Waffle Slab Foundation

Waffle slab prior to concrete being poured.

In our last blog post, we discussed post-tensioning cable foundations. This time around, we'd like to discuss another development in building foundations, waffle slab foundations.

Waffle slab foundations are formed when beams are poured throughout the interior until the pattern resembles a waffle. While the jury may still be out when it comes to how effective post-tensioned cable foundations are, waffle designs have shown themselves to be more likely to create a stiff foundation which results in the whole house moving, rather than just a certain portion of it.

Another view of a waffle pod slab prior to concrete being poured.

Waffle pod foundation construction uses less concrete than traditional methods of edge beam and internal beam. This keeps construction costs down. Labor costs may be reduced, as well, since significant trenching (which is labor intensive) can be eliminated.

Unfortunately, this type of foundation requires more piers than traditional slab foundations when it comes time to level things. More piers means more expense. Please keep this in mind when you are considering the savings in construction — you may end up giving it all back when it comes time to fix the foundation.

Get more information by visiting www.AceFoundation.com.

Post-Tensioning Concrete Foundations

Traditional rebar (but blue!) in place and ready for concrete to be poured for a foundation. Photo by Flickr user GeekMojo

Traditionally, concrete slab foundations are reinforced with steel bars, called re-bar (or rebar) -- short for "reinforcing bars." This technique of reinforcing concrete and similar materials originated in 1867 with a French florist named Joseph Monier. His experiments in making a stronger flower pot ultimately led to embedding reinforcing bars in the pots as they were formed and before they were kiln dried.

Post-tensioning concrete foundations are the next wave beyond traditional concrete slabs. With post-tensioning slabs, high-strength steel strands or cables, typically referred to as tendons, create a grid of steel cables that actively support the slab. Traditional rebar construction is "inactive" only really helps keep the slab intact after the slab has cracked. Slabs with post-tension cables are usually thinner and this can cut down on curing time and, ultimately, construction costs.

Post-tensioning being used in the construction of a concrete bridge for a highway. Photo courtesy of the Kansas Department of Transportation

Post-tension concrete foundations are used not only in home construction, but in commercial construction. Since this method combines structural integrity and thinner pads, office buildings can have thinner floors but retain comfortable ceiling heights, which in turn reduces total building height and weight load.

Caveats

With all that said, one must keep in mind that post tension foundations do not solve the underlying soil's ability to handle moisture. That is, just because a home or business is built on a foundation with post tension cables, it doesn't mean that the soil on which that foundation rests quits expanding and contracting as the moisture content changes. Post tension foundations can still shifting or even failing. You must still perform essential foundation maintenance, such as maintaining a consistent moisture content within the soil, keep tree roots at bay, and watching for signs of foundation failure like cracks in the wall, stuck doors and windows, wrinkled wallpaper, and popped or loose floor tiles.

If a builder tells you that a post tension foundation solves all your problems and you'll never have to worry, then run — don't walk — and find yourself another builder! Remember, the builder is trying to sell you the house, but you're the one who must live with the purchase for years to come.

Have questions or want more information? Then visit us at www.AceFoundation.com or give us a call at 972-272-1900.

Save That Paperwork!

Did you recently have your foundation repaired? If so, there's a few things you need to do.

However, the number one thing you need to do is file away the paperwork from the repair job.

Put the paperwork somewhere safe yet easily accessible. There are a variety of reasons you may need it, including:

• If you see new signs of foundation failure
• Have a homeowners insurance claim that might be related to the foundation
• You sell your home

You should include in the paperwork the following items:

• Any receipts and invoices for the work performed
• The original estimate
• Any drawings and descriptions of the work performed
• The warranty

In a pinch, you can always call the foundation repair company that did the work and ask them for a copy of the paperwork if and when you need it, but it's much easier and quicker if you can put your hands on the paperwork yourself.

Get more information by visiting www.AceFoundation.com.

4 Reasons to Fix Foundation Problems Now

• Foundation problems never improve — they just get worse and worse. Once a crack appears in the foundation, it's nearly guaranteed that the crack will grow in size. Indeed, where there's one crack, there's probably others. The longer you wait to fix the problem, the bigger (literally) it's going to get.
• Foundation cracks may allow pests and water to enter the structure. Bugs are bad enough, once moisture gets in the home, you have to consider the possibility of mold. Not only can mold cause wood rot, it can cause respiratory problems for you and your family.
• A failing foundation causes all types of other problems in your home, too. Stuck windows and doors, wrinkled wallpaper, cracks in the sheet rock and ceiling, popped floor tiles, warped hardwood floors and gaps between the planks, cracks in your fireplace and exterior brick walls, and a host of other problems. The longer you put off dealing with a foundation problem, the more of these problems you'll face.
• When it comes time to sell your home, any foundation failure will affect the sale price of your home significantly, not to mention the cost of fixing the other problems the foundation failure caused. Keep this in mind, too: Most banks don't grant a mortgage without some promise that a foundation failure will be fixed.

So, there you have it: 4 very good reasons to deal with your foundation problems now. Be sure to call Ace Foundation (972-272-1900) or visit our website and request a free estimate.

Get more information by visiting www.AceFoundation.com.

What is Cut and Fill and How It Affects Your Foundation

Cut and fill refers to a process by which a sloping area is leveled prior to constructing a building. Specifically, part of the slope is removed (cut away) and the other area is filled with soil, gravel, etc.

If the fill material isn't compacted properly prior to the structure being built, the fill material will compact on its own over subsequent years. What's unfortunate about this is that a slab foundation will move as the fill material compacts. If the fill material is compacted before the slab foundation is poured, then there's little chance the fill will compact even further on its own.

As for the slope that was cut, there may be problems there, too. Chief among these is that clay soil that may have been under other soil is exposed once the area is cut. This allows water access to the clay and, as we've discussed before, water and clay are not good mixtures. Typically, additional water will cause clay soil to expand and the foundation will heave. During droughts, the clay will lose water and shrink, causing the foundation to settle. This expansion and contraction of the clay soil under the slab foundation spells trouble as the slab bucks up and down on the moving soil.

What can you do to prevent these problems? First, you can ask your builder about compacting the soil. In most cased, it's recommended that soil be compacted in layers no greater than four inches. If a layer of soil to be compacted is greater than four inches, it may be too thick to compact adequately before the structure is built. That leaves the rest of the compaction to occur after your home is sitting on the soil — and you don't want that.

Second, you can be proactive and maintain a constant moisture level in the soil supporting your foundation. This means using soaker hoses during the summer when the soil is dry, proper drainage to keep excess water away from the foundation during the Spring and Winter when rain is more common, and installing root barriers to prevent water-seeking tree roots from invading the soil under the house.

Get more information by visiting www.AceFoundation.com.

Chimneys and Piers

Just like few people consider foundation piers for swimming pools, few people consider piers and their fireplace chimneys. Why on earth are piers and chimneys even a topic?

Believe it or not, a chimney is a pretty heavy structure. Add to that the fact that a chimney needs to be straight, connected to the house (the fireplace, specifically), and structurally sound to do its job correctly and safely, and you can begin to understand why ensuring that a chimney is properly supported is so very important.

The Foundation Performance Organization recommends that for a mid-sized concrete slab house, four piers are necessary (that is, one pier at each corner of the chimney). If the chimney doesn't have external brick or stonework and is only one story tall, it may be possible to get away with only three piers.

What does this mean to you? Well, for starters, when you are considering a new home being built, you should ask the architect and/or builder about the chimney and its support. If you are buying an existing home, you should make sure the building inspection addresses this. And, if you're getting a foundation repaired, you should make sure that there is adequate support provided for the chimney if the foundaiton repair concerns the area containing the chimney. Always go with your gut -- if a foundation repair contractor tries to tell you that you need less than four piers (or three, if it's a lightweight chimney), then you should seek another contractor.

Do you have a question about foundation repair? Then ask us. We'll give you the answer and share the knowledge with others.

Get more information by visiting www.AceFoundation.com.

Does Foundation Repair Require a Permit from the City?

Yes, yes, yes!

We'll get this out of the way first off: Look over any bid you get from a foundation repair contract and make sure there's a line item for building permit!

If there's no mention of a building permit in the bid, then ask the contractor about it. If they tell you it's not necessary, you can be 99% sure the contractor is trying to shave the price of the bid. In nearly every municipality in north Texas and south Oklahoma, a building permit is needed when foundation repairs are performed. (Notable exceptions include Rowlett and Rockwall, both in Texas.)

So, what happens if the contractor doesn't get a permit, the work is performed, and the city finds out? First, the city can fine both the contractor and the property owner (homeowner). And, if that wasn't enough of a problem, the city can stop all non-permitted foundation repair work until the proper permit is obtained.

So, again: if the foundation repair contractor hasn't mentioned a building permit, you should ask. Failure to do so could cost you money and delay fixing your foundation!

Get more information by visiting www.AceFoundation.com.

What Are Pressed Concrete Piers?

Many foundation repair contractors used pressed concrete piers. Pressed concrete piers are concrete cylinders that are driven to refusal in clay soil. (In the Dallas-Fort Worth area, "refusal" normally occurs around eight to fifteen feet deep and depending on the weight of the foundation and the soil moisture.)

Why are pressed concrete piers popular with so many foundation repair companies? Pressed piers are usually require less materials and less labor, thus reducing the cost of the job. Other reasons a contractor may suggest pressed concrete piers include:

• The equipment used to install pressed concrete piers is about one-fourth to one-fifth the cost of the equipment used for steel piers. (Viewed another way, it means that someone can get into the foundation repair business way cheaper when all they offer is pressed piers.)
• Along those same lines, most foundation repair contractors don't have a workshop capable of making steel pier brackets or cutting sections of high carbon tubular steel.
• And, finally, it's much easier for "ethically challenged" contractors can take short cuts when working with pressed concrete pilings, thus reducing the amount of time they spend on a job and the cost to themselves.

Here at Ace Foundation, we typically eschew pressed concrete piers and recommend either traditional steel piers or helical steel piers. We just feel that steel piers provide an overall better solution for foundation failures.

Do you have a question about pressed concrete piers? Then ask us! We'll be happy to answer your question and share the answer with others. Get even more information by visiting www.AceFoundation.com.

Vetting a Foundation Repair Company

Foundation repair intimidates a lot of homeowners. It's not well understood by most people, it's not glamorous or showy (like getting a new hardwood floor), it's expensive, and there's a lot of less-than-qualified foundation repair businesses out there.

However, choosing a reliable and experienced foundation repair company is just like choosing other home maintenance and repair professionals. You simply do your homework, interview several businesses, and cover your butt. Below are specific steps you can take to make find a good foundation repair company.

Check out the company's website.

Why start with the foundation repair company's website? Because it'll contain clues about the work they do, who they are, and how reliable they might be. Look for the following on their website:

• How long have they been in the foundation repair business? Look for a company that has several years experience. After all, you don't want to be someone's learning experience, do you?
• If a company truly puts the customer first, then they'll offer one or more payment options. A payment option also shifts some of the financial risk from you to them, thus giving you a bit of leverage if you ever need it.
• Does the company offer a warranty and guarantee? Is the warranty transferable to a new homeowner should you sell your house? What exactly does the warranty and guarantee cover? Is a copy of the warranty and guarantee available online? If not, can you call the company and get a copy?

Check out the Better Business Bureau.

Visit the Better Business Bureau website and start your research: http://www.bbb.org/us/Find-Business-Reviews/. Nearly every reliable home repair and maintenance company is a BBB member. So, if you don't find the company listed on the BBB website, you should think twice about doing business with them.

Once you find the company on the BBB website, check out their profile, looking at their rating. Also, have they won any awards? Are there any customer complaints?

Ask some essential questions:

• Will the piers be installed to a minimum of 12 feet deep, unless they hit rock first? Will the foundation repair company put that in writing in the contract?
• If they promise to go "to rock or refusal", can they tell you how deep it is to rock in your area?"
• Will they put in the foundation repair contract that you and the company will not accept "refusal" that is reached at less than 12 feet deep?
• How are the piers held together and reinforced?
• What do other Independent Engineers think of their piers?

Look for a free consultation or estimate.

A respectable company will offer a free consultation, a free estimate, or both. Any company that charges for an estimate is more interested in taking your money than in your family's home and your peace of mind.

Go with your gut.

Last but not least, go with your instincts. If you feel that a foundation repair company is pushing too hard, doesn't seem to have the right answers, or in any other way raises a red flag with you, reconsider your choice to do business with them. Most of us have a decent sense of what constitutes good business and what does not — Use that gut feeling to steer you in the right direction.

With careful research and common sense, you should be able to pick a good foundation repair company.

Get more information by visiting www.AceFoundation.com.

2 Great Videos on Landscaping Drainage and Your Foundation

This will be the last of the videos for awhile, but these two are really important. Both deal with your landscaping, the soil around your house, and how its drainage affects your foundation.

And, here's the second video.

Get more information by visiting www.AceFoundation.com.