Foundation Repair Garland Texas

Foundation Repair Company servicing Garland

At Dallas Fort Worth Foundation Repair we have been providing superior foundation repairs for homeowners and businesses in the Garland area for over 20 years. Our services include concrete slab foundation repairs utilizing the installation of various pier types (concrete pressed piers, steel piers, drilled piers and poured concrete piers) and Pier and Beam Repairs including lumber replacement, shimming and adjusting interior piers, lifting and supporting the perimeter beam using pressed piers and crawl space encapsulation and crawl space venting. We also install French Drains and Direct Drainage systems to manage storm water runoff from the roof and neighboring properties and to prevent moisture-related damage and regrading of drainage swales between properties so water can flow to the street or alley. We understand the unique soil conditions in Garland, where expansive clay soils can cause significant foundation movement. Our foundation repair specialists will come out to your property and conduct a thorough foundation investigation. We check floor elevations for deflection and upheaval, visually inspect the interior and exterior for signs of foundation issues, and assess the drainage to confirm storm water and roof runoff is flowing and draining away from the foundation. These floor elevation readings and the visual report are used to design an engineered Cad repair plan and a written estimate is generated with all costs by item and delivered to the property owner. Prior to the start of the repair the cad designed foundation repair is sent to an independent engineering firm for review and approval of the repair design prior to the start of the foundation repair project in Garland. Please Contact us at 972-961-4100 or by email to schedule a free foundation evaluation or drainage inspection. If you have already employed an engineer and have a foundation report and need a quote please email the report to Info@DallasFortWorthFoundationRepair.com and we can provide a written estimate the same day.

THE FOUNDATION REPAIR PROCESS IN GARLAND

Most of our projects start with a phone or a website inquiry. We offer free foundation evaluation's for all property owners with residential foundations or commercial foundations who are having foundation settlement or upheaval issues. During this initial visit we use a state of the art measuring device called a Zip Level that uses atmospheric pressure to measure and record your current floor elevation readings to give us insight on where the foundation is moving and how much deflection the foundation has. This device is accurate to 0.05 inches. With the use of the Zip Level we are able to quickly detect exactly where your foundation has dropped downward or heaved upward. This information is then forwarded to our structural design team and a repair is designed on CAD and reviewed and approved by management. We then send a written estimate & cad designed repair by email to the customer. Prior to the start of any repairs our repair design is reviewed by an independent engineer and any modifications the engineer recommends are implemented and added into our repair design. During the initial visit we will check your property to confirm the storm water is draining correctly away from your foundation. If we find any incorrect drainage we will recommend ways to correct the drainage and divert water away from your foundation. Sometimes it is something as little as removing flower beds that are obstructing the drainage, adding gutters with downspouts, or in some instances installing drains with collection boxes to divert excess rainwater away from your homes foundation preventing further damage. In extreme cases it might be necessary to regrade your yard and install french drains or a direct drainage system.

Any necessary drainage repairs will be added to the estimate as it is very important to fix the cause of your foundation problem while repairing the damaged foundation and returning it to it's original level state. Once this is completed we have masonry crews that will repair any cracks in the mortar that was damaged by the shifting of the homes foundation. Our crews complete most foundation repair projects in less than three days. If you are a property owner in the Dallas or Fort Worth area who is experiencing foundation movement and settlement please contact us at 972-961-4100 for a free, no obligation foundation inspection.

REASONS FOR FOUNDATION ISSUES IN THE GARLAND AREA

Expansive Clay Soil: The Garland 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.

COST OF FOUNDATION REPAIRS IN GARLAND

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 free on-site foundation or drainage inspection.