Foundation Repair Questions, Answered

Is the crack in my foundation structural?

Thin vertical cracks under about 1/8 inch wide are very common. They usually come from concrete shrinking as it cures, and they're typically cosmetic. A crack deserves a professional look if it's wider than about 1/4 inch, runs horizontally, forms a stair-step pattern in brick or block, is wider at one end than the other, or keeps growing. It's also a warning sign if cracks show up alongside sticking doors, sloping floors or gaps at trim. Mark the ends of the crack with a pencil and date it. If it grows, call us for a free inspection.

How are cracks in concrete foundations repaired?

Non-structural cracks in poured concrete are usually sealed by injecting epoxy or polyurethane. That stops water and insects from getting through. If a crack comes from foundation movement, sealing it alone won't last. The movement has to be stabilized first, usually with steel push piers or helical piers, and then the crack is sealed. Fixing the drainage around the house is often part of the repair too.

Can I live in my house while foundation repair is done?

Yes. In nearly every case you can stay home during foundation repair. Most pier work happens outside, along the foundation. If interior piers or crawl space work is needed, we'll explain ahead of time where the crew will be and whether any utilities need a brief shutoff.

What time of year is best for foundation repair in Middle Tennessee?

Foundation repair can be done any time of year here. Late summer and fall, when the clay soil is at its driest and the house has settled the most, give an accurate picture of how far it has moved. But there's no reason to wait for a season. Movement and moisture damage tend to get worse over time, so the best time is usually soon after you notice the problem.

How much does foundation repair cost in Murfreesboro?

It depends on what's causing the problem. Sealing a crack or fixing drainage might cost a few hundred to a few thousand dollars. A settling corner that needs several steel piers often runs $4,500 to $15,000. Crawl space encapsulation commonly ranges from about $5,000 to $15,000. These are typical ranges, not quotes. Your free inspection gives you a written price for your home.

Does homeowners insurance cover foundation repair?

Usually not when the damage comes from normal soil settlement, expansion or poor drainage. Most standard policies exclude those. Coverage may apply if a sudden covered event caused the damage, such as a burst pipe under the slab. Every policy is different, so check yours and talk with your agent. We can provide photos and a written report of what we find.

Do I need crawl space encapsulation?

Not every home does. If your crawl space has standing water, high humidity, a musty smell, mold on the joists or sagging floors above, encapsulation is often the best long-term fix in our humid climate. If it's already fairly dry, a good vapor barrier and better drainage may be enough. We'll tell you which one makes sense after a free inspection.