Foundation Repair 101: What Every Property Manager Should Know
As a property manager, maintaining the safety and integrity of your buildings is essential, and one of the most critical aspects of that responsibility is the foundation. Whether you manage single-family homes or multi-unit complexes, understanding foundation issues and repair options can help you address problems early and protect the value of your property.
Here’s a beginner’s guide to foundation repair and what every property manager should know.
Common Types of Foundation Damage
Foundation issues can manifest in various ways, and it’s important to recognize the warning signs before they lead to more significant structural problems. Here are some common types of damage to watch for:
1. Cracks in Walls or Floors
Hairline cracks may be harmless, but wide or growing cracks can indicate foundation movement. Vertical cracks typically suggest settlement, while horizontal cracks are often more serious, potentially signaling pressure from soil expansion or hydrostatic force.
Did You Know?
Foundation cracks are found in about 80% of all homes with foundation issues, according to industry studies. Early detection can save up to 30% on repair costs.
2. Uneven or Sagging Floors
If floors feel bouncy, uneven, or sloped, it could be a sign that the foundation is settling or that supports in a crawlspace are failing. Sagging floors are often the result of shifting soils, weakened supports, or moisture damage in the crawlspace.
3. Doors and Windows That Stick
Difficulty opening or closing doors and windows is a telltale sign of foundation issues. As the foundation shifts, the door and window frames can become misaligned, leading to gaps or improper functioning.
Fact:
Homeowners with sticking doors or windows often report other structural issues. These symptoms are present in over 60% of homes with foundation problems.
4. Gaps Around Windows, Doors, or Garage Frames
If you notice widening gaps around exterior frames, it’s often an indicator that the foundation is moving or sinking. These gaps not only signal foundation problems but can also allow moisture and pests into the building.
Causes of Foundation Damage
Understanding what causes foundation damage is key to preventing future problems. The most common causes include:
1. Soil Movement
Soil expansion and contraction due to moisture changes can cause a foundation to settle or shift. This is particularly common in areas with clay-rich soils that expand when wet and shrink when dry. Nearly 50% of foundation failures are linked to expansive soils.
2. Poor Drainage
Water pooling around the foundation can weaken the soil, causing it to erode or swell. Proper drainage systems, such as gutters and French drains, are critical for preventing water from destabilizing the foundation.
3. Tree Roots
Large trees near a property can cause problems if their roots grow under the foundation, lifting or cracking it. Managing landscaping and root systems can help avoid these issues.
4. Construction Defects
Sometimes foundation issues arise from poor construction practices. Insufficient reinforcement, improper soil compaction, or substandard materials can all lead to premature foundation failure.
Foundation Repair Options
Once foundation problems are identified, the next step is understanding the available repair options. These solutions depend on the type and severity of the damage but can generally be divided into a few categories:
1. PolyLevel® Concrete Lifting
For sinking or uneven concrete slabs, PolyLevel® is a minimally invasive method that lifts the slab back into place by injecting polyurethane foam beneath it. This quick and affordable option can be used for driveways, patios, and even slab foundations. Unlike mudjacking, PolyLevel® provides a long-lasting, non-invasive solution with faster curing times.
Fact:
PolyLevel® cures in about 15 minutes, compared to the hours or days that other methods like mudjacking require. It's also waterproof, ensuring long-lasting stability.
2. SmartJack® Systems for Crawlspaces
If sagging or bouncy floors are an issue, the SmartJack® system is a highly effective solution. Adjustable steel jacks are installed under the floor joists in the crawlspace to provide extra support and lift the floors back to level.
3. Helical Piers or Push Piers
When a foundation has settled, helical piers or push piers are driven deep into the stable soil beneath the property. These piers help lift and stabilize the foundation, providing long-term support and preventing further settling.
4. Foundation Crack Repair
For foundation cracks, different methods can be used based on the crack's severity. Smaller cracks can be sealed with epoxy injection or urethane foam, while more extensive damage may require underpinning or structural reinforcements.
5. Stem Wall Repair
In homes with stem walls, rusting rebar can lead to cracking and crumbling. Replacing rusted rebar with a composite material that won’t corrode, along with repairing any cracks, restores the wall's strength and prevents further deterioration.
Why Early Intervention Matters
Foundation issues left unaddressed will only worsen over time, leading to costly repairs and potential structural failure. As a property manager, identifying these issues early and seeking professional help is crucial to minimizing damage and keeping repair costs manageable.
Stat:
It is estimated that addressing foundation problems early can reduce the overall repair cost by up to 50%. Proactive maintenance is far more affordable than extensive structural repairs.
Benefits of Early Foundation Repair:
- Prevent further structural damage
- Maintain property value
- Ensure the safety of tenants
- Avoid higher repair costs in the future
Partnering with a Trusted Foundation Repair Expert
Foundation repair isn’t a DIY project. It requires specialized knowledge and tools to properly diagnose and fix the problem. Partnering with an experienced foundation repair company, like Saber Foundation Repair, ensures that you get the right solution for your property’s needs.
With over 35 years of expertise and a range of proven solutions—including SmartJack® systems, PolyLevel®, and helical piers—Saber Foundation Repair is your go-to partner for keeping properties in top condition.
Conclusion
For property managers, understanding the basics of foundation damage and repair options is key to maintaining safe, stable properties. By recognizing early warning signs and partnering with trusted experts like Saber Foundation Repair, you can ensure the long-term stability and value of your properties.
If you’re concerned about foundation issues at your property, contact Saber Foundation Repair for a free inspection and expert advice today!
