Types of Foundations

1. Block

Block foundations, especially where we do business are notorious for having foundation issues. When homes were constructed back in the day with block the walls seem to bow, crack, and shift more than your typical fieldstone wall. This means that foundation companies have to be hired to cure this issue. 

The cost of repairing your foundation can be quite significant. In most cases, you are looking at spending $10,000+ if you are dealing with multiple bowing, cracking, or shifting walls. 

The reason for such a cost is because the foundation company has to excavate next to the house in order to push the wall back straight and then backfill with a gravel mixture. 

There are several methods to repairs a foundation which include beaming the wall or installing a metal plate system. Both are quite common in areas where foundation issues occur. 

2. Poured Concrete - What all new construction homes are built out of

Poured concrete can have the same issues as a block basement and what is extremely important to note is that a poured wall can crack even further after braced. Unlike a block basement, poured walls don’t have mortar joints to take the brute force of the earth pushing against the wall which leads to hairline cracks in your concrete walls. Below is a few pictures for your reference. 

Again, foundation companies can remedy these issues, but it is quite costly. (Below I go over the cost estimate guide) 

3. Fieldstone 

Although fieldstone foundations are considered ancient in today’s standard of construction, they are some of the best-constructed foundations in history. Back in the early 1900s, the idea was to build thick solid foundations that would stand the test of time. In most cases, the old fieldstone walls are 14-20 inches thick of rocks, gravel, and mortar. However, back in the day, most masons did not account for the fact the ground would shift during the warm & cold months. Leading to the older construction homes to have some slope in the floors which is fairly common in any home 80-90+ years old. 

Foundation Summary: 

The age of the house will determine whether the house has a stone, block, or poured concrete foundation. Today, the standard is poured concrete, but when houses were constructed 100+ years ago fieldstone was the way to go. 

Be sure when you are walking through a property where there is a basement that you look at every wall closely. If the wall seems to be bowing, pushing, or cracking you will want to budget for a foundation repair. 

Most foundation inspectors will make the recommendation for excavating next to your foundation wall if it is bowed more than 1 inch. If it is less than that, they can typically brace the wall or use the ground anchor system. 

When we are evaluating deals, I typically estimate $5,000 PER foundation wall. So on a standard house where the entire foundation is bad, you can estimate at least $20,000 in repairs. 

If you are unsure on the cost of a foundation repair, reach out to a local foundation company and get an estimate! They will teach you all the information you need to learn.