Messages and Online Forum Q&A

Re: house leveling

From: info@builderswebsource.com
Category: Foundations and Basements
Remote Name: 63.198.181.43
Date: 05 Mar 2001
Time: 09:22 PM

Comments

Builders Websource recently consulted with another homeowner in New Orleans facing a similar problem. In general, this type of work requires special tools and experience and there are a range of possible solutions depending on the severity of the problem. Here is an excerpt which may help:

"New Orleans and the surrounding area was built on mud and peat. Over time, the peat compresses and the ground sinks. New Orleans is sinking at the rate of approximately one third of an inch per year. That means, in just the next 10 years, the ground will sink on average another 3-4 inches...or more in some areas.

So, it's not surprising, that if your home is 50 years old, that there could be air pockets under your foundation in excess of 1 foot or more. The only things holding it up are the existing pilings that you say are part of your slab foundation system.

Now, without being able to do an inspection ourselves, it's hard to know whether your foundation is structurally OK (and it's just the ground around you that's sinking)...or whether the foundation is sinking too (pilings not holding). Clearly, if you notice cracks in walls, or you noticeably feel your foundation sloping, your foundation is in trouble.

There is a company in the New Orleans area called Cable Lock. This company specializes in foundation reinforcement. Their web address is:

http://www.cablelock-la.com/

Builders Websource does not endorse or have any first-hand knowledge of this company's service record. However, they have exptertise in this type of problem.

Since your home is worth less than $100,000, you don't want to overspend on the foundation and exterior repairs. However, if your foundation is settling, you must do something to fix it, otherwise you risk losing your entire investment, particularly if you plan to live in your home for the foreseeable future.

In addition, I would consult a local licensed structural or geotechnical engineer who has expertise in these problems and get their recommendations as well.

It may be that if your foundation is OK, you can simply haul in some dirt to regrade your lot slightly.

However, if it is clear that there are voids under the slab, or your slab is sinking, then some sort of pumping or jacking may be necessary to fill in the voids and stabilize the foundation against additional settlement. Understand, though, that you're fighting a losing battle over the long term. The ground will continue to settle year after year and there really isn't much you can do other than move to an area built on solid land, not fill.

I wish we could offer a magical solution to your problem, but you just have to face the forces of nature and the best you can do is spend the minimum amount possible to stabilize the foundation, then backfill in the voids with filler dirt.

This is definitely the job of professionals and you should consult SEVERAL before taking any action. You'll get a lot of different opinions, but like anything else, eventually you'll start to hear a consistent theme, and follow your instincts.

Often, I like to get the advice of an independent geotechnical engineer. They can make recommendations (for a fee)...and they are skilled and educated in this area."

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