There ain’t no way that a homeowner in our state isn’t aware of the term ‘foundation damage’. Or if there is, it won’t be long before they get acquainted with it. The truth is that in Texas, foundation damage is a daily concern among homeowners, and unfortunately it is only a matter of time before it happens to most of the houses here.
Just as people are familiarized with ‘foundation damage’, they are also familiarized with ‘foundation repair’. After all, if something is damaged, it can be repaired. But what if the damage is just too much for a simple repair. That is where ‘Foundation Replacement’ comes in. It may be a lesser known term, but a much scarier sounding one.
But when is foundation replacement required? And what does it entail? In order to determine which is better suited for your home there are several factors needed to be taken in.
First of all we have to asses the extent of the damage. If what we encounter are minor cracks, settling or moisture intrusion, these can generally be fixed by repairing the foundation. However if the damage is more extensive, involving large cracks, widespread moisture or significant settling, then replacing the foundation might be the most beneficial and long-term solution for the house.
Another aspect that will prove to be a crucial factor in deciding if repair or replacement is better, is the age of the home’s foundation. As it is normal, an older structure will have gone through more wear and tear over time, which will make it more susceptible to structural issues. If there is significant deterioration, replacement might be necessary to ensure the stability of the structure. If the foundation is newer however, then repairing it might be more suitable.
We have talked about the different soil types that can be found around Texas before, so basically you know how soil conditions are quite significant factor in foundation health. Expansive clay soils lead to movement and cracking. The choice of repairing or replacing the foundation will largely be down to the soil conditions around your home.
One more thing to consider are what the structural implications will be. The thing about foundation problems is that they have ripple effects on the structure. This is why, when we have foundation issues, we see the signs in wall cracks, misaligned doors and windows and uneven floors. If anything goes wrong down in the foundation, it will certainly begin to affect everything above ground level. So we need to carefully consider what the structural implications of foundation damage are to help us determine if repair or replacement is better in order to avoid structural issues down the line.
Along with this we have to take into account what other additional services might be required to help keep the foundation safe from further damage in the future.
Now that we have established what we need to consider in order to determine which option is better for any particular case, let’s talk more about what each of them entails.
First of all, foundation repair is less invasive to your property/private spaces and it will not disrupt your life as much. It can save you money in the long run as a well done repair will extend the foundation’s life as well as repairing it. One great advantage is that foundation repair can be performed year-round. If the needed repairs are minor they can take only a day to be completed. If repairs are more extensive it can take anywhere from a couple of days to a couple of weeks. Additional services to prevent further damage and addressing other possible causes of damage can also be worked on during this time frame.
Besides all that, it is worth noting that with iFix you will be receiving a real lifetime warranty on your foundation repair.
Most of the time we recommend foundation repair. It is typically less costly than replacing the whole foundation, and much faster, with less invasion to your privacy. However, the option of repairing the foundation will be limited by how severe is the structural damage.
This takes us to foundation replacement. This is done with heavy equipment. We excavate the soil and expose the foundation. Porches, stairs, gardens, foliage, the slab itself will be wholly removed. For this, the house will have to be suspended on temporary supports. A new foundation is then built and the house is lowered back into place. The soil is replaced, everything else put back together and the landscape is restored.
The process, as you might have guessed, is disruptive, time-consuming and more expensive than foundation repair. Although sometimes it is the only way to restore your home, or sometimes even, to save it.
In this link you can find a 1st person account of one of our clients who had to have their foundation replaced. It can provide great insight into both the process of repairing the foundation and how we work: https://www.ifixconstruction.com/post/so-long-foundation-the-results-of-builder-incompetence
So to summarize: when should you go with foundation repair and when should you go with foundation replacement?
If the damage is small or only affecting certain areas of the foundation you should go with foundation repair. It will correct foundation problems and help to keep it protected in the future. It is quicker, cheaper and less disruptive.
If the foundation damage is quite extensive or quite severe to the point that the slab is cracked, crumbling or uneven, the best investment is replacing the foundation. However, keep in mind that this is unusual. Damage such as that is not the norm, but it does happen. The process tho is invasive and long, however the end result will be worth it.
Essentially no option is better than the other one. It is a case by case type of thing, depending on the specific needs of each house. One thing to keep in mind tho is that it is as equally important to address the conditions that cause the damage as it is repairing/replacing the foundation, otherwise it will have been for nothing
So if you suspect any damage, call us and we will let you know the extent of the damage, the cause of it and what the best method is to get it fixed. Our experience with both foundation repair and foundation replacement backs us up and we offer a real life time warranty too! So don’t hesitate and schedule your inspection today!
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