Of Bedrock & Helical Piers; From "Ask Us Anything"

Ellen sent two questions into our "Ask Us Anything" page, so here's here second question and our answer. Be sure to go back and see her first question concerning piers and load bearing walls, if you haven't read that post, yet.

Question

Should a contractor ALWAYS be able to find bedrock if they drill
in helical or steel piers?

Answer

Dear Ellen, another great question.

No, a contractor will not always find "bedrock" when installing Helical Piers or Steel piers, especially in the DFW Metroplex.

For starters, "bedrock" has a specific geological definition and is not found here in our area. This is why the contractor should make the effort to terminate their piers into "load bearing strata". The definition of load bearing strata can be a little subjective but it can also get technical. The main components of the definition, at least for my company, are: the pier should be at least 15' deep and should encounter a strata which produces enough resistance to support two times the weight of the structure it will carry.

Since any type of "rock" in this area of Texas can be at depths from 2 to 100 feet, affordability becomes a factor for the home owner. We have pushed our steel piers as deep as 98' in order to reach a strata that would not allow further advancement of the piers. This is where the helical piers come to the rescue of the budget.

The helical pier is designed to be installed at low speed and high torque until it bears into a strata which produces sufficient resistance to meet our criteria and then it is terminated. Sort of like when you screw a screw into a piece of lumber and the progress is easy until the screw reaches a harder layer of the wood and halts the process.

For example, where a thick bed of sand stone lies 85' deep and the steel pier would have to be driven that deep, the helical may only need to be advanced 35' deep to find a good strata for support. This is why my company has kept a database of the depths we have driven our steel piers on past jobs. When we are called to provide an estimate for a home owner, we can pull up past jobs nearest to their property and get a good idea where "load bearing strata" is and use that information to help advise the customer.

Again, feel free to forward any other questions you have and I will do my best to get you answers.

Sincerely,
Alan Ardoin.

Get more information by visiting www.AceFoundation.com.

What to Do After Your Foundation Has Been Leveled

We discuss quite often how to maintain your foundation and prevent foundation failure. Just as important, though, is knowing what to do after you've had foundation work done. Below are tips you should follow after your foundation has been leveled.

1. Maintain a consistent moisture level in the soil adjacent to the slab foundation. You can keep the moisture content consistent by evenly watering next to the foundation slab, especially during dry periods. There are a couple of ways to do this.
   
   First, use a buried foundation watering system with the water line buried twelve inches away and at the depth of the grade beam. The system should have a rain cutoff switch and a flow control box with a filter (the filter prevents sediment from clogging the line).
   
   Or, put soaker hoses around the edge of the foundation, seven to twelve inches from the grade beam. Remember to use the soaker hoses on a schedule or buy a battery-operated, programmable timer.
   
   Of the two methods above, the second can waste more water due to evaporation and run-off. Finally, keep in mind that watering the foundation does not fix existing foundation problems -- it's only a maintenance method.
2. Make sure water drains away from the slab perimeter. Eliminate all standing water near the foundation slab. This evens out the moisture content underneath the slab and lessens soil movement beneath the slab foundation.
3. Be sure large trees near the concrete foundation slab get plenty of water. Avoid high growth of dense vegetation near the concrete foundation slab, as well. When you water trees -- especially in dry periods -- you help even out the soil's moisture content beneath and around the foundation slab.
4. Make sure that the slab is at least three to four inches above the finished ground, including flowerbeds and other landscaped areas. The flowerbeds should slope away from the slab. This prevents water from draining to underneath the foundation and keeps water from pooling at the edge of the foundation.
5. Make sure the plumbing system, potable water lines, and sewer lines are checked periodically for leaks. A licensed plumber can perform these tests for you. Remember, water leaks cause differential moisture content and ultimately contribute to foundation failure. 

We hope you find these tips useful. A lot of them are also good maintenance ideas even if you haven't had your foundation leveled. Get more information by visiting www.AceFoundation.com.

A Short Video on Foundation Repair

If you have about two minutes, you might enjoy this short video on the basics of foundation repair. This video shows the use of piers for repair, as opposed to void filling or mud jacking. (We at Ace Foundation Repair typically use piers and don't recommend void filling or mud jacking.)

Get more information by visiting www.AceFoundation.com.

A Big Commercial Foundation Repair Job

We recently completed a large foundation repair job for a North Texas school district. We were able to capture some pictures of the work in progress! If you have any questions, feel free to ask us.



Get more information by visiting www.AceFoundation.com.

What to do AFTER You've Had Your Foundation Leveled

If you've had your foundation leveled, you may think you're out of the woods. Well, you are for now, but that doesn't mean you can forget about your foundation altogether. You wouldn't get the brakes fixed on your car and then forget basic periodic auto maintenance, would you?

So, what do you do after foundation repair? Easy! You do the same things you normally do: keep the moisture constant, look for signs of new problems, and consult a structural engineer when you are considering additions to your home. Specifically, you should take these steps:

• Make sure the soil around and under your house foundation keeps a constant moisture content. You know the drill, we've covered it numerous times.
• Take time to look over your house and see if there are any new signs of foundation failure. We're not trying to scare you or say that the foundation repair work you've just had done subpar; we saying that if you've had one part of the foundation fixed or level, that doesn't mean the rest of the foundation (or the house) is immune to problems. Look for cracked walls, cracked or popped floor tiles, wrinkled wallpaper, creaking hardwood and laminate floors, and other issues.
• Review your landscaping and make sure you have no trees or large shrubs adjacent to the foundation. If necessary install root barriers.

Remember, you've just spent quite a bit of money and time getting your foundation fixed. Protect that investment and the rest of your home by performing basic foundation maintenance. Get more information by visiting www.AceFoundation.com.

Use This Checklist Before Signing a Foundation Repair Contract

Since many home owners and other property owners are about to start on foundation repair (and other projects), now is a good time to think about the contracts you may see. Don't ever sign a contract without reading it first or having it explained to you. With that said, there's several things you need to consider before signing that foundation repair contract. Here's a short checklist you can use to see if things measure up.

• Ask an independent structural engineer (or two or three) for recommendations of a good foundation repair business. Look in the local phone book under "Structural Engineers" or search the web. Ask if the structural engineer is independent or under the employment of a foundation repair company. You want an unbiased opinion and recommendation, so you'll want an independent structural engineer.
• Get at least three local references from the foundation repair company you are considering using. Call these references and find out what they think of the price, the service, the clean-up, etc.
• Ask if the foundation repair companies you're considering handle all the necessary permits. It's rare that they'd make the property owner do it -- but be sure to ask. Red flags should go up if they tell you no permits are needed.
• Find out if permit fees are included in the price quoted in the contract. You don't want to be surprised with additional bills or invoices once the work is under way!
• Make sure you understand when the work will start and when it will end. You should have firm dates for both milestones.
• Is the foundation repair business insured and/or bonded? Did they have proof of this?
• Does the contract explain exactly what will be done, how many piers will be used, and a description of other materials used? Does the contract explain what type of piers will be used? Does the contract explain what will be done once the work is completed? Is the foundation repair company responsible for clean-up and so forth? Is the cost of clean-up included in the price given in the contract?
• Is there a down payment required? Do you understand how much is required for the down payment and how the payment should be made?
• Is there a schedule of payments? Red flags should go up if the foundation repair contractor is asking for full payment before the work is completed.

Finally, go with your gut feeling and intuition. If something doesn't feel write about the contract or the transaction or the foundation repair company, then stop and address the problem. Remember, it's your home or business and you will have to live with (or work in) the building long after the contractor is gone.
Get more information by visiting www.AceFoundation.com.

A Foundation Repair Nightmare

Usually, we provide you with tips and other useful information concerning foundation repair and foundation maintenance. On occasion, we also post pictures of us at on a job site or here in the shop.

However, today we'll depart from the usual and link to something pretty upsetting: a foundation repair job gone horribly, horribly wrong. It's stories just like this one that remind us to remind you to do the following whenever you engage any type of building professional:

• Be sure you research the contractor via the Better Business Bureau, Yelp, Angie's List, and a variety of other sources.
• Read and -- most importanly -- be sure you understand your contract. You did get a contract, right?
• Listen to your gut. If something doesn't sound right or doesn't feel right, then speak up. Remember, it's your house and you'll be there long after the contractor is gone. If necessary, call another professional and get a second opinion before you sign anything and before you plunk down any money.
• Read the warranty thoroughly and make sure you understand it. If there's problems later, you want to be crystal clear on what's expected of both you and the contractor.
• Get references, if possible.
• If any of your neighbors, friends, or family have had foundation work, ask them who they used and if they'd recommend that foundation repair company. Also, ask them about the foundation repair experience and what to expect.

So, with that said, grit yourself and read of this family's terrible foundation repair story. Granted, this story is the exception rather than the rule, but it does a good job of illustrating what can go wrong.

Get more information about foundation repair and our company by visiting www.AceFoundation.com.

6 Things You Should Know Before Signing a Foundation Repair Contract

As with any other work on your home, foundation repair should always be done using a contract. A contract describes what is expected of the service provider, what your recourse is when things don't work out as planned, and what the repair work will cost and how long it will take.

Below are six things you should look for in a contract:

1. Look for a complete description of the work to be done. This includes the number of foundation supports, the type of foundation supports, and additional services such as engineer's reports and permits..
2. Be sure the project's total cost is explicitly defined and accounted for.
   
3. Make sure you have a payment schedule. This way, there'll be no questions as to how much is due when.
4. The warranty: This should be simple to understand and the same in nature as that which was presented to you initially.
5. Make sure the contract describes who is responsible for removing debris and cleaning the site after the work is done.
   
6. Ensure the contractor's full name, address, phone number, and other contact information is accurate and up-to-date.

Remember, never sign a blank contract, no matter what. Any reputable and professional company will have their paperwork ready and complete before you sign it. If changes must be made, they will amend the contract and present it to you again. Finally, keep a copy of the signed contract for your records.

Ace Foundation Repair always presents a complete and easy-to-understand contract to you and will walk you through it to make sure you understand anything.

Get more information by visiting www.AceFoundation.com.

How deep should building foundation piers go?

Helical steel piers should go deep enough until they reach a layer of soil or rock that provides sufficient torque resistance to hold the building.

Get more information by visiting our website, www.AceFoundation.com.