Foundation Repair McKinney Texas

McKinney Foundation Repair Company

Dallas Fort Worth Foundation Repair has repaired and installed foundations in both the east and west side of McKinney. We are considered one of the Best Foundation Repair Companies operating in The City of McKinney and have repaired foundations for McKinney residents and business owners for over 20 years. We specialize in concrete slab foundation repairs and are the experts in steel pier installations and concrete pressed pier installations. McKinney Foundation Repair varies as the terrain and soil in McKinney will change drastically from the east to the west side of town. I have had the opportunity to review soil reports for both sides of the city and on the west side there is a more rocky soil with layers of shale that are only 36-72 inches below the surface. This type of soil is a very good support for a home foundation. As you move east the terrain gets hilly and the soil has more vertical movement due to a higher clay concentration. There is also a black gumbo in the soil layered within the clay so piers must be driven past these layers until bedrock is found. It's important to hire a foundation repair contractor who knows soil conditions, understands both how to build a slab and also how to repair a failed foundation. Our management team has over 65 years of combined experience in the make up and repair of foundations in the City of McKinney and the surrounding areas. Call us at 972-961-4100 for a free, no obligation foundation evaluation.

REASONS FOR FOUNDATION ISSUES IN THE MCKINNEY AREA

Expansive Clay Soil: The McKinney area area is known for its expansive clay soil (Blackland Prairie). This type of soil significantly changes volume with moisture content. During wet periods, it swells, and during dry periods, it shrinks. This constant movement puts a lot of stress on foundations, leading to cracks, shifting, and other problems.
Drainage Issues: Poor drainage around your home's foundation can exacerbate soil movement. When water pools near the foundation, the soil becomes oversaturated and expands. Conversely, if water drains away too quickly, the soil can dry out and contract rapidly. Issues like improper grading, clogged gutters, and short downspouts contribute to this.
Plumbing Leaks: Leaks in underground plumbing can saturate the soil beneath the foundation, causing it to shift and potentially leading to foundation damage.
Tree Roots: Large tree roots growing near your foundation can extract moisture from the soil, causing it to shrink. They can also physically push against the foundation as they grow.
Poor Soil Compaction: If the soil wasn't properly compacted during the construction of your home, the foundation can settle unevenly over time.
Poor Construction Practices: Inadequate site preparation or the use of subpar materials during construction can also compromise the foundation's integrity.

COMMON SIGNS OF FOUNDATION PROBLEMS

Cracks: These can appear in drywall (walls, ceilings, floors), exterior brick, concrete foundation, and even the chimney. Look for horizontal, vertical, or stair-step cracks.
Sticking Doors and Windows: If doors and windows become difficult to open or close, or if you notice gaps around the frames, it could indicate foundation movement.
Uneven or Sloping Floors: Floors that feel bouncy, sag towards the center of the house, or are noticeably uneven can be a sign of foundation issues.
Gaps Around Doors and Window Frames: Visible gaps between the frame and the wall can indicate shifting.
Bowing Walls: Walls that are visibly leaning inward or outward are a serious sign of foundation problems.
Cracked Tiles: Misaligned or cracked floor or backsplash tiles can be a symptom of foundation movement.
Water Pooling Near the Foundation: This indicates drainage problems that can contribute to foundation issues.
Damp Crawl Space or Basement: Excessive moisture can lead to wood rot and other structural problems.

FOUNDATION REPAIR METHODS USED IN MCKINNEY

The best repair method will depend on the specific issues affecting your foundation. Some common repair techniques include:

Pressed Concrete Piers: Concrete cylinders are hydraulically pushed into the ground to stabilize the foundation. In the Dallas and Fort Worth area Concrete Pressed Piers are one of the most affordable and reliable methods used to stabilize foundation movement.
Steel Piers: Similar to concrete piers but made of steel, often considered more durable and they can be pressed to deeper depths. Steel Piers in Dallas and Fort Worth are needed if depths to bedrock exceed 20 feet.
Drilled - Poured Concrete Piers: Drilled Piers are used when structures are not heavy enough to use a pressed pier. Some foundations with wood facades require drilled piers.
Helical Piers: Helical Piers with screw-like anchors are drilled deep into stable soil to provide support.
Pier and Beam Repair: For Pier and Beam Foundations, repairs might involve replacing damaged wood, adding or adjusting shims, or installing additional piers for support.
Drainage Correction: Installing French Drains, surface drains, and improving grading to direct water away from the foundation.
Root Barriers: Installing Root Barriers to prevent tree roots from encroaching on the foundation.
Slab-jacking (Mud-jacking): This involves pumping a grout mixture under the concrete slab to lift and level it.

COST OF FOUNDATION REPAIR IN MCKINNEY TEXAS

The cost of foundation repair can vary significantly depending on several factors, including:

Type of Foundation: Slab foundations and pier and beam foundations have different repair needs and costs.
Extent of the Damage: More severe problems will require more extensive and costly repairs.
Type of Foundation: Slab foundations and pier and beam foundations have different repair needs and costs.
Repair Method Used: Different repair techniques have varying costs for materials and labor. For example, installing steel piers is generally more expensive than installing concrete pressed piers.
Number of Piers Required: If underpinning is necessary, the number of piers needed will impact the price.
Accessibility: If the work area is difficult to access, it can increase labor costs.
Size of the Foundation: Larger foundations generally require more materials and labor.

General Cost Estimates (Keep in mind these are broad ranges):

Minor Repairs (e.g., crack sealing): $500 - $2,500
Pier Installation (Concrete or Steel): $300 - $600+ per pier (total project cost can range from $2,000 to $25,000 or more depending on the number of piers and other factors).
Pier and Beam Repair (Total Shim): Around $2,000, but can increase with pier and wood replacement.
Drainage Correction: $1,100 - $5,500
Slab-jacking/Polyurethane Injection: $2,500 - $8,500
Plumbing Leaks: A single leak can run $1700-$2500 and a sewer re-pipe can run between $14,000-$25,000 plus.

It's crucial to get a thorough evaluation and a detailed quote from a reputable foundation repair company to understand the specific costs for your situation. Don't hesitate to ask questions about the proposed repair plan and the warranty offered.

For a Free Foundation or Drainage Evaluation please contact Dallas Fort Worth Foundation Repair at 972-961-4100 or E-Mail Us to schedule a on-site foundation or drainage inspection.