Brushy Creek Foundation Inspection Experts
Signs Your Brushy Creek Home Needs Foundation Repair
Look for Clues to Foundation Problems Like These
There are a variety of clues to look for in your home that may indicate that there has been foundation movement. Foundation movement or shifting may or may not require repairs. Hiring a foundation inspection expert to evaluate the situation can provide the answers you need.
In Brushy Creek, Texas most homes have either a slab foundation or a pier-and-beam foundation. Each type of foundation can move and create structural instability. Here are some of the signs to look for.
Movement of Slab Foundations
It is very likely that your Brushy Creek, Texas home is built on a concrete slab foundation. This type of foundation is a preference for most builders because of its simplicity.
Some of the signs that your concrete slab foundation has moved are as follows:
- Cracks in the foundation concrete
- Cracks in your drywall
- Separations or cracks in the ceiling drywall
- Doors that won’t shut correctly
- Cracks in exterior brick
- Trim separating near windows
- Cracks across several tile pieces
- Bulging foundation
Movement of Pier-and-Beam Foundations
In a pier-and-beam foundation, your home sits over a crawlspace rather than a concrete slab. The piers that support the structure may be made of concrete or concrete block. The beams are constructed of treated lumber. Treated lumber lasts longer than untreated lumber but will still deteriorate over time. When moisture gets into the crawlspace it can cause faster deterioration.
When a pier-and-beam foundation moves, you may notice the same signs as the movement of a slab, but there are few more to be added.
- Bouncy floors
- A smell that is damp or musty
- Water sitting in the crawlspace or around the foundation
- Wood in the crawlspace that shows distress
- Termite infestation
When you become aware of these signs of foundation movement, it is time to have a foundation inspection done on your Brushy Creek home. At Crosstown Engineering, we always recommend that you engage a structural engineer to perform a foundation inspection. They have the extensive training and experience required to determine possible causes of foundation movement. When you hire Crosstown Engineering for your foundation inspection, you can count on a thorough and detailed analysis of the foundation. We can provide recommendations for monitoring or proper repairs.
When Are Foundation Inspections Done?
Will My Home Inspector Perform a Foundation Inspection?
Although a home inspection will include a visual exam of the foundation and look for signs of foundation movement, this is not a true “foundation inspection.” A home inspector will generally note signs of possible foundation movement in their report and may recommend a foundation inspection be done by a professional.
Foundation movement does not always require immediate repair. At times, the recommendation after the foundation inspection will be to monitor the foundation for a period of time to watch for further movement.
Foundation inspections are usually requested in the following situations.
- Signs of foundation movement are found.
- Construction of a new home to verify that foundation follows engineered plans.
- Mortgage lenders often require a foundation inspection before purchase.
- Prior to the 10 year anniversary of a home with a builders 10-year warranty.
- Prior to doing extensive changes to a home like an addition or remodeling.
- Prior to obtaining a permit for foundation repairs.
- After a foundation repair is completed to verify repair plan compliance.
When there has been foundation movement, it can affect the entire structure of your home. Hiring a structural engineer for the foundation inspection and creation of a repair plan is highly recommended.
Do not assume that a foundation repair company is using the services of a structural engineer. Many firms do not. The independent inspection of your foundation by a structural engineer assures property owners that they do not spend money on repairs not needed or repairs that do not address the source of the problem.
Foundation inspection is serious business. Always use a structural engineer. Give Crosstown Engineering a call to schedule your inspection.
What Causes Foundation Movement?
Moisture Can be a Foundation’s Biggest Enemy
Most foundation movement involves the soil under and around the foundation and the moisture content in the soil.
Foundation movement can be attributed to one or more of the following:
- Active soil with high PVR (Potential Vertical Rise)
- Improper design of the foundation
- Foundation not built as per engineered plans
- Leaks from the plumbing system
- Movement caused by shifts of seasonal temperature/moisture
- Fill soil compaction is inadequate
- Plants growing too close to the foundation
- Improper grading of lot for drainage
- Inadequate roof guttering
- Failed foundation repairs done in the past
What Causes Foundation Problems
Understanding the Contributing Factors
In Dallas, Texas, foundation problems, i.e., movement of your foundation, are usually connected to the type of soil your foundation is sitting on and how that soil interacts with changes in moisture content. Occasionally, the problem stems from a faulty foundation design or incorrect construction of the foundation. Improper compaction of fill soil or building on earth with a high potential for vertical rise (PVR) can also affect the stability of your foundation.
Water from plumbing leaks, roof gutters, or poor drainage can saturate the soil under and around your foundation, creating unexpected pressure against the foundation. The changes in moisture content in the soil from seasonal changes can also affect your foundation.
Hiring the Right Foundation Inspection Firm in Dallas
Advantages of a Third-Party Foundation Inspection
Just because a business offers foundation inspections, it doesn’t mean that they have a structural engineer doing the inspection. Foundation repair contractors often advertise foundation inspection services even though they do not have the training or licensing of a structural engineer. This is not illegal in Texas, but does raise serious concerns.
- No special training or licensing is required of foundation repair contractors in Texas. This leaves their inspection qualifications in question. A structural engineer has to go through extensive training, a licensing process, and ongoing education to maintain their licensing. Which do you think is better qualified for foundation inspections?
- Having a third-party doing your foundation inspection instead of your foundation repair contractor provides accountability and oversight on behalf of the property owner.
We also recommend having a structural engineer do another foundation inspection after repairs are finished. This gives you the extra peace of mind that the repairs were completed correctly.
Foundation Repair Contractors
What You Need to Know Before Hiring
First of all, Crosstown Engineering does not do foundation repair, but we do inspect their work. That means that we are very aware of the differences between the performance quality of the contractors operating in the Dallas area. Here are a few things you need to know before hiring a foundation repair company.
- No license or training is required in Texas for an individual to perform foundation repair.
- Foundation repair performed without the oversight of a structural engineer is more likely to fail again in the future.
- Longevity is an important factor in choosing a foundation repair contractor. Several contractors offer a “Lifetime Warranty” of their work. That warranty has no value if the contractor goes out of business in a year or two.
- Beware of repair bids that are a lot lower than the competition. It may be a sign that the business is in financial trouble and unlikely to be around much longer.
Crosstown Engineering keeps track of the foundation repair contractors in the area that operate with integrity. We’re always happy to share that list of contractors with our clients.
Crosstown Engineering – Foundation Inspection Experts
Serving Dallas Property Owners
We have the training and experience you would expect in foundation inspection experts. Your foundation is too important to trust just anyone. Always hire a structural engineer for a foundation inspection. And when you do, please consider Crosstown Engineering.
Call us now at Crosstown Engineering to schedule your foundation inspection.