Some homes' foundations are pier and beam. Check out Plano Texas Foundation Pros for contact info on how to schedule repair for your pier and beam home. As the folks over at Richardsonfoundationrepair.site note:
Pier and Beam Repair Process
The process of pier and beam repair occurs in stages. Here is an overview of those different steps:
First, the areas is cleared of shrubs and plants
We lay down cover to protect the lawn
Hydraulic jacks are then used to lift the interior to its desired level. This is a crucial step and requires a careful professional.
After the house is lifted, the crew removes any other shimming and replaces it with permanent fillers.
Beams are then added where needed.
If necessary, blocks, steel piers, and interior pads are also added to further stabilize the structure
After all of that, steel or concrete piers are added to replace the hydraulic jack
As a general rule, the best solution for foundation repair in the North Texas area is pier (steel or concrete) as opposed to mud jacking. Today we'll discuss concrete piling repair.
As GL Hunt points out in their blog, the process is fairly involved. Check out their description:
PREPARE SITE
The CarbonLoc Foundation repair is done in several phases. Once the Field Technician's repair design is reviewed, installation points are determined surrounding the structure. After the area is cleared of all shrubs and plants, tarps are laid down to protect the surrounding lawn. A small hole is dug where the new piers will be installed.
PIER INSTALLATION
The supporting piers are pressed into the ground, stacking on top of each other, until they have reached stable soils. Subsequent sections are hydraulically driven deeper to load bearing strata directly below your home's foundation. The stacked piers are held in place by the patented CarbonLoc TM system. Then, a solid concrete block is set on the top of piers.
STABILIZING
Using hydraulic jacks, the interior floor levels are raised to their natural position. The team moves slowly and systematically to ensure a gentle and uniform lift. The Field Superintendent monitors the lift of the structure to ensure the reaction of the structure and interior elevation readings are accurate and do not cause undo strain on the structure. The concrete pilings are locked and aligned with our unique CarbonLoc system, eliminating the possibility of lateral movement.
PIER COMPLETION
Once the structure has been lifted to its natural position, concrete cylinders replace the hydraulic jacks to provide permanent support to the structure. Once the excavated area is filled in, any debris resulting from the repair process will be removed. The foundation is now incredibly secure thanks to the patented CarbonLoc TM system while providing a solution that has a lifetime guarantee by G.L. Hunt Company!
On March 6, 2017 Plano voted to give Mayor Harry LaRosiliere a second term. He won with 52.25 percent of the vote beating out candidates Lily Bao, Douglas Reeves and Bill Lisle III.
Along with the Mayor's reelection, several other positions and bonds were voted on. Kelsey Samuel's post in the Plano Courier states:
Mayor Harry LaRosiliere wins second term
Incumbent Plano ISD school board trustees Tammy Richards and Nancy Humphrey maintain their spot at Place 1 and Place 3, respectively. Angela Powell will represent Place 2 and Greg Myers will represent Place 6 over incumbent trustee Marilyn Hinton.
Also, the first five items of the 2017 bond referendum were supported by Plano voters, all except Proposition 6 which would preserve Collinwood House. Eleven percent of Collin County voters come out to the polls.
The largest part of the bond referendum, $90.27 million, will be spent on street improvements in the city like alley reconstruction, sidewalk constructions, screening wall reconstruction, traffic signalization, as well as street reconstruction, lighting and new right-of-ways.
Also among the bond items was three new public safety facilities. Plano Fire Rescue calls for $15 million to fund the design and construction of a new fire training facility on the northwest corner of McDermott Road and Robinson Road. This proposal also includes $12 million to include a northwest Plano Police substation, and a $2 million renovation to the Parkway Fleet Service Center, where Plano Fire Rescue and Plano PD service and repair department vehicles. The three projects total $29 million.
There’s also a $78.85 million proposal to fund recreational trails and multiple park improvements such as new sidewalks, trails, trees, playground expansions, lighting, restrooms and more. Other parks receiving similar upgrades includes Jack Carter Park, Harrington Park, Oak Point Park and Nature Preserve, Arbor Hill Nature Preserve and Windhaven Meadows.
The parks proposal also includes a new maintenance facility, $2.5 million for athletic field improvements and $12 million to add a new drainage channel, new lights, new irrigation, larger restrooms, trees and additional parking at Carpenter Park.
The bond has $12.5 million dedicated to recreation center improvements like Oak Point and High Point Tennis Center. The bond would fund a large outdoor pool added to Oak Point Rec Center, as well as a $2.5 million for tennis court renovations at High Point. There’s $10 million dedicated to library expansions at Davis Library and Harrington Library.
Be sure to check out the Plano Courier or the Plano section of the Dallas Morning News to keep up with the latest information in Plano, Texas.
Don't forget, if you are looking to sell your house in Plano and have foundation damage to get it looked at and repaired by professionals. Check out our information on foundation repair at: http://plano.texasfoundationpros.com/foundation-repair/
One of the most pressing questions we hear about is whether insurance will cover the foundation repair cost. Unfortunately, for many people in North Texas and especially Plano, the answer is probably no. The reason for this is because the most likely cause of foundation problems (the expansion and contraction of soil around the foundation) are often excluded from home owner's insurance policies.
While this may be disheartening to many people, there are some additional things to consider. Anne Balogh, a contributor to ConcreteNetwork.com points out several additional considerations in her post:
DOES YOUR HOMEOWNER’S INSURANCE COVER FOUNDATION DAMAGE?
Do you have a warranty?
If your foundation problems are caused by defective construction or the use of poor materials, your homeowner’s insurance won't be of much help. However, some builders offer foundation warranties that cover labor and materials and structural defects for up to 10 years. If your home is fairly new, check to see if you have a warranty that’s still in effect, and read it over carefully to find out what’s covered.
If you’re buying a home, be sure to have the foundation inspected by a professional. You could save thousands of dollars and a lot of headaches by having any problems identified and addressed before you assume ownership.
Adding supplemental coverage
Depending on where you live and your exposure conditions, it may be worth purchasing supplemental insurance for perils not covered by your basic homeowner’s insurance policy. Most major insurance carriers will let you purchase a dwelling foundation rider to cover specific, limited perils, such as damage caused by a burst water pipe or water seepage. Most policies also offer supplemental coverage for damage caused by earthquakes, flooding, and sewer backups. However, foundation damage caused by settling, shifting, or earth movement is generally excluded.
We encourage people to check with both their home builder (if they purchased new) or their insurance company to determine if they have an existing warranty or whether they are able to purchase additional insurance coverage.
Foundation Repair Warranty- Moving Forward
If you find yourself in the unfortunate position of needing foundation repair, don't be too alarmed. Many great companies like GL Hunt offer flexible financing to assist you in making the costs affordable. Check out our page on foundation repair at: http://plano.texasfoundationpros.com/foundation-repair/ to learn more about what services we can connect you with.
If you decide to go with a company who performs professional foundation repair and you know that your insurance poilcy will not cover the costs, we cannot stress the importance of getting a warranty on the work enough. Foundation repair is expensive and you need to make sure the work that is performed is covered by a lifetime transferable warranty. Call 469-909-1827 to schedule an estimate with GL Hunt and learn about their warranty program.
There are many causes of damage to foundations. One of the most common issues we see is damage caused by foundation drainage problems. This is an often overlooked issue but Generosity Foundation Repair Inc discussed some of the common causes:
Can Poor Drainage Damage Your Foundation?
Gutters
A gutter system is designed to take the rain that falls onto your roof and carry it away from your foundation where it can do no harm. When gutters are clogged, damaged or missing altogether, that rainwater pools near your home’s foundation or on the roof.
Landscaping Irrigation
Poorly designed landscape irrigation causes problems with many foundations. Over watering and sprinklers placed too close to the foundation are often the source of many foundation problems since water that does not immediately soak into the ground pools near the foundation.
Incorrectly Sloped Lot
Sometimes, a home is built on an improperly sloped lot or on a hill that causes water to drain towards the home’s foundation instead of away from it.
The reason that foundation drainage problems cause damage is that when the soil around the foundation is consistently wet, it can cause movement of the slab in that areas of the house.
What to do if you have foundation drainage problems
If you have these issues, don't worry. In some cases the fix will be as simple as installing gutters and leveling out your soil. If the problems have not been allowed to go for a long time then it is likely that is all you will need to do.
In some instances more significant drainage solutions are needed such as french drains. These can help more serious problems.
If the problems have been allowed to continue for a long time, more must be done. If you notice signs that your foundation may be damaged, you should immediately contact professionals to assess the damage and repair it before the problems get worse. Read our page about how to identify foundation damage and what we can do about it at: http://plano.texasfoundationpros.com/foundation-repair/
One of the most common questions we encounter is "how much does foundation repair cost?" Full disclosure, we cannot give you an estimate without knowing the particulars of your situation as repair can be a huge range of costs depending on the extent of damage.
However much your it may cost to have your needed repairs, having the problems diagnosed and solved early will almost always save you time and money later. Check out John Whitman's story and related gofundme page to see how bad things can get when problems go un-resolved:
Roff Home Foundation Repair
Foundations are meant to be deep. Unfortunately, when the Roff family built their home in 1868, they only dug a one-foot foundation under the front parlor. In 2016, as the owner of Roff Home, I suffered the consequences of that decision — an unanticipated $53,000 in expenses to build a new, deeper foundation and to repair the damage that a weak foundation had caused.
By early 2016, the front walls of this Victorian Italianate home were at risk of collapsing because the foundation was sinking. The mortar had completely cracked and disintegrated. Bricks were falling out of the walls. No contractor would work on the foundation with the walls still in place.
In the summer of 2016, contractors ran steel beams under the house and built temporary walls inside. They then pulled down a wall and a half, dug a new foundation, and rebuilt the walls with concrete block and covered it with a facade of original brick. Read the full story here...
John's costs were estimated $58,000 of repair which is substantially more than the average single family home in the Plano, TX area, but his story demonstrates what can go wrong when poor construction meets lack of early repairs.
Check out this other example of a house with some serious foundation problems:
https://www.youtube.com/watch?v=5-fzDCP_vyY
Early Diagnosis by a Professional
Unfortunately, there is no getting around the fact that foundation repair cost is high in some situations. The best way of controlling your costs are to looking for the signs of foundation damage and contact a professional early to assess. By doing this, you can have the problems fixed before they become huge.
Unknown foundation problems can eventually lead to severe
structural damage to your home. Whether you are a homeowner or just someone who
is looking to purchase their first property, foundation problems are a scary
concept, and you will undoubtedly have lots of questions. There are many ways
to repair foundations, but hiring a professional is crucial.
What are the common causes for foundation
damage in Plano, Texas?
The hot climate and soil in the North Texas region are the main
contributors to foundation problems. Due to the severe temperature fluctuations
that can present themselves within a 24 hour period, the soil will expand and
contract. When the soil is hot, it will shrink in size, and when it's cold, it
will increase in size. This creates unwanted movement, which over time, can
make your home unstable.
Lack of an adequate foundation drainage system can sometimes
create issues too. Flooding can damage crawl spaces and the residual moisture
can damage slab foundations. This also goes hand in hand with plumbing leaks,
which can present similar problems.
For those that have a flora-heavy yard, tree roots can
occasionally damage your foundations. As the roots push under your house, they
will lift your foundation and crack your slabs.
Inadequate soil compaction is another widespread issue. If
the soil under your foundation wasn't compacted and prepared sufficiently
during the construction of your home, the foundation can sink, due to it not
being able to hold the weight above it.
Are there any warning signs to spot foundation
damage?
There are a lot of different factors to consider when
looking for foundation damage, and they can present themselves in many
different ways. House quality, as well as the earth underneath, all play a role
in when, where, and how foundation damage will show. Massive cracks in your
walls are a relatively easy indicator, but you might be surprised to find out
how many other symptoms are easily seen.
Interior symptoms
●Cracked walls
●Stuck windows and doors (that weren't previously)
●Unexplainable cracked floor tiles
●Ceiling cracks and wall separation
●Cabinet separation
●Leaning fireplace
Exterior symptoms
●Brick separation and cracking
●Cracked chimney
●Window frame separation
●Any cracked exterior concrete
●Cracked slabs
If you notice any of these visible indicators, it's
imperative that you consult a professional foundation repair company
immediately. This type of damage will not go away by itself, and will only get
worse with time. The sooner you get the problem fixed, the less damaged your
home will become.
Slab foundation repair
Plano homes are often in need of slab foundation repair.
This is due to the ever shifting soil, as a result of the hot temperatures and
rainfall. Plumbing leaks, which are common, can also lead to slab fractures.
There are four different methods available when repairing a
slab foundation, and each one has their pros and cons. We recommend that you
opt for slab or steel piers for homes that are in Plano, due to the clay soil that's
prevalent here.
Foam jacking
Foam jacking is a process of injecting a high-density
polyurethane foam under your slab foundation. It will then expand, which will
result in the slab foundation getting pushed back up. The speed at which it
lifts is slow, even over a large area, which helps to reduce any unwanted
damage.
Mud jacking
Mud jacking is similar to foam jacking, with the primary
difference of it being sand-based grout that is being injected, rather than
polyurethane foam. The force from the pump will push the foundation back up.
This method can be a little messy, and is best used for completely unoccupied
areas of your home.
Concrete piling
Piering, or piling, is the best option for foundation repair
in the Plano area, due to the expansive soil.
To start with, a square hole will be dug to around four-five
feet in depth. This hole will be under the grade beam of your home.
A concrete cylinder will then be placed directly beneath the
grade beam, at the bottom of the hole. A hydraulic ram will then be placed in
between the top of the cylinder, and the bottom of the grade beam. The ram will
then push the cylinder into the ground. Each cylinder will then get connected
with a rebar and epoxy. Cylinders will keep being added until the point of refusal.
This is when it takes more force to push the piling than it does to raise your
home.
Every piling installed will receive a concrete cap. With
several bottle jacks, your house will then be lifted to as near as the original
position as possible. This is done to the limit of the foundation and the
structural integrity that remains, as additional damage is what we want to
avoid.
All of the holes will then get backfilled.
Steel piling
Steel piling is almost identical to concrete piling and can
be used anywhere where concrete can be used; although it is better suited for
areas that have sandier soil.
Pier and beam foundation repair
There are two different options for pier and beam foundation
repair, and it depends on whether you have a perimeter concrete grade beam or
not. If your home does have a concrete grade beam, it means pressed pilings can
be used to help lift it.
Interior floors
Specific interior floor levels can be adjusted. The floors
of pier and beam houses sit on beams, that are supported by piers. These piers
are typically made from concrete. Raising the beam off of its support and
adding, or removing, steel shims, will allow your floor to sit at a natural
level. It's common for support piers to fail and to be replaced over time.
It's sometimes necessary for the wood in pier and beam
foundation crawl spaces to be replaced too. The wood can get cracked or receive
damage from insects and moisture. This is also a good time to install a better
ventilation systems to reduce moisture build up and to help lower humidity
levels later on. Adequate ventilation will minimize the wood rotting and stop
mold and fungus growth.
Let us get started with the repairs
To receive the best foundation repair in Plano, Texas,
please call us at 469-909-1827 us for a free evaluation.
Most houses built up until sometime in the early 60's used a pier and beam structure. This means that the house sits on top of a network of beams. These can be nice to have because of their crawl spaces which might make some types of maintenance easier. If cracks begin to appear though, there is more to consider with pier and beam repair in Richardson Texas than if the house was built on a slab. Pier and Beam Repair Process
The process of pier and beam repair occurs in stages. Here is an overview of those different steps:
First, the areas is cleared of shrubs and plants We lay down cover to protect the lawn Hydraulic jacks are then used to lift the interior to its desired level. This is a crucial step and requires a careful professional. After the house is lifted, the crew removes any other shimming and replaces it with permanent fillers. Beams are then added where needed. If necessary, blocks, steel piers, and interior pads are also added to further stabilize the structure After all of that, steel or concrete piers are added to replace the hydraulic jack Process completion and clean up
Best Pier and Beam Repair in Richardson Texas
As you can see, the process of pier and beam repair in Richardson Texas is a multi-step process, each of which should be done by a professional. If you believe you are having issues with your foundation and you have a pier and beam setup, call us today to schedule a FREE estimate on the repair.
Remember that GL Hunt offers a lifetime transferable warranty on their pier and beam repair as well as various discount programs and flexible financing arrangements.
Don't let foundation problems bother you, give us a call today and we'll help get this sorted out!
