Foundation Repair or Replacement: Kettering Homeowners’ Guide

Signs That Indicate Foundation Problems

When a homeowner finds out they have a foundation problem, it can seem overwhelming. However, by knowing what to look for and how to address them, you can save thousands of dollars down the road. If you find that you’re experiencing horizontal cracks in your basement walls, doors that do not shut properly, or gaps in your window and door frames, you need to contact a contractor right away. Freeze-thaw cycles found in Ohio can take something minor and turn it into a major structural issue if left unattended.

Interior signs of foundation problems will usually occur before any exterior signs of damage. The best way to catch any of these types of issues is to check your home regularly for any drywall cracks (especially around doorways and corners), uneven floors, sagging ceilings, or cabinets that pull away from the walls. Your property, located near Town & Country Plaza, would greatly benefit from annual foundation inspections to catch problems early on.

Seasonal Movement of Foundations in Kettering

Montgomery County has clay-rich soils that expand during wet times of the year and contract during dry times of the year, resulting in seasonal movement of foundations that can lead to various problems. Professional concrete contractors know how to differentiate between the normal seasonal movement of a foundation and a serious structural problem that will require intervention. By tracking the seasonal movements of your home, you will be able to determine when it is time to intervene with some form of concrete foundation repair.

When Concrete Foundation Repair is the Best Option

For most homeowners, concrete foundation repair will be the preferred method of addressing most foundation issues because the damage to the foundation will still be localized, and the structural integrity of the foundation will still be intact. In addition, minor to moderate cracks, small areas of settlement, and water-infiltration problems will all respond well to targeted repair methods that will cost significantly less than replacing the entire foundation. Once again, a professional contractor will be able to determine if your existing foundation structure is suitable for any of the repair solutions.

There are several different repair methods that a contractor could use to fix many of the common problems with foundations. Some of the most common repair methods include crack injection, waterproofing, and underpinnings. Many of these repair methods are very successful at fixing many of the common problems with foundations while preserving the existing structure of the home. These solutions will generally cost much less money and cause much less disruption than replacing the entire foundation. The quality of the repair materials used today will last for many years and will extend the life of your foundation significantly.

Cost-Effective Repair Methods

The average cost for concrete foundation repair will generally range from $2,000 to $15,000 for most residential applications in Kettering, depending on the nature of the repair and the methods that are needed to accomplish the repair. When problems are addressed early, using either crack sealing, waterproofing applications, or minor structural repairs will result in a high level of value. Contractors use top-quality materials and methods to produce long-lasting repairs at affordable prices.

When Should I Replace My Foundation?

Replacing the foundation of a home becomes necessary when there is too much structural damage to repair the foundation, or when the existing foundation does not have enough capacity to support the demands of the house that exists today. The cost of replacing a foundation can range anywhere from $20,000 to $100,000, depending on the size of the house, the type of foundation, and other environmental conditions. Replacing the foundation of a home is a large financial commitment and should be carefully considered before deciding to replace instead of repairing.

When Do You Need to Replace the Foundation of a Home?

In general, when the foundation of a home has sustained significant damage to the point where it is no longer safe to continue to attempt to repair it, or when the foundation lacks the structural strength to handle the demands of the house that is on it today, then it is likely that the foundation of the home will need to be replaced. A home that has had repeated repair failures may be due for replacement. Additionally, a home that was built in the past and does not currently comply with modern building codes may require replacement to provide the necessary protections for homes being built today. Only after a professional engineer evaluates the current condition of the foundation and the projected future needs of the home will it be possible to determine if replacement will ultimately provide a greater long-term benefit than continuing to repair.

How Much Structural Damage Does It Take Before You Must Replace the Foundation?

In general, any foundation that has suffered a loss of structural integrity to the point of displacement of the walls, extreme settlement of the foundation, or complete structural failure will require replacement of the foundation rather than attempting to repair it. In addition to the severity of the structural damage, another factor to consider when determining if your home’s foundation needs to be replaced is the extent to which the foundation is capable of supporting any additional or modified load that may be added to the home, such as a home addition. After conducting a professional evaluation of the structural condition of the foundation of a home, it will be possible to determine if replacement is ultimately the best long-term solution.

Evaluation and Recommendations Based Upon Professional Expertise

A professional evaluation of the foundation of a home by a qualified contractor will provide the homeowner with an unbiased evaluation of the pros and cons of repair versus replacement of the foundation. The contractor will use his knowledge and expertise, along with specialized tools and equipment, to assess the extent of the foundation damage and to recommend a course of action based upon the findings. The evaluation will help the homeowner avoid unnecessary expenditures and provide assurance that the foundation of their home is adequately protected.

Components of a Comprehensive Evaluation:

A comprehensive evaluation of the foundation of a home will involve a detailed analysis of the following:

• An examination of the soil beneath the home to determine if the soil is stable.
• An evaluation of the structural condition of the foundation to determine if there is any damage.
• An analysis of the cost of repair versus replacement to determine which option will ultimately be the most cost-effective and provide the greatest degree of long-term satisfaction.

Benefits of Hiring a Professional Engineer

An independent evaluation of the foundation of a home by a structural engineer can provide a homeowner with a clear understanding of the extent of the foundation damage and whether or not the foundation can be repaired or if it must be replaced. An engineer can identify the source of the damage to the foundation and recommend a solution that addresses the root of the problem rather than just treating the symptoms of the problem. Working with a professional engineer will provide a homeowner with confidence that the foundation of their home is being protected and that the investment made in the foundation will pay off over time.

Comparing Costs: Repair vs. Replacement

While the cost of concrete foundation repair is approximately 60-80% less than the cost of replacing the foundation, repair will typically be the best option only when the structural integrity of the foundation remains intact. While the cost of repair can vary depending on the type of repair and the location of the repair, the average cost for repair will range from $2,000 to $20,000 for most residential applications. On the other hand, the cost to replace a foundation can range from $25,000 to over $100,000 for larger and more complex projects. However, if the foundation is severely damaged and will require multiple costly repairs to restore its original condition, the cost of repair may eventually equal the cost of replacement.

Cost-Benefit Analysis: Short-Term and Long-Term Costs

When evaluating the costs associated with the repair and replacement of the foundation of a home, a homeowner should not only consider the short-term costs of each option but also consider the long-term costs. Typically, high-quality repairs that are performed on foundations that are structurally sound will provide a high level of satisfaction and reliability for decades to come. Therefore, while the initial cost of replacement may be higher than the cost of repair, the ultimate cost of owning and maintaining a new foundation with modern materials and construction techniques will be lower in the long run.

Financing Available for Foundation Work

Fortunately, many of the contractors that specialize in concrete foundation repair and replacement offer financing options that will allow homeowners to afford these costly repairs. Financing options offered by contractors typically include deferred-payment plans, low-interest loans, and extended payment schedules that will allow homeowners to plan and budget for these costly repairs. By working with a contractor to obtain financing for these repairs, homeowners will be able to plan and budget for these repairs and have the peace of mind that comes with knowing that their home’s foundation is being protected.

Local Soil Conditions Impact Foundation Performance

Clay-rich soils that exist in Kettering can pose a challenge to foundation stability that can impact the decision to repair or replace the foundation. Clay soils expand and contract significantly with changes in moisture content, thereby creating ongoing stress on foundation structures. As a result, contractors who work with concrete are aware of the soil conditions in this area and can provide solutions that account for these difficult soil conditions.

Methods for Stabilizing Soils and Improving Drainage

To protect both repaired and replacement foundations from ongoing soil-related stresses, it is recommended that contractors install effective drainage systems and implement proper soil-management practices. Often, contractors will recommend installing drainage systems as part of foundation repair and replacement work to address the underlying causes of foundation problems. Properly implemented soil-management practices and drainage systems will ensure optimal performance of the foundation, regardless of the repair or replacement method chosen.

Disruptions Caused by Foundation Repairs and Replacement

Concrete foundation repair work typically takes 1-5 days to complete and will not cause significant disruptions to the daily lives of homeowners. In fact, most repairs can be completed while the homeowner continues to live in the home, eliminating the need for temporary living arrangements. Scheduling the repair work will be coordinated to minimize any disruptions to the homeowner’s daily routine and family activities.

On the other hand, replacing the foundation of a home can take 2-6 weeks to complete and will require the homeowner to relocate temporarily during the construction phase. Replacing the foundation of a home is a major undertaking and will require disconnecting utilities, excavating the site, and reconstructing the foundation. However, replacing the foundation of a home provides the opportunity to upgrade the performance of the foundation and incorporate modern materials and construction techniques to achieve a superior level of long-term performance.

Seasonal Timing of Foundation Work

Both repair and replacement of a home’s foundation will benefit from having the correct seasonal timing to accommodate the weather conditions and soil moisture levels. Spring and fall are usually the best seasons for performing foundation work. Summer and winter can create difficulties with planning and completing the work due to the weather conditions. A contractor that specializes in concrete foundation repair and replacement can provide advice regarding the ideal timeframe for a particular project and site conditions.

At Kettering Concrete Solutions, our goal is to provide a comprehensive evaluation of the foundation of your home so that you can make an informed decision regarding whether to perform concrete foundation repair or replacement. Our experienced staff will evaluate the structural condition of your home’s foundation, the cost of repair versus replacement, and the long-term performance expectations of both options to recommend a solution that meets your specific needs and budget.