12 Sep Email and response
Please excuse all typos as I am doing this by voice. I try and correct them but I might miss some.
Thanks for contacting me! Garage floors are typically A separate pour from the main house slab And not connected to it. You can look at the edges where the Garage slab butts up to the house slab and see if there is a small gap and possibly a piece of expansion material. It may look like a little piece of rubber or wood or there may just be a gap between the garage slab and the beam of the foundation. If this is how your garage is built you can remove the garage floor concrete and replace it with new, I’ve done this on several houses in the past and it works quite well. As far as the remaining cracks that you’re seeing sometimes we refer to them as seasonal because they’ll show up during dryer or wetter extremes or parts of the year when the ground supporting the foundation shrinks or expands for various reasons.
Sometimes this can be addressed by simply watering your foundation properly to allow the soil to expand enough to reset the foundation in its original place. If that works the cracks will close up but it does require that you stay vigilant about keeping your foundation watered. Some neighborhoods as you’re seeing with yours simply have soil conditions that are expansive in nature thus allowing for much movement underneath the houses.
If you’re seeing only cracks in the sheetrock you may be able to correct it as I stated, if you have brick and you’re seeing cracks in the brick around the outside of your house and doors that won’t open and close properly it may be something that needs the attention of a foundation company.
I have become very fond of Helical Piers has a solution and less confident in pilings because pilings can get loose as soil moves around them and they are not tied together. Foundation companies have taken to the tact of selling anything as long as it has a lifetime guarantee or transfer transferable Warranty , this is great but the real solution is a solution that will last so that you don’t have to continue to come back and have your yard torn up in your house repaired.
Helical piers On the other hand, are screwed down into the soil until they reach a resistance that won’t allow them to move up or down. Typically they will go down into the clay strata or into some of the rock depending on how hard it is thus locking them in place and allowing for a permanent fix with a pier cap. This method is far less invasive to the soil around the house and has proven to be extremely effective regardless of the soil conditions.
There are bargain basement foundation repair companies and Realtors are really good about knowing who they are but I do not suggest you contact the realtor for a recommendation. My experience with realtor recommendations or that they seek the cheapest solution and the quickest solution so they can sell a house. No offense to Realtors but that’s the way they roll.
Find a foundation company that will provide an engineered solution because the engineer will not design a solution that he cannot stand behind. Also if you ever decide to sell your house this holds a lot of weight for the potential purchaser. I endorse Hargrave Foundation Repair – 972 442-3415 because I know him and I think that they do a really outstanding job, call him and tell him I had you call. We’re also doing a promotional with them so he’ll give you a gift when you get the estimate. I don’t believe they charge for the initial inspection and estimate.
Hope this answers your questions thanks so much for contacting me listen to the show Saturday and I’ll read your email and response.
From: ‘Kris Taylor ‘ <Krisarchitect@hotmail.com>
Sent: Tuesday, September 11, 2018 8:39 AM
To: firstname.lastname@example.org; Alex Guthrie <email@example.com>
Subject: Ask Alex Online Form
Name: Kris Taylor
Question: So i have cracks in my garage in floor, cracks in my ceiling in my kitchen and hallway and my driveway needs replacing. In my neighborhood it’s a very common problem. Just wondering if it’s worth fixing if the soil is known to move a bunch, I’m not loaded so it would be a huge chunk of money to fix, but if necessary i could fix.