Expert Answers to Your Foundation, Concrete, and Home Repair Questions

Unfortunately, no.  This is a specialized type of home repair that is outside of our current scope of work. 

Our focus is on the repair of existing permanent foundations and concrete slabs. We also provide basement and crawlspace waterproofing services as well as radon testing & mitigation services.

One of the benefits is that the encapsulation system will keep the crawl space clean and dry, preventing the wood from getting rotten. The second benefit is installing, and radon vacuum that will get rid of the poisonous radon gad that causes lung cancer in the lung run.

Wall cracks are not dangerous, but they are a clear sign of a foundation problem that can be a big deal for your wallet and your home's value.

Yes, it can, and that is because it does not matter how new or old the house is but how and where the house got built; usually, brand-new houses start showing foundation problems in a minimum of 2 years, depending on the soil under the house's foundation. Location is crucial to know if the house will face foundation problems in the future because soil such as clay changes its volume extremely depending on the weather, which will provoke the foundation to move.

No; cracks in concrete should not be fixed with tile grout.

Yes, you can stay at home. Most of the repairs on foundation work are done on the outside of the perimeter of the house or from a crawl space underneath the crawl space. Sometimes that can't be avoided, but the majority of the time, the work is done outside, and you can stay at the home during the work.

Yes, because it is nice, dry, and clean, so it could be used as storage. The humidifier gets installed, people do not need to worry about their belongings getting damaged because of moisture which is a common threat in these situations.

Realtors should never opine on what a crack means. Realtors have no obligation to be experts in these areas, and in fact, they are protected by Arizona law when they do not opine on them, but when they do opine on them, they take the liability and accept responsibility for the statements that they are not qualified to give and they can be held accountable for making statements that they are not qualified to do.

Yes, it can! PolyLevel® can lift back to its original position any concrete slab from your home, including rooms, the garage, the patio, or even the driveway. PolyLevel® works by drilling a hole through the sunken slab and then placing an injector port. After getting the foam material ready, the high-density foam is injected into the port, whereupon it expands and lifts the slab. Click here to learn more!

Yes, it can, but there are different methods to lift concrete slabs back to their original position. Some people use mud jacking, and others use a foam material called polyurethane.

Structural Cracks: when the house foundation has moved enough, that gets to the point of putting the house in structural jeopardy. 

Cosmetic cracks: Occur for a number of reasons may be because of thermal expansion and contraction.

Any home can become a victim of a foundation problem regardless of its age; however, older homes can be more likely to experience foundation problems than new ones.

Yes, The main problem with foundation issues is that if it does get repaired on time. The symptoms will get worse and more expensive to repair in the long run.

The short answer is yes because if the main issue does not get addressed, the problem will continue to spread and damage the house's structure even more, making the foundation problem more visible and more expensive to repair.

Foundations can allow water if they are cracked to leak water into the foundations or crawl spaces; they do not have to be cracked. Many times, water can leak in in the tiniest of spaces that you might not even see cracks. Foundations waterproofing needs to divert the water rather than stop the water to be successful.

This is a great question... while it isn’t required, it is the best practice.

This insures that you are only dehumidifying the crawl space & drawing in outside air.

Unfortunately, no. 

Leveling a mobile home, park model or modular home that is not on a permanent foundation is not within our current scope of work.  Our tools and equipment are designed to lift & level heavy structures supported by a traditional foundation.

If the modular home has been placed on a radiational foundation, we may be able to help.

Yes, it does exist mainly in Arizona since many houses got built over clay and other expansive soil that affect houses' foundation over time.

In most cases, no.  Please consult with your Homeowners Insurance provider with additional questions.

The best way to determine the performance of foundation repair is first all of the contractors need to get all the data before and after the foundation repair got performed. Including a floor survey that gives the level of the home after the work has been performed. Over time a subtractive monometer survey needs to be completed to see how the home has been moving.

First of all, our inspector walks inside and outside of the house looking for cracks on the floor, walls, ceiling, or even the chimney, if there is one.

 The second step is to make sure doors and windows open and close properly; Otherwise, there is definitely a Foundation issue. 

 In the third step, our inspector starts looking for water leaks that might have caused the foundation issue.

 Later in the inspection, our crew uses a water manometer that measures how many inches the soil has moved. Sometimes there is a Foundation settlement issue, and sometimes the homeowner might be facing a foundation heave problem. However, there is a high probability of having a combination of the two problems.

Cracks on the floor, walls, and even the ceiling mean there is a foundation problem. Arizona soil is known for fluctuating its volume based on the weather and the temperature. Arizona Foundation Solutions knows how to repair foundations by delivering high-quality and long-lasting results. Some Homeowners might be facing foundation heave problems or even settlement problems. Lucky for them, AZFS got their back.

Concrete is a solid mass, but it has millions of pours, and those pours if you put water next to it, water soaks into those pours of concrete. 

In the case of PolyLevel®, leveling the concrete slab is perfect since the PolyLevel® foam material gets injected into the slab and expands until the material pushes the concrete slab back to its original position. Click here to learn more!

The PolyLevel material takes up to 15 minutes to fully expand and solidify.

PolyLevel® Lasts from 5 to 7 years depending on the natural environment where the material got injected.

PolyLevel usually takes up to 15 minutes to fully expand and solidify.

The cost of foundation repairs will vary based on the root cause of the issue.  Only Licensed, Professional Engineers (not salespeople with a commission need) should be composing repair plans and Licensed, Certified Foundation Repair Contractors should complete repair work.

Beware of Foundation Repair Contractors that suggest cutting corners.

PolyLevel® weighs only about 4lbs. per cubic ft., compared to 120lbs. per cubic ft. for standard fill material. PolyLevel® ’s light weight makes it useful where denser fill material might impose an undesirable load on weak soils. Despite its light weight, PolyLevel® can support substantial loads; it typically provides greater lifting power than mudjacking.

In order to determine the cuase of a foundation issue (be it sinking / setteling or an issue with foundation heave), we reccomend a Forensic Engineered Report (a Level 'B' Foundation Inspection).  

Below are items that should be accounted for in your home’s level B investigation:

1. Determine from as many sources as possible what the soil layer compositions and properties are.
2. Gather and understand long term precipitation and its effect on soils at that location.
3. Use of Aerial photography to understand drainage, landscaping (trees vs grass), sunshine, and how they affect the various areas around the house.
4. Understand the original topography and modifications to the soil before house was built (and after).
5. A complete understanding of the structural systems and path loads of a home including truss systems vs non-truss systems, interior load bearing walls, and post tension vs conventional vs pier and beam systems and how they interact with various soil conditions.
6. Age of the structure and its effect on moisture migration under the foundation.
7. Scaled complete floor plan.
8. Complete floor level survey with topological mapping and an understanding of topological patterns and their interpretations.
9. A complete damage map overlaid with the topological map to understand how the damage relates to the observed elevations. Extensive experience understanding nuanced damages and their varied interpretation with even similar symptoms.
10. A complete tilt and deflection analysis with engineering consensus allowables.
11. Written observations and recommendations supported by the data gathered.
12. Complete repair plan with specifications and placement of various recommended elements.
13. Included are guttering and drainage improvement plans, and specifications and placement of those elements.
14. Pictures with a photo numbering plan that corresponds to a floor plan numbering.
15. A review of all the factors to see how their convergence creates a holistic interpretation.
16. Peer review to check assumptions and that conclusions are supported by the data.
17. Entire Report sealed by a licensed professional engineer with observations and recommendations, not just pile spacing for the permitting process.

If you are not getting all of the items above included with your foundation inspection, then you will likely not have repairs that are designed to remediate the specific issues (soil problems, drainage, weather history, etc.) affecting the performance of your home's foundation.

At Arizona Foundation Solutions, our Forensic Engineered Report (or FER) contains ALL of the 17 items referenced above. We use licensed, professional engineers to interpret the data collected, diagnose the problem, and suggest a repair plan.

Learn more: foundationrepairsaz.com/forensic-engineered-report.html 

The first step is to address the cause of the crack.  Once the cause of the concrete crack has been identified and addressed, you can repair the concrete.

For interior & exterior slab cracks, our Crack Stitching method addresses the crack while allowing for some future movement.  The end result is a repair that lasts.

Learn more about Crack Stitching here: https://www.foundationrepairsaz.com/crack-stitching.html

Before you address the un level concrete, the root cause of the issue will need to be identified and resolved. Otherwise, any repairs made may need to be completed a second time. PolyLevel is one of our favorite tools to lift & level concrete slabs. A proprietary blend, PolyLevels allows even the heaviest slabs to be lifted back into place. Learn more about PolyLevel here: https://www.foundationrepairsaz.com/concrete-lifting/how-polylevel-works.html

Lifting concrete slabs is worth it because it will prevent the floor from cracking and even from creating tripping hazards that might cause unfortunate events in the future.

As a matter of fact, repairing and raising concrete slabs will always be cheaper than replacing the whole chunk of concrete because the repair method is fast, efficient, and in the materials needed, are not expensive either. On the other hand, pouring fresh new concrete requires more material that can be more expensive and, in some cases, more labor, depending on the scenario.

Yes, it is thanks to our PolyLevel® Injection Foam System. This material is light, waterproof, and extremely strong that it's able to keep your concrete slabs exactly where they should be.

Handyman is not qualified to do foundation repair because foundation repair requires special equipment and machinery that is very expensive and products that require the installer to be trained by the manufacturer along with knowledge and experience about soil that handymen do not have.

Even though the value people see in different products and services, there are still differences that might make a program more appealing than others. In this case, polyurethane cures in 15 minutes, and mudjacking cures from 24 hours to 72 hours. Another important factor to consider is that. Polyurethane is hydrophobic, and mudjacking doesn’t offer any water resistance to protect the concrete slab or the structure.

Yes, PolyLevel® is waterproof and will not wash away. PolyLevel® ’s waterproofing properties can be beneficial in certain applications.

Yes, leveling your driveway with PolyLevel is not only an option but a solution as well.

Expansive soils are clay soils way smaller than sand and silk. This type of soil is attracted to water and retains water for longer periods of time than other types of soil. When the water gets in contact with clay, the soil expands, and the soil shirks up when there is not enough water exposure. The change in the soil volume causes the house foundation to go up or down, depending on the situation.

Yes, licensed professional engineers should be looking over all recommendations and sealing those recommendations. The engineers should be in charge of what the homeowners were presented with.

You should have the house evaluated by a professional licensed engineer who will give an objective and impartial evaluation as to the cost of the stress and the severity of it and any recommendation, which is difficult because there are time limits involved, but the realtor should put in all of their contracts that if he signs our discover during the inspection, then an automatic extension of ten days should get applied in order to have time to have it look over by a licensed professional engineer.

People should try to stabilize all the homes and their performance before remodeling; otherwise, people might run the risk of spending a lot of money on expenses finished only to see them get ruined by continued movement. On top of that, when a foundation is getting repaired and leveled, those movements can also ruin those finishes too.

Stem wall rusting requires repair of the rebar, but if the concrete stem wall got repaired in a way that the material got only replaced, but nothing was implemented to prevent rust production in the future, a warranty of a few years will be provided. However, there is a permanent solution that will deal with the corrosion problem forever not only for a few years. Using a composite system will eliminate future cracking of the stem wall through oxidization.

The most common mistake people do is waiting until the foundation problem becomes more visible and expensive. Some other people do not recognize the symptoms on time, and that usually leads them to have more foundation problems in the future. Click here to learn more: https://www.foundationrepairsaz.com/foundation-warning-signs.html

The most common symptoms when there is a foundation problem are cracks on the floor, walls, and ceiling, but sometimes there are space gaps between the floor and the baseboards meaning the slabs are sinking. Click here to learn more: https://www.foundationrepairsaz.com/foundation-warning-signs.html

Even though the types of foundation problems a house might have mostly depends on different factors, the most common problems are foundation crumbling, sloping floors, leaning chimney, floor cracking, wall cracks, and even windows and doors that stick, creating an exit hazard.

The two most common foundation types of problems are settlement problems, which cause the house foundation to sink, and foundation heaves problems which is quite the opposite, making the foundation rise.

When concrete gets overexposed to water, it changes its PH, becoming acidic and negatively affecting metals by corroding them, which will lead the concrete stem wall to eventually crack from the inside out.

Horizontal concrete cracks in the stem wall mean that the corrosion problem is damaging the concrete stem wall. The oxidation problem starts in the rebar and then spreads to the rest of the stem wall components. For more information click here: https://www.foundationrepairsaz.com/concrete-stem-wall-repair.html

Concrete cracks are common.  In fact, it is a matter of when not if when discussing concrete cracks!  However, not all cracks indicate an issue.  Small, hairline cracks are simply cosmetic and do not indicate a problem with the concrete.

However, there are some types of concrete cracking you should not ignore.  Horizontal cracks that worsen over time and include concrete crumbling & spalling should be addressed as soon as possible. 

 This is due to the rusting rebar on the inside of the concrete stem wall.  When moisture becomes trapped in the stem wall, the oxidization results in corrosion and ultimately, stem wall failure.

Most of the time, vertical cracks in a stem wall mean that the corrosion problem started in the tie-down straps first.

The polymer consists of two separate liquids that are combined right at the injection nozzle to trigger a chemical reaction that turns the blended ingredients into expanding, high-density foam. For more information go to: https://www.foundationrepairsaz.com/concrete-lifting/how-polylevel-works.html

A Monometer survey is using an instrument called a monometer which is basically a water leveler. A tank with a hose connected to a stick to a room, and you take that stick to various locations going room to room in the house and recording the elevations of the floor; they can then be put to a computerized topography that will help you interpret where the floor is high and make assumptions about what the perimeter foundation is doing assuming s doing the same thing as the slab.

Foundation problems should be considered serious when doors and windows do not close or open as they should, or there are gaps spaces between the baseboards and the walls, or even large cracks in the ceiling.

Radon testing allows you to determine the radon levels in your home.  Radon test kits may be purchased online or at home improvement stores.  Alternately, Homeowners may secure the services of a Radon Testing Specialist.

The U.S. Surgeon General has recommenced that every home be tested for radon.

It is about 100 years on average.

This question gets asked very frequently, and even though all other contractors might use different foam, the most efficient and popular is called Polyurethane.  

The main thing that causes Expansive soil to change its volume is temperature and water exposure. When the soil gets too exposed to water, it just gets bigger, but when it is too dried, it shrinks significantly, making slabs sink.

What most people do not know about stem walls is that they have a hold-down strap that holds onto the house in high winds, which prevents the house from being lifted from the foundation. 

We offer competitive pricing as well as a price assurance guarantee. If Homeowners find a lower written estimate for the exact same services, we will meet it!

Arizona may seem to be a state with several foundation problems, including settlement and foundation heaves. However, Texas takes the first place as a state with the most foundation problems in all of the nation.

Homeowners should start worrying about a foundation problem when cracks are wider than 1/10 inch. The main problem with foundation cracks is that if the main issue does not get fixed on time, those tracks will only get worse.

A home should be considered to be evaluated, and a recommendation made by a licensed professional engineer when you start seeing signs of stress. The symptoms of a foundation problem include cracks in drywalls, doors, windows, and the floor. The inspection should be made by an impartial and objective licensed engineer.

Every location is different, and each house is built over soil and soil, it is very complicated since the soil is composed of layers, and each layer is made of different mineral contents and types of soil. In Arizona, we can find types of soil such as clay, silk, and sand, among others, and each one of them conducts moisture differently, which causes the soil to change over time and eventually affect the home's foundation.

The reason why concrete stem walls get cracked or deteriorate from the inside out is that the excess moisture in the area causes the metal on the rebar and the tie-down straps to get corroded and damage the stem wall in the process. Click here to learn more: Foundation and Concrete Repair 045 How does water get into a stem wall and rust the rebar? - YouTube

Concrete cracks are the result of a number of causes, including:

- Shrinkage

- Expansion 

- Heave

- Settling

- Excessive weight

- Premature drying

Solutions to prevent concrete cracking will depend on the cause.  The best practices in the prevention of cracking concrete is to not overwater the concrete when mixing, make sure the area was compacted properly & not place excess weight on the slab.

Regardless of the reason for the cracks in your home's concrete, we are the Solution!

The main problem with expansive soil is that they change its volume extremely by shrinking and swelling up. Another factor like the weight of the house also contributes is the affected area if the house is settling.

Permits require special inspection, which means a third-party inspector to make sure the job is being installed by the engineer's initial requirements. Without a permit, no inspectors need to make sure the job is getting done. The city does this to protect the public from non ethic contractors. 

Yes, it is possible to encapsulate a pillar foundation which is a crawl space, but it can be a little expensive since most crawl spaces do not have walls. On the other hand, mobile homes are not generally sealed up with a continuous wall, so the owners might need to build the rest of the wall to encapsulate it.