Settlement Sinking

Some types of soil are stronger than others. There are usually a number different soil layers underneath a house. Foundation settlement can occur when one of these soil layers can’t support the weight of the home.

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The Problem:

Your home is showing signs of damage related to foundation settlement.

Telltale Signs:

  • Stair-Step Cracks In Brick Or Concrete Block Foundation Walls
  • Leaning, Tilting Chimneys
  • Cracks Around Doors And Windows
  • Jamming, Sticking Doors And Windows
  • Cracks In A Concrete Slab Floor
  • Cracks In Drywall

How to Fix It:

We fix foundation settlement issues by installing steel foundation piers. These piers will extend beneath the foundation, contacting strong supporting soils that will permanently stabilize your structure. At Mount Valley Foundation Services, we solve foundation settlement issues of all kinds! Call us for a free foundation settlement repair quote today!

We serve Charleston, Columbia, Florence, Myrtle Beach, throughout South Carolina & over the state lines. 



Identifying Foundation Settlement Issues

Signs of a settling foundation can be very subtle at first — many homeowners can go months or even years before noticing a crack in their foundation. The long-term damage from foundation settlement, however, is ongoing and will lead to more severe foundation problems.

Signs Of Foundation Settlement

As a foundation settles, many telltale signs will become evident. What follows are some of the most common ways that foundation settlement can become visible to the homeowner.

Stair-Step Cracking Stair-step cracking is one of the surest signs of foundation settlement and is very common in brick in concrete block walls.

As the settlement continues , vertical cracks may widen or become uneven as wall sections tilt away from each other, indicating more severe displacement. Keep an eye out for cracks that are wider at the top than at the bottom, as this is a sign of advancing settlement.


Tilting Chimneys

Tilting chimneys that are separating from the home are one of the most intimidating and dramatic signs of a settling foundation. Sometimes a chimney is built on a footing that is not connected to the house foundation, making it even more at risk of settlement.





Damaged Doors And Windows

An opening cut in any wall is a weak point, so signs of foundation settlement often show up around door and window openings located above settlement areas. Doors and windows frames may be racked out of square. Cracks may extend from the corners above doors and windows. Doors may separate from the framing or exterior finish. Other signs of foundation settlement include sticking, jamming doors and windows and locks that stop working.






Slab Floor Cracking

Cracks in your concrete floor slab can be a sign of foundation settlement, but they may also be a sign that the slab floor alone has settled. There are times when your slab floor may sink or lift independently of the foundation walls, damaging the floors but not necessarily the walls.






Dry Wall Cracks

Cracks in drywall throughout the house are reliable indicators of foundation settlement. Cracks will often be larger and more obvious in the home’s upper levels. Typical drywall cracks during foundation settlement are commonly located at the corners of doors and windows and along drywall seams. Drywall tape can also be a good indicator, especially of it’s ripping or coming loose. Drywall cracks can also be a sign of sinking crawl space supports, sinking floors, and heaving floors.






What Not To Do

Like all home improvements and repairs, some methods work better than others. On the other hand, some methods seem to hardly work at all. In fact, at Mount Valley Foundation Services, we find that many of our foundation repair jobs are actually just fixing the unsuccessful repairs of other contractors. Based on our experiences throughout South Carolina, North Carolina, and Georgia, here are three “fixes” that we do NOT recommend:

To completely replace your home’s foundation, the soil will have to be removed from around your home and your home will be jacked up and placed on temporary supports. Next, your foundation walls are completely removed, and a new set of walls are constructed. This is expensive, time-consuming, and extremely disruptive for a family. Even worse, it doesn’t even address the real problem — the soils around your foundation.

Many homeowners remove and replace their foundation without addressing the problem that caused the foundation issue in the first place. When this happens, they often find that after several years, they’re facing the same problem all over again. At Mount Valley Foundation Services, we address the problem with warranted solutions that will fix your problem once and for all.

To install concrete underpinning, the soils must be excavated from around the foundation. Larger concrete footings are poured beneath the exiting footings. Once the concrete has cured, the soil is backfilled. When it comes to foundation footings, “bigger” is not necessarily “better”. Most of the time, the underpinning will not extend beyond the problem soils under your home. If this is true, the larger footings you just paid for will continue to move and cause damage.

Concrete shrinks as it cures, and small gaps can also be formed between the new footing and the old one. Open gaps beneath a home are never a good thing! When concrete underpinning is installed and fails to solve the problem, it is much more expensive to repair. Before installing a new foundation system, all that added concrete will need to be removed.

Concrete piers are too big and blunt to be driven deep into foundation soils, so they usually don’t extend to competent supporting soils. These piers can crack under pressure, and they often install unevenly or crookedly under your home.

To install concrete piers under a home, the soil will first need to be excavated from around your foundation. Short, 6″-8″wide concrete cylinders are then pushed into the soil on top of one another, strung together by a wire. Shims are then placed between the top of the concrete pier and the footing, then the soil is backfilled. Blunt, wide concrete cylinders are difficult to push deep into the ground, making it very difficult to extend them past the poor supporting soils under your home. Concrete can crack and break when under pressure, and even in response to temperature changes, making concrete piers a flimsy repair method. Additionally, there is nothing to guide the direction for the pier, and no guarantee that they will be installed straight. So how will they support your home?

Because of these and other reasons, very few companies will recommend this kind of approach.

Contact Us for Sinking/Settling Foundation Problems in Charleston, Columbia, Myrtle Beach & All of South Carolina

At Mount Valley Foundation Services, we can identify and repair any issue you may be having with settling, sinking foundations. We have a wide variety of solutions for foundation repair that have been tested and proven effective throughout the United States and Canada.

Each of our foundations solutions includes a free, written foundation repair quote, including a personal consultation with one of our in-house foundation experts, a personal inspection. To schedule an appointment with one of our specialists, call or e-mail us today! We proudly serve Augusta, Greenville, all of South Carolina, areas such as Rock Hill, Spartanburg, Charleston, Myrtle Beach, Florence, Sumter, Anderson, and nearby.

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