Serving Kansas, Missouri & Iowa

The Various Methods of Foundation Repair

For sinking foundations


MUD JACKING

Injecting grout to fill voids or raise a slab.

PROs
  • Good for leveling sidewalks, driveways, patios.
CONs
  • Will settle again as soil settles.
  • Not recommended for foundation walls or footings.

ADJUSTABLE JACK POSTS

Steel posts placed in basement under first floor with screw adjustments to allow for height adjustment.

PROs
  • Allows adjustment as movement occurs.
  • Cheaper than underpinning or piering.
CONs
  • Does not stop soil or foundation movement.
  • When movement of soil or cracking damage occurs, this is the sign indicating need for adjustment.

UNDERPINNING

Excavating unstable soil beneath a footing and filling the void with more stable material.

PROs
  • If soil properties are known, and unstable soil is shallow, and firm soil is within a few feet, this can be a low cost, successful repair.
CONs
  • If soil properties are unknown, weak soil depth may go beyond the repair depth, and future settlement may occur.

PIERING

Bridging through weaker soil to construct a support capable of carrying the required load.

PROs
  • Drilling or driving piers is less expensive than deep excavations to build foundations on solid soil.
CONs
  • Obstructions below the soils surface may prevent successful installation.
  • Can cause damage to existing structures.

FRICTION PIERS

Carry load by soil friction of material driven or drilled in place.

PROs
  • Cheaper than driving to solid strata.
CONs
  • If there is vibration in the soil or changes in the soil load they will compromise this method.
  • Unstable soil below pier may move and undermine the pier.

HELICAL PIERS

Helical plate welded to steel shaft, screwed into soil by hydraulic drill

PROs
  • Cheaper than full depth piering.
  • Can be installed quickly.
  • Increased depth improves tension resistance.
CONs
  • Soil disturbed by auger action may move over time.
  • Water may weaken soil resistance.
  • Soil below helical plate may move.
  • Not the strongest repair method available because the strength of the system is in the helical plate and the surrounding soil.

STEEL RESISTANCE PIERS

Structural Steel Shaft driven hydraulically to supporting strata

PROs
  • Driven full depth, through weak soil, resting on stable strata, not subject to settlement.
CONs
  • Must be spaced properly to balance and support the required load.



For buckling or bowed foundation/basement walls


WALL BRACE BEAMS

Anchored at top and bottom

PROs
  • Quick to install.
  • Requires no excavation.
CONs
  • Puts the entire load of your basement wall on the weaker floor joists, can cause major problems with your floor joists, upstairs walls and carpentry, etc.
  • Can cause movement on opposite wall, if earth load is unbalanced.
  • Structural integrity will likely be lost.

WALL PLATE TIED TO ANCHOR ROD

With helical plate screwed into outside soil, or steel plate anchor buried outside wall

PROs
  • Anchor is independent of floor joist system.
CONs
  • Must core large hole in basement wall to insert helix. This will let in water and can further weaken the basement wall.
  • Obstructions may prevent proper installation.
  • Anchor strength limited by plate area and soil properties.
  • Site or soil conditions may allow plate to move.

STEEL WALL BRACE SYSTEM STRUCTURAL STEEL WALL BRACE

Anchored to Reinforced Concrete Earth Anchor

PROs
  • Anchor is independent of floor joist system.
  • Concrete anchor combines mass and soil friction for increased stability.
  • Can be sized to fit soil properties.
CONs
  • Outside excavation required.
  • Structural integrity of wall must be sound for this method to work.

WALL STRAIGHTENING
PROs
  • Cheaper than replacing wall.
  • Improves Structural stability, if wall misalignment is excessive.
CONs
  • Outside excavation required.
  • Structural integrity of wall must be sound after straightening.

HIGH STRENGTH FIBER STRAPPING

Thin fiber / epoxy strap bonded to inside face of wall

PROs
  • Thin strap material has smaller profile than structural steel.
  • Anchor is independent of floor joist system.
  • Requires no excavation.
CONs
  • Structural integrity of wall must be sound.
  • If wall has excessive misalignment, excavation may be needed to straighten wall.
  • Bond between strap and wall material may fail from moisture and weathering.

WALL REPLACEMENT
PROs
  • Can address walls that have failed or are too unstable to repair.
CONs
  • High cost.
  • May not change conditions that damaged wall.

Customer Reviews

Average rating for Dry Basement® Foundation Repair is 4.91 stars of 5 stars - based on 590 reviews
Foundation Repair in Tonganoxie, KS
Concerned with additional cracking & blistering. Crew very friendly & considerate.
Miranda H. - Tonganoxie, KS 66086
Foundation Settlement Repair in Kansas City, MO
I would suggest telling the customer that if one lived North of I-70 that there would be a good chance of going beyong 8 exntesions with an additional $150.00/tier. It was briefly mentioned, but understood hihgly unclear.
Larry M. - Kansas City, MO 64152
Basement Waterproofing in Leavenworth, KS

Not happy about chunks and chips damage on remaining tiles but was told after that you cannot totally control this. Appreciate that they were careful with floors, etc.

Marianne G. - Leavenworth, KS 66048