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Residential Services

Basement Repair

Foundation problems often bring about basement damage. Whether concrete, cinder block, or a mix of both, problems can show up in multiple ways.

Damaged House Web

Signs your basement needs repair

Foundation problems can appear in the basement before anywhere else in the house.

  • Cracks in basement walls
  • Basement walls that bow in or out
  • Cracks in the basement floor
  • Sagging or slanted basement floor

What Causes Slab Foundation Problems?

Top of the Footer Drain

Improper Grading & Drainage

Improper grading and drainage cause water to pool under and around your foundation. 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 foundation and basement causing uneven distribution of pressure, leading to strain on parts of your foundation and basement while others remain in place. This also leads to cracks and other settlement damage.

Loose Backfill

Shifting, or Settling Soil Conditions

Two key factors that impact your foundation & basement walls are 1.the type of soil, and 2. How well it was compacted during build. If your soil was not compacted before pouring your homes foundation it is more likely to shift/settle. Improperly packed soil allows more air and is prone to water seepage which weakens the foundation over time causing settlement. Expansive soils, common in MI, such as clay expand when wet and contract when dried out. This causes the slab to settle, and shift compromising the stability of the home and cracking/bowing of basement walls. Older homes are more susceptible to this issue due to the change in building codes over time.

Wet Basement Rendering

Water Damage

A concentration of water can cause serious damage to your foundation. No gutters, plumbing, sewer leaks, or flooding are a few examples of how water damage can occur. Wet soil expands causing the soil to push and put upward pressure on a foundation. Concrete is porous which means water can seep in and erode the foundation over time as well.

Foundation Causes Cropped 1

Tree Roots

Tree roots can work their way into gaps or cracks in your foundation, which causes them to grow into bigger gaps or cracks and collect water through the root. A tree 30” tall and 12” wide can absorb up to 150 gallons of water per day in the height of summer. Trees water absorption can cause the soil to shrink creating additional downward pressure on your foundation.

Basement Repair Methods

Foundation Leveling

Stabilizing the sinking portions of your basement foundation can be done by driving helical piers into the load-bearing soils beneath it. Once these piers are at the proper depth, we attach them to brackets under your foundation footer, then jack that portion of your home back to level. The goal is to level the foundation and closing cracks and other cosmetic fixes is a secondary goal and not guaranteed.

Helical Pier Installation on Basement Foundations

  1. Excavate to expose the portion of the foundation that will get anchored.
  2. Steel L-shaped brackets are placed under the footing of the basement foundation.
  3. Using a specialized drilling rig the pier is then “screwed” into the ground until reaching appropriate load-bearing soils.
  4. The weight of your home is shifted from the unstable soils to the piers using hydraulic jacks.
  5. Excavated soil is then filled back in to cover the helical piers and brackets.

Helical Tieback Installation for Basement Wall Repair

While helical piers are typically installed on foundations, helical tiebacks are used to prevent or stop lateral movement of basement walls. Helical tiebacks are designed to grip the soil behind the wall creating a secure anchor point.

  1. Core a hole in the wall roughly 10-12” in diameter at tieback location.
  2. A steel helical tieback is placed at a 10–15-degree downward angle at cored hole.
  3. Using a specialized drilling rig the tieback is then “screwed” in at this angle until reaching the appropriate soil based on resistance pressure.
  4. Grout/fill the hole and place a steel plate over the hole securing the tieback and stabilizing the wall laterally.
  5. A sealant is placed as needed around the steel plate.

Frequently Asked Questions

How much does basement repair cost?

  • The cost to repair a basement and the related foundation issues can vary depending on the method, 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.

Do you waterproof basements? 

  • No, Kent Foundation Solutions does not have a basement waterproofing service. That being said, if a water issue is identified when we’re evaluating your basement, we recommend you find a licensed and insured contractor who specializes in basement waterproofing.

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