PIER AND BEAM FOUNDATION
PIER AND BEAM FOUNDATION & STRUCTURAL REPAIRS
Pier & Beam Foundations
The two main foundation types are Pier & Beam and Concrete Slab. Of the two, pier & beams foundations are generally less labor intensive to fix and are thus less costly. This is due to being able to access and work on the problem area through a crawl space.
What Is a Pier & Beam Foundation
A pier & beam foundation is first created by digging a series of equally spaced holes in the ground. Concrete is poured into the holes at a minimum depth per local building code. The concrete is leveled off and allowed to dry. The piers are cinder blocks are layed with mortar and allowed to dry. The beams are placed on the piers and the entire house is rested on the structure. This effectively is the crawlspace of the house.
Pier & Beam foundations provide homeowners and contractors the benefit of the crawlspace and access to structure, HVAC ducts, plumbing, & electrical systems of a house. When there is a problem with any of these systems, it is easier to identify by going into the crawlspace. The repairs can usually be done without having to do major demolition to access the problem area.
Pier & Beam foundations provide homeowners and contractors the benefit of the crawlspace and access to structure, HVAC ducts, plumbing, & electrical systems of a house. When there is a problem with any of these systems, it is easier to identify by going into the crawlspace. The repairs can usually be done without having to do major demolition to access the problem area.
Understanding why you may have Foundation Problems with your Pier & Beam system
There are several reasons why a pier & beam foundation could fail. It is important to both 1) Identify the CAUSE of your problem and also 2) FIX THE DAMAGE that has resulted. Common reasons for problems include:
1) Underlying Soil
Seasonal conditions cause the soil properties to change. When soil is full of water it naturally swells. When it dries out it contracts. The process over time undermines the integrity of the soil, and any foundation built on it. On the East Coast, namely Virginia Beach, and the Hampton Roads area, clay soils are the predominant soil type. Clay soils are the worst draining of all soil types causing a higher proportion of foundation issues.
2) Faulty Construction Methods
The soil should be prepped prior to the pouring of any concrete. For a highly clay soil like that of Virginia Beach, sand should be added to facilitate drainage. Foundation contractors should also tamp the soil with a tamper prior to ensure the soil is compact as possible to reduce the chance of any settling. The soil should be even before pouring any concrete. Additionally the use of rebar and fibers can be used to further strengthen the concrete footings.
The building codes in Virginia Beach, Norfolk, and Chesapeake were much more relaxed in the past than they are now. Many homes in the Hampton Roads area were built in the 1960's - 1980's. Contractors could get away with spacing piers and beams further apart reducing their costs, but also reducing the support of your homes foundation. The building codes have also gotten more strict on the size of supporting floor joists over the years. For example, a house supported by 2 x 8 beams, should have piers that are spaced no more than 6 feet apart. We have looked a homes that had 2 x 8's with piers that were 16 feet apart, which caused sagging in between the piers. In those cases it was necessary to install 2 sets of piers in between the existing piers and support with beams.
The building codes in Virginia Beach, Norfolk, and Chesapeake were much more relaxed in the past than they are now. Many homes in the Hampton Roads area were built in the 1960's - 1980's. Contractors could get away with spacing piers and beams further apart reducing their costs, but also reducing the support of your homes foundation. The building codes have also gotten more strict on the size of supporting floor joists over the years. For example, a house supported by 2 x 8 beams, should have piers that are spaced no more than 6 feet apart. We have looked a homes that had 2 x 8's with piers that were 16 feet apart, which caused sagging in between the piers. In those cases it was necessary to install 2 sets of piers in between the existing piers and support with beams.
3) Improper drainage
Water is your friend when you are drinking it or when you are taking a shower, but it is your enemy if it gets under your home. In some cases, busted plumbing under the soil compromises the soil and the foundation. Most commonly, the yard doesn't have proper drainage. The ground surrounding your home should be graded/sloped away from your home to allow the water to drain. If the water is pooling around and under your home, you have a problem you need to fix immediately before the damage is done.
Basic Pier and Beam Repair Methods
Most pier and beam foundations can be repaired by employing both or one of the following methods, according to the specifics of the problem.
1) Shoring the Foundation
The process of shoring is recommended when it is determined that the pier and beam foundation is unable to bear the stress. This can be detected through observing pattern of damage in addition to analyzing the current pier and beam placement. Thus, shoring or inducing more support for the foundation is recommended. Here, timber piers are inserted to increase the load-bearing capacity of the foundation. Temporary shoring is usually necessary for residential foundation repairs to create room for the permanent supporting structures. The timbers are inserted under the existing beams of the foundation. This adds more surface area to the footing of the foundation, helping equally distribute the stress onto the new piers.
2) Strengthening the Foundation
If shoring doesn't solve the issue then sonotube application is recommended. Sonotubes are concrete forms, usually hollow, sold as concrete columns. They are inserted in aging foundations to even their slope and increase their overall durability. Sonotubes can be ordered according to different size requirements. They are supplied in a precut/pre-shaped configuration. Sonotubes are usually placed around the rebar of the footing area. This is followed by pouring some concrete to ensure that the sonotube is secured in its position. Sonotube repairing is seriously recommended if there are visible gaps between the ceiling's sheetrock panels or between the base of vertical walls and the foundation floor.
We provide a professional report from a Structural Engineer with all of our repairs certifying the work has been performed to industry standards and meets building code restrictions. We have a Class A Contractor's License and are fully licensed and insured.
All of our work is guaranteed to fix your foundation problem. We have a 5-year warranty on all work performed.
Foundation Contractor in Virginia Beach specializing in house leveling, slab jacking, installation of additional crawlspace piers, slab repair and all other structural repairs in Virginia Beach, VA
All of our work is guaranteed to fix your foundation problem. We have a 5-year warranty on all work performed.
Foundation Contractor in Virginia Beach specializing in house leveling, slab jacking, installation of additional crawlspace piers, slab repair and all other structural repairs in Virginia Beach, VA
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Address: 5457 Huntington Ct., Virginia Beach, VA 23462
Email: dennis@dennisotoolemasonry.com
Phone: 757-718-5665
Phone: 757-718-5665
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