Repairing Sagging Foundation 

Even the sturdiest foundation might sag when it rests on a layer of unstable soil or if it’s not set properly.

Unstable soil can expand or shift with high moisture or extreme temperature changes, leading to significant variations in pressure that can make foundations tilt, buckle, heave or crack. When a foundation isn’t set properly, these problems become even worse. A sagging foundation is a serious concern for your household's overall safety. Foundation cracks, cracks in window/door frames, and uneven floors act both as side effects and indicators of a larger problem. Over time, severe damage can come from sagging foundations, costing more in repairs and leaving homeowners with precarious living conditions.

There are options for repairing sagging foundations, depending on the exact nature of your home, the construction of your foundation, and the ground underneath and alongside it. If the soil underneath can be stabilized, possibly with high-pressure grouting, that might be enough. If it's a helical pier, push pier, or wall brace – three of the most common solutions – restoring the integrity of your foundation protects your investment in your home. If compact soil isn’t too deep and the structure of your home isn’t too heavy, helical piers are a common repair option. In the case of larger, heavier buildings or when load-bearing soil is deeper, push piers are often used. In some cases, a galvanized steel wall brace anchored vertically might be enough. Rely on the experts at Thrasher to find the best solution for you and to guarantee you will be satisfied with the results.

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Cracked foundations, leaky basements and mildewy crawlspaces are often serious problems that shouldn't be ignored. If you feel you've put your repair project off long enough, financing can help you get it done now instead of later. It's not worth gambling with the investment you've made in your home!

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Frequently Asked Questions

  • Thrasher offers industry-leading, fully transferable warranties and guarantees. Almost all of our foundation repair, basement waterproofing and crawl space work is covered by a 25-year warranty. The warranty is attached to the property, so not only does the warranty transfer to the new owner if you sell your home, it will also transfer to any future owners that buy your home!

  • Typical foundation repairs (from wall anchors and braces to helical and push piers) take roughly a few hours to install. Although a small area of your yard may need to be excavated, the disturbance should be kept to a minimum. If foundation repairs are more widespread, a larger system might be your solution, for instance multiple piers, braces or anchors may need to be added, taking extra time. Once the project completes, there should be little to hardly any signs of a yard being disturbed.

  • Drywall cracks, if not caused by seasonal changes in humidity, may also be caused by structural problems. For example, poor settlement leading to cracks in concrete slabs often indicates that drywall is soon to follow. If your house is built on uneven soil, the shifting and sagging will result in cracks forming on your interior walls.

  • Wall anchors are a very common solution in foundation repair, particularly for issues like bowing walls caused by lateral pressure from soil expansion. There's little excavation work, with an anchor plate placed in the yard and another on the basement wall, joined by a steel rod drilled from the inside anchor to connect them. The inside anchor plate is topped with an adjustment nut that helps pull your wall straight, reducing instability in your foundation settlement and wall bowing.

  • A push pier is a series of sectioned, hollow steel pipes, which can fit together into a longer shaft. A small area outside the foundation is usually excavated to get access to underneath the foundation. In the process of installation, the sections of pipe are driven down through unstable dirt until it can be firmly footed in load-bearing soil. They are then attached underneath the foundation with a steel bracket to address settlement by shifting weight on to the pier, lifting and stabilizing a sinking foundation.

  • Many minor cracks are simply visual, and not indicative of serious structural damage. However, to distinguish this from cracks that might indicate more serious problems, look at the size and number of cracks. If cracks are more than 1/8 inch wide, span a large surface area, that's probably serious. If the cracks are growing over time or allow moisture and gases into your basement, it signals the foundation is starting to give way under pressure and is losing its integrity, becoming more serious.

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