3 Questions to Consider When Evaluating Your Foundation

Kansas City is known for the beloved Chiefs, Royals, and oh… expansive clay soil. As homeowners within the Kansas City area normally have no reason to worry about the soil causing problems, there are times when it can pose several threats to your foundation and hinder its ability to stay dry. This kind of soil is most comparable to play dough. Just like when kids play with playdough, as it dries, it shrinks; when it gets wet, it swells. Same analogy can be used for clay soil. However, you must be asking... why are we so concerned with this situation? Well, Kansas City weather changes by the day, even by the hour, and without much notice. Winter weather can bring severe freeze/thaw cycles; Spring can bring torrential downpours, then Summer brings drought. This unpredictable weather pattern can be detrimental for your foundation. 

This article is going to explore the 3 Questions to Consider When Evaluating Your Foundation. After you review these questions, if you think you should consult a foundation repair company, we recommend you take advantage of PierMagic’s free estimate and thorough assessment. They are a KC-based company that offers solutions suitable for any foundation condition. 

Question #1 of the 3 Questions to Consider When Evaluating Your Foundation is… Have you (or the previous owner) ever had foundation issues at this residence? 

If foundation repairs have been completed in the past, collect all of the information you can find about the repairs. Was it a one-and-done repair, or a history of repairs, any warranty? 

#2: Have the cracks in the foundation worsened over time? 

Over time your foundation may experience movement which can be caused by a variety of conditions. Foundation cracks can mean anything from normal house settling to extensive damage. Normal wear and tear on your foundation can be caused by the Midwestern soil and weather conditions… again, this is normal. 

While it’s normal for a foundation to sink and develop tiny cracks in the first five years following construction, especially hairline cracks, there are some cracks that should raise a red flag. Any horizontal cracks throughout your basement could indicate that your house has a foundation issue, more than the normal settling. One may ask… how about vertical cracks? Vertical cracks are not as serious as horizontal cracks because they can indicate that the perimeter of your house foundation is under a lot of pressure. Vertical cracks aren’t generally a sign of trouble since dry walls run in that same direction. Ultimately, The larger the cracks, the more exposure to water, insects, and soil damage. 

#3 of the 3 Questions to Consider When Evaluating Your Foundation: Should I replace or repair the concrete? 

Without expert concrete experience, a customer may not completely understand when to repair vs. replace their concrete. This article will explore some tips on when to seek professional services on both options. We will evaluate many reasons why concrete cracks, sinks, and crumbles. Below are a few reasons why this deterioration is more prevalent in Kansas City than other geographic locations.

· Freeze/thaw weather cycles can cause cracking concrete to worsen. Because Kansas City winter can span from October to March or later, this weather fluctuation is a large portion of the year. 

· Snowy and icy weather results in the need of ice melt, which causes cracking and damage to concrete. 

· Concrete expands in the heat and contracts in the cold. This again is not ideal for Kansas City, as the weather can change in the matter of minutes. 

· Poor installation of the original concrete can result in the need for concrete lifting, or polyjacking. 

· Poor soil conditions will result in natural concrete sinking. 

LET’S EXPLORE THE FIRST OPTION: REPAIRING YOUR CONCRETE

The first option – polyjacking –  is a less invasive process that offers immediate results. The use of polyjacking is the most effective and efficient method of lifting sunken concrete around your property by drilling tiny holes (5/8″) and filling them with polyurethane. This will lift the concrete back to a normal level. The process is quick, easy, and effective – all within a couple of hours. Why would someone want to repair concrete areas around your residential or commercial property?

Here are some reasons our customers around the Kansas City area have repaired their concrete with polyjacking: 

· Safety – Trip hazards can harm you, your family and allows your property to be open for unwanted liability. One of the most common reasons for ER visits is falling around your property. This can be an extremely costly and dangerous hazard. 

· Cost – You can raise your concrete for less than half the price of replacing the concrete slab. At the end of the day, we all have budgets to adhere to, so price is a deciding factor when it comes to home or business repairs. 

· Time – Your slab problem will only worsen in time. Fix it now and avoid the hassle later. Raising concrete with poly foam often takes a couple of hours and is ready immediately upon completion. Repairing it now will reduce the longer-term price tag of replacement. 

· Appearance – Eye sores and additional structural cracks can be the result of uneven concrete. 

· Home Value – Trying to sell your home? First appearance is everything to a home buyer. Aesthetics are key when selling your home, so sinking concrete is not an appealing factor to sell your home. 

· Structural Damage – When a concrete slab settles, consequently doors and windows stick, and structures connected to the slab may crack and settle as well.

· Water Damage – Water follows the path of least resistance and a settled or sunken driveway may end up costing a homeowner more money over time in foundation repairs.

Several companies around Kansas City utilize mudjacking and polyjacking to repair their uneven concrete. PolyMagic is a reputable concrete repair company that has over 80 five-star reviews. You can schedule a free estimate now: https://www.polymagic.net/request-a-quote/

SECOND OPTION: REPLACING YOUR CONCRETE

Simply put… sometimes the polyjacking method just doesn’t work, especially when the damage is just too much. When this occurs, a solution that can be offered is replacing concrete, known as new flatwork. There are several reasons when replacing concrete is the optimal solution, including: 

· When the cracks are too large and deep, this brings in water for the freeze/thaw cycle and causes expansion 

· Typically the rule of thumb is if the concrete is sinking more than 8″, it is more cost effective to replace

· The concrete issues can simply be more expensive for repair, so opting for replacement is more cost effective

This article outlines the 3 Questions to Consider When Evaluating Your Foundation. Should you have any additional questions that PierMagic can answer, please give us a call!