When do sagging or sagging foundation walls become damaged beyond repair?

Damaged foundations can be very alarming for homeowners, especially when a wall is bowing, buckling, or appears to be in danger of collapsing.

Given the appearance of foundation walls, many homeowners assume that the only safe and effective solution for their home is to remove the damaged wall and replace it with a new one. However, even in extreme cases, a homeowner may have several options to repair their foundation, including options that do not include replacement of the foundation.

The Case Against Foundation Replacement

Generally speaking, foundation replacement is a lengthy, expensive, and invasive process for your home. First, the original foundation will need to be completely excavated to expose the foundation walls. Then it will be necessary to “lift” the house on temporary supports, while the floor slab and foundation walls are removed. The new foundations are built, the floor is poured, and then finally the landscaping can be attempted.

The worst part of this problem is that with all this time, disruption, and cost, the problem that caused the damage in the first place – the dirt around the foundation – has never really been addressed. Without solving this problem, it is very possible that your new base will be damaged by the same problems that damaged the first one.

Four Foundation Wall Repair Solutions

The good news is this: if the wall is still standing, there is an excellent chance that it can be repaired, without the need to replace the wall. Repair options are as follows:

Carbon Fiber Strips – If your foundation walls stick out in the middle and don’t slope at the top or roll in at the bottom, this may be the best solution for your home. These strips of carbon fiber cloth can be epoxy glued along the foundation wall quickly and easily by a foundation contractor. They are many times stronger than steel, can be installed year-round, and are ideal for reinforcing sloped foundation walls.

One of the main advantages of carbon fiber strips is their low profile design. If you plan to paint or finish your basement after repairing the walls, this is a reliable and inexpensive solution for preparing the walls for paneling and studs.

Foundation Wall Anchors – If you have access to the exterior of your home and would like the opportunity to straighten your foundation walls back to their original straight position, this is the solution you are looking for. Wall anchors are a three-piece system, including a wall plate that mounts to the visible side of the basement wall, a wall anchor that sits in the ground, and a steel rod that connects the plate to the wall. anchorage. The wall plate supports the foundation wall and the anchor sits in the ground to hold it in place. Each wall plate is then tightened onto the connecting rod, pressing against the foundation wall to stop all inward movement.

Over time, this option can be used not only to strengthen the foundation wall, but also to gradually straighten the wall back to its original position. They can also be painted over or used in conjunction with the basement finish, as thin wall plate can have studs and wall panels easily installed over them. And, unlike carbon fiber strip installations, wall anchors can be used to reinforce walls that show signs of bowing at the top or slipping in at the bottom.

I-Beam Systems – If you don’t have access to the outside of your home, but need to fix a wall that is leaning at the top or slipping in at the bottom, this is the system you’re looking for. This system consists of steel “I” beams that span the distance between the concrete floor and the floor joists along the top of the basement. These steel braces are installed at intervals along the walls, stopping all inward movement.

Most I-beam systems will only stop the movement of the walls, although a few can also be adjusted to straighten the walls. Also, these systems are the least compatible with a finished basement, as they will take up space along the walls. The best systems are designed with corrosion-resistant galvanized steel, so they don’t become an eyesore over the years.

Shotcrete Sister Walls: If the wall is crumbling, collapsing, or shows extreme damage, there’s still a good chance the foundation won’t need to be replaced. Instead, a sister wall can be built in front of the original wall, using a sprayed concrete known in the industry as shotcrete. This sister wall works best when combined with a wall anchoring system, which will help ensure that the new wall does not collapse from the pressure that damaged the original wall.

This system is installed year-round and is much faster than a foundation replacement, without disrupting landscaping. It’s cheaper, easier, and you can count on a good contractor to provide a warranty with the completed installation.

Hire a Professional Foundation Contractor in California

If you plan to sell your home in the future, being able to tell a prospective buyer that your foundation was repaired by a reputable contractor can be a major selling point for your home. If that contractor is still in business and their installation includes a written transferable warranty, this will also provide a selling advantage.