Foundation every two years for leaks.

Every Home Needs a Strong Foundation

A little prevention now will help save you from costly foundation problems later. If you suspect you have foundation problems like cracks or movement, you can trust Atlas Foundation Company for expert repairs and advice. In business for over 50 years, Atlas Foundation is a top provider of foundation repair in the Greater Fort Worth area. Our friendly and knowledgeable crews will provide the high-quality repairs you need. Contact us at 817-478-1181 to schedule a no-cost estimate.

Foundation Cracks: How Serious Is It?

Have you noticed foundation cracks in your home? Are you concerned that your foundation will need expensive, time-consuming repairs? Not necessarily! This article will explain when cracks in the foundation of your home are of little concern, and when it is time to call in the professionals to protect the structure of your biggest investment.

Why Find Foundation Cracks?

• Weather changes and temperature extremes
• Poor engineering with too little reinforcement or structure for the weight of the house (This would include if you added a second story to your home)
• Soil not compacted properly
• Drainage issues and plumbing leaks
• Soil type: Clay soils are infamous for causing foundation cracks
• House settlement
• Tree roots causing soil changes

As a responsible homeowner, it is important to periodically examine your foundation for cracks and other warning signs of foundation problems. However, not all cracks indicate the need to get foundation repairs. If you are unsure of what to look for, here are some tips and which cracks are more serious than normal “wear and tear”. You can also call a qualified professional like the experts at Atlas Foundation Repair to inspect your home for cracks in the foundation and other telltale signs of issues.

Vertical Foundation Cracks

These are the least severe. Vertical cracks in the foundation will go straight up and down, or at a < 30 degree angle. They are the most common type of crack you will find. They are usually caused by the foundation settling, and may be visible in new construction, especially in the first couple of years. Vertical cracks in your walls and foundation are the easiest and least expensive to fix.

Diagonal Foundation Cracks

These travel at a 30-70 degree angle. Diagonal cracks can be hairline thin, or be wider at one end. They are caused by the uneven settling of a home, when one side of the foundation settles a little lower than the other. Diagonal cracks in the foundation may be pricier to fix, and the cause of the differential settling needs to be diagnosed and addressed.

Horizontal Foundation Cracks

These are the most concerning and can indicate severe damage to your home’s foundation and structure. There are numerous possible causes, including soil pressure and an excess of moisture. If you see horizontal cracks in the foundation, it is important to call Atlas Foundation Repair to repair the damage and prevent additional damage from happening.

Other Warning Signs of Foundation Problems:

• Is your chimney leaning away from the house?
• Are any of the main walls leaning?
• Are there cracks in the walls and ceilings?
• Are the floors not level or creaking?
• Are there cracks in the garage or slab?
• Are there loose tiles?
• Are doors and windows sticking or not closing correctly?
• Are there gaps and cracks near the doors and windows?
• Are there cracks in your home’s exterior? In the stucco or bricks?
• Does the roof look wonky and uneven?

The appropriate fix for foundation cracks will depend on which of the above indicators you observe. Floor issues may dictate a different set of fixes than wall cracks. Unless you are a DIY foundation expert, it is best to trust a professional foundation repair company, such as Atlas Foundation Repair, to plan and execute the best and most affordable repairs for your home.

Maintenance

You may not be able to prevent foundation cracks from ever happening, but some prevention and maintenance will go a long way.

• Check for leaks in and around your home
• Keep temperatures in your home consistent
• Keep soil below the top of your slab
• Keep trees a good distance away from your foundation
• Provide adequate drainage away from the house
• Maintain moisture levels around your foundation

Do Not Ignore Foundation Cracks

Finding cracks in the foundation of your home can be scary, but is not a reason to panic. Many cracks are from normal settling of our new or aging houses. However, it is important not to ignore any cracks and inspect your home regularly for the warning signs of foundation problems and potential repair needs. Then, call a foundation expert to evaluate and execute the required repairs.

If you find foundation cracks in your home, Atlas Foundation Repair can help. Serving the Fort Worth and the surrounding areas for over 50 years, customers can trust Atlas Foundation Repair to oversee their entire project from start to finish. Contact us at 817-478-1181 to schedule a no-cost estimate.

Concrete Pilings vs. Steel Pilings for Foundation Repairs

Concrete Pilings and Steel Pilings for Foundation Repairs: What Is the Difference?

Concrete pilings or steel pilings? If your home needs , it is likely that you have already heard these terms. A trusted foundation repair company like Atlas Foundation Company in Fort Worth will be able to explain the difference and recommend the best material for your individual home’s needs. But it never hurts to have some knowledge going into the inspection. Both concrete and steel are good, solid options for giving strength and structure to your foundation. Here’s what you need to know about concrete pilings vs. steel pilings.

Atlas Foundation Company Installs Concrete Pilings and Steel Pilings. Call us at 817-478-1181.

Both types of pilings, concrete and steel, give your foundation stability and support, preventing and minimizing additional sinking and movement. Vertical pillars of either material are driven into the soil, providing a firm base when the soil cannot support the foundation. The pillars, or pilings, help transfer the weight of the foundation to rock and gravel several feet below the soil. Both concrete and steel are designed to withstand moisture and erosion, but also addressing any drainage issues is an important part to your foundation repair and maintenance. Both materials are installed in similar ways, using a hydraulic jack, and take about the same amount of time.

Concrete Pilings Facts

• Concrete pilings are significantly less expensive than steel. The equipment to install them is also less expensive. This is definitely a factor if you are not staying in your home for a long time.
• Concrete cannot go as deeply into the soil as steel (12-15 feet vs. up to 75 feet), so it’s not the best choice for very heavy structures on very deep soil.
• Concrete can withstand high temperatures and are available in different shapes. They are larger in diameter than steel pilings.

Steel Pier Facts

• Steel pilings can penetrate dense, clay soils and go as deeply as 70+ feet into the soil or until solid bedrock is reached. It is critical that they are inserted until bedrock so that they remain stable and give the necessary support.
• Because steel pilings are so deep, they give stability and structure in areas with a lot of soil movement. They are a long term solution.
• Steel pilings can support more weight and are a must for skyscrapers and taller buildings.
• Steel pilings are considerably more expensive than concrete.
• Steel pilings are thinner than concrete pilings and have less “skin friction”, or drag, while getting inserted into the soil.

Which Pier is the Right Choice for You?

If your home is not too heavy, and your soil is not too deep, concrete pilings can provide the needed foundation support at considerably less cost. In the Fort Worth area serviced by Atlas Foundation Company, concrete pilings are often adequate to stabilize and repair residential foundations, but sometimes the additional strength of steel may be warranted. A trained and experienced structural engineer will examine your foundation issues and soil type, and recommend the appropriate strategy for correcting the problems.

Does your foundation need repair with concrete pilings or steel pilings? Atlas Foundation Company will give a free inspection and estimate, offering the best advice for repairing your foundation. Specializing in residential foundation repair for over 50 years, you can trust Atlas Foundation to expertly install your concrete pilings or steel pilings. Contact us at 817-478-1181 today to schedule a no-cost, no-obligation estimate.

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Is North Texas Heat Causing Foundation Damage on Your Home?

There is an old saying, “Nothing is certain but death and taxes.” But if you live in Texas, you can also be certain that  it will be hot more days of the year than it will be cold. Really, really hot. Temperatures in the 90s and 100s keep us indoors in the cool air-conditioning or relaxing in refreshing pools. However, it’s important to take some time to inspect your home’s foundation. It’s a necessary step to check: is Texas heat causing foundation damage for your largest investment?

North Texas soil is famous for shifting, and that means it can affect your foundation. The heat dries out the soil surrounding your foundation, making it crack, pull away from the slab, and even sink. All of this indicates that Texas heat can cause foundation problems.

Soaker Hoses are the best prevention from heat causing foundation damage

Once you buy a home in Texas, whether you have lived here your entire life, or you moved from another area of the country, it is important to learn how to care for your foundation. The best way prevent heat causing foundation damage is to water the soil around your home’s perimeter, and keep the soil moist. Soaker hoses should be placed around your foundation—but not directly against your foundation—and turned on about 3 times a week for enough time to keep the moisture level constant. During times of severe heat and drought, watering may be required more often. Your water bill may increase, but the money you will save on major foundation repairs will be well worth the effort.

Conversely, in the spring and winter months when there is more rain, it is important to make sure that water is draining away from your foundation, and that there is not too much dampness and standing water around your home. Too much water can cause soil growth and shifting, which affects the foundation, too. It’s not just summer heat causing foundation problems in Texas; weather during other seasons can cause damage too.

Is the North Texas heat causing foundation damage to your home? Call Atlas Foundation Company at 817-478-1181 to find out!

When you walk around the outside and inside of your house, look for any indications of foundation damage including:

• Cracks in the slab, especially if greater than ¼ inch
• Floors are not level
• Wall cracks
• Cracks around door and window frames
• Sticking doors and windows

If you notice any signs of the North Texas heat causing foundation problems, it is time to call a respected, reputable foundation repair company like Atlas Foundation Company serving Fort Worth foundation repair and the surrounding areas. Not only will they inspect your property and concrete slab to evaluate any need for repairs, but they will also make sure that your soaker hoses are set up correctly, and you are watering frequently enough. If you home does require foundation work, you can trust an ethical approach when estimating the cost of repairs by recommending only the work necessary to correct the problem.

In conclusion, death and taxes will happen, and so will high temperatures in North Texas. Soaker hoses around your foundation are the best defense against heat causing foundation damage—but only if you remember to turn the water on!

Call the Best Fort Worth Foundation Repair Company

Is the North Texas heat causing foundation damage to your home? Atlas Foundation Company has been serving the foundation repair needs of homeowners in Fort Worth and the surrounding areas for more than 50 years. As one of the leaders in foundation repairs, our qualified and trustworthy inspectors will evaluate your foundation and recommend the best course of action to keep your home safe, and maintain the value of your property. Call us at 817-478-1181 to schedule a no-cost, no-obligation estimate, or visit our website.

The Importance of Drainage for Foundation Maintenance

If you are a home owner in the Greater Fort Worth area, there is a very important word that you must learn: Drainage. Let’s repeat that: DRAINAGE. We cannot emphasize enough the importance of drainage around your home. Foundation problems in our area are not uncommon due to soil expansion and contraction. Too much water collecting near the slab foundations of homes is one of the biggest culprits for soil expansion and pressure on the foundation. This can cause the foundation to shift and crack. What’s the best way to make sure that the amount of water around the foundation remains optimal? You guessed it…Drainage!

Atlas Foundation Understands the Importance of Drainage. Call 817-478-1181.

We’ll explain the importance of drainage a little further. When too much water penetrates the surrounding soil and foundation of your home, it can crack and weaken the concrete. A foundation needs to remain strong in order to support the weight of an entire house. Not only can foundation repairs be costly and disruptive, but the integrity of your home may be compromised until the proper repairs are completed by a reputable foundation repair company like Atlas Foundation. Again, what’s the best way to protect your home against foundation damage? Drainage.

So, now that you understand the importance of drainage, we can review ways to provide the proper drainage for your foundation.

Top 3 Most Common Drainage Systems

1. GRADING. Grading means that the ground surrounding your home is gradually sloped downwards and away from the foundation. Excess water will naturally run down the slope and away from the house.
2. FRENCH DRAINS. On a French Drain, perforated pipe is installed under the soil to collect excess water and seepage near the foundation and carry it away from the house. Other drains, such as surface drains and footing drains, are also options. An experienced foundation expert will be able to recommend the best type of drain for your situation. 
3. GUTTER SYSTEM. Having gutters placed around your roof line, with adequate downspouts directing the water away from your foundation, is a great option for proper drainage. Keep the gutters clear of debris for the most effectiveness.

You can see if your home has proper drainage by walking around the perimeter of our home right after a rain storm. Look for areas where water is collecting. If there is too much water pooling around the foundation, give Atlas Foundation a call at 817-478-1181 for a free, no-obligation quote.

Proper Drainage is the best defense against Foundation Problems

Hopefully, we have adequately conveyed the importance of drainage for the foundation of your home. Protect your family and your largest investment by protecting your foundation from too much water. Proper drainage around your foundation will help maintain your home’s value, and hopefully prevent costly repairs.  What’s the best way to prevent foundation damage? One last time….all together…DRAINAGE!

Contact the Best Fort Worth Foundation Repair Company

Does water collect around your foundation? Do you need better drainage for your home? Atlas Foundation has been providing Fort Worth and the surrounding areas with expert foundation repairs since 1958. We treat every home as if it is our own. Call 817-478-1181 or visit our website to request more information about the services we provide.