Pier and beam foundations were a hit before the 60s, and although they are much less popular today, they are still used in flood-prone areas. A pier and beam foundation does not rest directly on the ground, and that is the major way that it differs from a concrete slab foundation. Instead, a typical pier and beam foundation will have concrete piers that are set deep into the ground for purposes of holding up the weight of the building. As a result, a crawl space is created between the ground level and the floor of the house.
A pier and beam foundation provides several advantages over other types of foundations, but it also has its disadvantages. As such, it’s important to consider all the pros and cons before building a new home so you can choose what will work best for you. Keep in mind that the area you live and the soil there will significantly determine the best kind of foundation for your new home.
One advantage of a pier and beam home is that because the home is elevated, it is less susceptible to damage resulting from moisture or flooding. In addition, the crawlspace makes it possible to perform utility repairs such as plumbing and electricity conveniently, since the areas under the house are easily accessible. In contrast, a concrete slab foundation may need extensive work to access such utilities, potentially making repairs much more costly. Pier and beam foundation repairs also tend to be much cheaper than slab foundation repairs.
On the other hand, a pier and beam construction is not recommended in areas prone to hurricanes and earthquakes as they can be susceptible to serious damage because the piers are not set as deep into the earth. Further, depending on the weight of the house and the spaces left between the piers, homeowners may have to deal with sagging and creaking floors. This is also why pier and beam foundations are not recommended for large buildings. The crawl space could also lead to problems such as moisture accumulation, mold and mildew, and rodent and bug infestation.
CAUSES AND SIGNS OF FOUNDATION PROBLEMS
Soil can pull away from a pier and beam foundation during seasons when the weather becomes increasingly hot and dry. The resulting moisture imbalance can cause settlement, leading to cracks inside and outside the home. Similarly, when tree roots suck water from the soil, it leaves the soil dehydrated and causes it to shrink. This also causes settling.
Cracked walls, bowing walls, leaning walls or chimney, slab cracks and garage cracks are other signs of a failing foundation, and as the home settles, the cracks become bigger and more obvious. In addition, watch out for a sinking or settling foundation, and check the crawl space for cracks in the foundation.
Plumbing leaks or poor drainage can cause serious damage to pier and beam foundations. The excess water causes the soil to expand, potentially moving piers and the foundation, making the home shift as well. Improper compaction of the soil before building the home could also lead to unexpected movement beneath the foundation. Some of the signs to look out for include sticking windows and doors, or molds and cracks on the foundation. These are typically caused by bad drainage and ground movement.
Moisture could also increase in the soil during seasons of heavy rain, and you might notice cracks in the foundation. Clay soil is particularly susceptible to moisture retention and therefore poses a higher risk of moisture damage. The soil expands as it absorbs moisture, causing stress to the foundation and leading to uneven sections of the floor and cracked sheetrock.
PIER AND BEAM FOUNDATION REPAIR
Various pier and beam repair options may be selected based on the cause of the foundation damage.
- Shoring
This involves introducing additional support to your home’s foundation. This method is used when the foundation is unable to handle stress, evidenced by cracked patterns along the base of your walls. Timber piers are inserted underneath existing beams in your foundation to increase its load-bearing capacity. The surface area of the footing area is also increased, thus helping to transfer stress to the new piers.
- Sonotube
A sonotube (hollow concrete column) may be used when your basement shows serious cracking or your floor slopes, in order to strengthen your existing foundation. The sonotube is inserted around the rebar of the foundation’s footing area, and concrete is then poured in to secure it. Sonotubes are often used in ageing foundations to even out any slopes and extend the life of the structure. Sonotubes can be pre-cut and pre-shaped, and come in many sizes.
- Reshimming
This method involves the use of hydraulic jacks to raise the interior floor levels to their natural position. Previously installed shimming is replaced with metal and permanent fillers, and beams are added as necessary in areas where the floor needs reinforcement. Interior pads, blocks or steel piers may be added for enhanced stabilizations of the floor system and interior structure. The concrete cylinders and steel piers replace the hydraulic jacks, providing permanent support for the structure.
- Underpinning
Underpinning is yet another way to reinforce the area underneath the load of your foundation. It could involve replacing weak soil underneath your foundation with concrete, which may also be combined with beams to add further support. Stress is then transferred to the beam to enhance support. Alternatively, piles encased in steel may be driven into pre-drilled holes so that they rest on more secure soil that is more than 5 meters deep. The load of the foundation is thus transferred to deeper, more secure soil.
The most appropriate pier and beam repair method will depend on the underlying cause of the damage and the extent. This is why it is important to call the experts as soon as you notice a foundation problem in your pier and beam home.
It is just as important to work with a team that understands foundation repair matters and has extensive relevant experience in the same. By relevant, we mean a reputable company that has been offering foundation repair services in your particularly area or region. This is because geographical factors play a huge role when it comes to home foundation matters. Bear in mind that the foundation repair cost per pier will also depend on your location, the repair method and extent of damage.
G.L. Hunt has been providing excellent pier and beam repair services for the last 30 years in and around Austin, and we are committed to ensuring your home is safe, offering guaranteed cost-effective solutions in case of foundation damage. Call us today to schedule an inspection of your foundation or to discuss your financing options.
Check out the full story here: Know The Facts About Pier And Beam Foundation Repair
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