Name: Dallas Fort Worth Foundation Repair
Address: 2340 East Trinity Mills Road, Suite 300, Carrollton, TX, 75006, US
Telephone: 972-961-4100

Foundation Repair in Highland Park

The Town of Highland Park is located within the The City of Dallas Historic District. The Town of Highland Park has old structures constructed with pier and beam foundations and new construction with post tension concrete slabs designed for the volatile soils of North Texas. We work on both types of foundations. Some of these properties have a unique architectural style with wraparound porches, wood exteriors and pier and beam foundations which require proper maintenance and occasionally repairs to shim and adjust piers that move with the Texas soil. We enjoy working on these homes and are amazed at the ingenuity of some of the foundation designs and materials used. We see everything from bodart stumps to rocks stacked to support floor joists that have been in place over 100 years. These interior piers eventually sink or rot away and modern repairs are necessary to repair these structures. We replace any wood that is undersized, rotten or termite damaged with concrete block and pad units. We then when shim and adjust these to level the floors to their original state. Sometimes the exterior perimeter beam has sunk and the crawl space is not accessible as the entire structure has dropped downward. In extreme cases such as this we will install new piers under the perimeter beam and we lift the home back up. Then all interior piers are raised and shimmed or new piers are installed to support the beams. We use a state of the art measuring device that measures to 0.005 inches during the lifting stage so we can lift the floors accurately and to the same height. We lift the entire structure at one time in 1/8th increments to prevent damage to the structure. If your home is in need of any foundation repairs just give us a call at the number below and we will be happy to have one of our inspectors come out and look at your property. We are very good at pier and beam repairs and offer our clients the most economical repair solutions for their home improvement projects.

CONCRETE SLAB REPAIRS

We can repair most concrete slabs within 2-3 days. Most foundation repairs with newer foundations will just require the installation of new piers to support any areas of the foundation that have failed. We can excavate and press the piers on most repairs the first day with the second day being devoted to lifting the foundation back to it's original level state. Our prices are very fair and range from $275 per pier on concrete pressed piers up to $560 for double wall steel piers. If you are experiencing any signs of a foundation issue such as doors that stick or swing open, cracks in the sheet rock or in the mortar of the brick facade or cracks in hard flooring materials such as tile or marble please contact us for a Free Foundation Inspection.

REASONS FOR FOUNDATION ISSUES IN THE DALLAS FORT WORTH METRO-PLEX

Expansive Clay Soil: The DFW 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 IN DALLAS AND FORT WORTH

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 are considered more durable and can be driven to greater 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.
Slabjacking (Mudjacking): This involves pumping a grout mixture under the concrete slab to lift and level it.

COST OF FOUNDATION REPAIR IN DALLAS AND FORT WORTH

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
Slabjacking/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 inspection.