Foundation Repair Philosophy

" ...fix the problem (soil moisture content changes), don't just treat the symptoms (cracks, sloped floors, etc). "

Most houses that show distress due to foundation movement do not warrant foundation repair. This is true because most damage due to foundation movement is cosmetic in nature.  Making cosmetic repair is more economical than underpinning the foundation; underpinning the foundation is not likely to be effective in preventing future cosmetic damage.  In my opinion, foundation repair should be reserved for houses that show true structural damage or severe cosmetic and/or functional damage.

The cause of soil moisture changes causing the damaging foundation movement should be isolated.  This is the key to mitigating the damage to the house caused by the moisture changes in the soil.  The US Army Corps of Engineers recommends that no underpinning be done until the causes of the soil moisture changes have  been corrected and some period of time allowed to pass so the effect of the corrections can be evaluated.  This makes perfect sense: fix the problem (soil moisture content changes), don’t just treat the symptom (cracks, sloped floors, etc).

Only one remedial measure (correcting drainage, for example) at a time should be attempted so that its effect on the structure can be evaluated.  It is important to allow some time to pass before attempting another remedial measure so the effect of the first remedial measure can be evaluated.

The structure is seldom rebuilt to its original condition.  It is unrealistic to expect that  non-structural remedial measures or foundation underpinning can make the house like new.  Once a house is damaged by foundation movement, it will always show some distortion.

Remedial measures may not be successful. Many people naively believe that foundation underpinning will “fix” the foundation.  Nothing could be further from the truth.  The fact is that some houses cannot be “fixed” regardless of any structural repairs or non-structural remedial measures that are taken.

Be prepared to live with what you are buying. Since it is possible that remedial measures may not be successful, understand that if you buy the house it will be yours and you will have to live with it.  Do not purchase a house that shows a level of foundation performance that you are not comfortable with or are not willing to tolerate.