A crawl space foundation is a type of foundation that raises a house off the ground, creating a small, accessible space or “crawl” beneath the home. They can be unfinished or finished and often house plumbing, electrical, and other “working” elements of a home. The base of a crawl space must sit underneath the frost line, which in Michigan, is usually about 42” below ground.
Residential Services
Crawl Space Foundation Repair
Signs Your Crawl Space Foundation Needs Repair
Crawl space foundation problems commonly show up elsewhere on the house. Unfinished crawl spaces are prone to some additional issues that slab foundations are not.
- Moisture: Musty smells, visible mold growth, or any sign of water damage in crawl space.
- Wood Rot: Visible rot on wood support beams in the crawl space.
- Cracks: Large cracks in foundation walls, floors, or in the drywall.
- Doors/Windows: Difficulty opening/closing or sticking doors/windows.
- Floors: sagging or uneven floors.
- Bowing wall: Visible walls in crawl space that are bowing or leaning.
What Causes Crawl Space Foundation Problems?
Improper Grading
Improper grading can cause water to pool under and around your crawl space even with a crawl space allowing more air and water flow beneath them. In warmer weather this causes the soil to expand when wet and contract when dry creating cracks and other settlement damage. In winter the water can freeze unevenly and push against your crawl space causing uneven distribution of pressure, leading to strain on parts of your entire foundation while other remain in place.
Improper Drainage
Poor drainage can create excessive moisture under the home, which can damage the wood, beginning with the beams. Issues like rot, mold, and disintegration can begin and because of the interconnected nature of a crawl space foundation, one bad section of wood can easily have a negative compounding effect.
Soil Type
Expansive clay soils are common throughout Michigan and are a common cause of foundation problems. These soils are made up of clay minerals that absorb large amounts of water. They can expand 10% or more when they get wet, and drastically shrink when they dry out. This constant expanding and contracting causes crawl space foundations to settle and shift at an uneven rate, compromising the stability.
Crawl Space Foundation Repair Method
At Kent Foundation Solutions, we rely on helical piers, also called helical piles, to bring a crawl space foundation back to level. Helical piers look, act, and are installed like giant screws. They have plates on top that attach under an existing foundation and transfer the weight of your home to the steel pier, securely anchoring your home and providing strength.
Installation Process
- Holes are dug at each location where a helical pier will go. The holes are deep enough to expose the footing (base) of the foundation.
- Steel L-shaped brackets are placed under the footing.
- Helical piers are then driven into the ground until they reach appropriate load-bearing soils.
- The weight of your home is shifted to the helical piers using hydraulic jacks.
- The crew attempts to close any floor or wall cracks as they level your home. Please note: the goal is to level the foundation. Closing cracks and other cosmetic fixes is a secondary goal and not guaranteed.
- Any excavated soil is filled back in to cover the brackets and helical piers.
Frequently Asked Questions
Are there other ways to fix a crawl space?
There are situations where the floor in your home may be out of level for reason beyond just the foundation, such as sagging or even broken floor joists. In that case, Kent can derive a custom solution that may involve use of mono-post supports or even some carpentry rework to repair or replace compromised wood framing.
How much does crawl space foundation repair cost?
- The cost to repair a crawl space foundation can vary depending on the size of your house, the condition of your current foundation, and more. To get a solid idea of cost, request a free evaluation and estimate.
- Through our parent company, Kent Companies, we have partnered with Acorn Finance to offer competitive financing to help make foundation repair more budget friendly. No impact to your credit score. Payments as low as $151/month.
Request Your Free Estimate
We offer the knowledge, experience, and stability of a large company with foundation services at a price point that is fair and reasonable for homeowners and business owners, because we are homeowners and business owners.