So you’ve noticed some questionable cracks in your walls and floors lately. Maybe some doors and windows that stick for no apparent reason. You have a sneaking suspicion it could be foundation issues but aren’t sure. And now you’re wondering – if you do have to get foundation repair work done, will you need to temporarily move out while it’s happening?
This is a question that many homeowners who may be having foundation issues ask themselves. The thought of having to pay for expensive repairs or even having to vacate your home for a few weeks may be unsettling. Alright, friend, take a deep breath. That may not be as horrible as you believe.
In this homeowner’s guide, I’ll walk you through everything you need to know about identifying foundation problems, the repair process, whether or not you can comfortably live in your home during the work, and how to pay for it all. Read on to get the full scoop!
What Are Some Common Signs Of Foundation Trouble?
Before freaking out about possible foundation issues, it’s important to learn how to recognize the warning signs. Some damage is normal settling that occurs in most homes. More serious structural problems require professional repairs to prevent further deterioration.
Here are five of the most telling indicators that something may be amiss with your foundation:
- Uneven floors – If your floors feel uneven when you walk across them, that likely means there has been some shifting in the foundation. It’s not just old age!
- Doors and windows out of whack – Do you suddenly have doors or windows that stick, don’t close properly, or don’t line up in their frames like they used to? This points to a foundation that is moving and settling unevenly.
- Cracks in walls and ceilings – While some small cracks are perfectly normal, wider cracks, especially diagonal ones, often happen because of foundation problems.
- Gaps along baseboards or countertops – As the foundation shifts, it can cause separations between walls/ceilings and adjacent surfaces like baseboards.
- Exterior cracks – Cracks in exterior brickwork or cladding can indicate the foundation is gradually sinking in isolated spots around the house.
If you spot several of these red flags, it may be time to call a structural engineer to thoroughly evaluate if your foundation requires repair work. Identifying issues early is key to minimizing damage down the road.
The Overall Foundation Repair Process
If an assessment does confirm you’re dealing with a compromised foundation, what happens next? In a nutshell, here is an overview of the typical foundation repair process:
First, the structural engineer or foundation repair company will diagnose the specific problem and devise a customized solution for your home. This may involve just one or a combination of different methods, like:
- Steel push piers driven into the ground to stabilize things
- Carbon fiber reinforcement straps to repair cracked walls
- Wall anchors securing the exterior frame to the foundation
- Injecting concrete, resin, or polyurethane foam to fill voids
They will next draft a thorough proposal explaining the scope of the project and associated expenses for your approval.
Following the signing of contracts, the team will show there and get set up. This might involve equipment such as air compressors, generators, hydraulic jacks, and other devices. After then, the actual repair process will start and take a few days to a few weeks, depending on the extent of the task.
Throughout the project, the foundation repair technicians will provide updates on the status and what to expect next. Once all work is complete, they’ll conduct final inspections, obtain permits, and clear away equipment and materials. Finally, you’ll sign documentation that the project met requirements before final payment.
And voila! Your formerly faulty foundation is now stabilized and restored to properly support your home once again.
Exterior Vs. Interior Foundation Repair
A key consideration in the repair process is whether work will be needed on just the home’s exterior foundation walls or if interior supports underneath the floors will also be necessary. Why does this matter? Because it determines if you’ll need to temporarily vacate the premises or can comfortably live there while the job is happening!
In approximately 90% of cases, only external foundation work is required. This involves excavating around the perimeter to access the outer walls and footer. Steel bracketing systems are then installed, which connect specialized piers driven down next to the foundation. A network of these underground piers circles the house and bears loads to prevent further sinking or shifting.
The whole operation occurs outdoors, so there is minimal disruption inside. During the 1-2 days when the house is jacked back into position, a crew member will enter to observe and ensure everything is moving as intended. Other than that brief period, you can basically go about normal living amidst the hubbub.
When Vacating The House Is Necessary
However, for about 10% of homes needing foundation work, both exterior and interior supports underneath the structure itself have to be added. This entails cutting multiple holes through floors to insert piers directly below. It also requires substantially more equipment maneuvering, demolition mess, and continual in-and-out foot traffic. Attempting to live amidst all this upheaval would be an exercise in futility!
Therefore, the only scenario when vacating your home temporarily makes sense is if interior foundation repairs are unavoidable. In that case, you’ll want to plan ahead for somewhere else to stay a few weeks – with family/friends, a short-term rental, or hotel.
Packing up valuables and placing fragile items in storage is also advised. And of course, furniture in work areas will need moving to give adequate access. It’s disruptive for sure, but once you return after repairs the house will be far sturdier than before.
A few ways to potentially avoid the need for interior work are:
- Only stabilizing the foundation without lifting/leveling – less invasive piers can sometimes be added externally to brace things as-is.
- Using polyjacking methods inside to raise settled areas without invasive demolition.
So in summary – if a structural inspection reveals your home only requires exterior foundation repairs, you’re in luck! Set up a temporary outdoor living space on your patio and hunker down with your TV, laptop, and favorite snacks during the daytime ruckus. But if they recommend interior work, reluctantly prepare to book a mini-vacation while the crew works their magic.
How Much Does All This Potentially Cost?
Okay, let’s cut to the other big question on your mind – how much is this whole ordeal going to set you back? Costs vary substantially based on factors like:
- Size/scope of needed repairs
- Materials and labor rates in your region
- Site accessibility challenges
- Discovery of additional defects mid-project
As a ballpark average, you can expect to invest anywhere from $5,000 to $20,000 to remedy moderate foundation issues. For more extensive damages requiring elaborate underpinning solutions, the final bill may reach $50,000 to $100,000 or more.
Yes, I realize that’s a hefty chunk of change either way! But considering the alternative is a home that continues deteriorating with time, leading to astronomical repair costs down the road and reduced property value, it’s worth biting the bullet. Just be sure to get multiple quotes and verify each company’s credentials before committing.
Financing Options To Cover The Costs
Very few homeowners have that kind of money laying around! Here are some possibilities to fund the expenses so your bank account isn’t decimated:
Home Equity Loan – This allows you to borrow against existing equity gained as you’ve paid down the mortgage. Just be aware that if you fail to repay the loan, the lender can foreclose.
Cash-Out Mortgage Refinance – You could refinance your mortgage for more than what you currently owe and take the difference in cash. This adds to your overall debt though.
Personal Loans – Unsecured personal loans through banks or credit unions offer more flexibility and lower rates than credit cards. Lending requirements are strict however.
Special Repair Loans – Some finance companies partner with contractors to provide loans specifically targeting home improvements like foundation repairs. These plans are tailored to the costs and have flexible terms.
Liquidate Investments – If you have sizable assets in other properties, stocks/bonds, or valuables, selling off portions may allow you to self-fund repairs without accruing costly interest.
Ideally you identified the signs of foundation problems early and had time to save up reserves. But if not, crunch the numbers to discover which funding approach best fits your circumstances. The last thing you need is to raid retirement accounts or go into debt unnecessarily!
Can Smoke Detector Repair Cause Disruption to Living in a House during Foundation Repair?
During foundation repair, smoke detector repair services may cause minimal disruption to living in a house. While the work is being completed, the smoke detector repair services may require access to various areas of the home, but typically, the inconvenience is temporary and minimal.
Preventing This Headache In The First Place
All this talk of fixing foundations begs the question – could this headache have been prevented with better property maintenance? In some cases yes, and in others no. Issues like erosion, soil contraction, sinkholes, or subpar initial construction can arise unexpectedly through no fault of your own.
However, you can minimize foundation risk substantially by:
- Installing proper drainage and downspout extensions to divert rainwater away
- Waterproofing basement walls and sealing any cracks
- Regrading landscaping so the ground slopes away from your home’s perimeter
- Pruning trees/shrubs near the foundation to avoid root invasions
- Conducting regular inspections to catch minor problems before they escalate
A few reasonable prevention measures will save massive sums down the road. But regardless, foundations can develop problems after decades of settling, ground shifting, storms, and so on. So try not to be too hard on yourself if you wind up needing repairs!
To Wrap It Up…
Dealing with a compromised foundation and potential repairs is not fun. But don’t panic! In most cases, the work needed is external only and you can comfortably occupy the home simultaneously after some preparations. For more extensive interior jobs, temporarily relocating makes the process smoother for everyone.
Either way, cracks in your foundation are fixable with today’s technology. Just be sure to get an accurate assessment of issues early on, obtain multiple repair quotes, verify credentials, and explore financing options that won’t bust your budget. This too shall pass…and soon enough you’ll have level floors and straight walls once again!