Signs and inspection: foundation repair in Omaha, NE

Signs inside the house

• Cabinets pulling away from the wall
• Gaps between walls and ceilings or floors
• Diagonal cracks above door and window frames
• Sloping or bouncy floors and cracked tile
• Doors and windows that stick, jam or do not latch

Signs outside the house

• Stair-step cracks in brick or block
• Cracks in the slab, stucco or exposed foundation wall
• Poor drainage, ponding and downspouts that empty near the wall
• Gaps around the chimney or porch
• Soil pulling away from the foundation

What an inspection should include

• A written summary with photos and recommendations
• Soil and moisture conditions
• Review of drainage, grading and plumbing
• Measurements of floor elevations and crack widths
• A clear difference between cosmetic and structural findings

What you can do now

• Photograph and date cracks, and measure them
• Keep soil moisture steady, avoiding extremes
• Clean gutters and extend downspouts
• Fix plumbing leaks and irrigation near the foundation
• Call for an inspection if cracks grow or doors stick

A checklist for this week

• Look for plumbing leaks and unusual water bills
• Gather inspection and repair records
• Check doors and windows for sticking
• Check that downspouts discharge several feet away
• Walk the outside of the house and photograph cracks with a coin for scale
• Look for ponding or soil pulling away from the foundation

Myths and facts

• Myth: all cracks mean a failing foundation. Fact: many cracks are cosmetic.
• Myth: you can skip an engineer. Fact: an independent opinion is useful for big repairs.
• Myth: foundation problems come only from old age. Fact: water and soil are the main drivers.
• Myth: a repair means the house will never move again. Fact: soil still changes, so drainage and monitoring matter.
• Myth: bigger piers are always better. Fact: the design depends on the load and the soil.

Foundation terms explained

• Elevation survey: measurements of floor heights to show movement
• Hydrostatic pressure: pressure from water in saturated soil
• Slab-on-grade: a concrete slab poured directly on the ground
• Differential settlement: uneven movement of one part of a foundation relative to another
• Pier: a column placed deep under the foundation to carry load on stable soil
• Underpinning: strengthening or deepening an existing foundation
• Pier and beam: a foundation of piers and wood beams with a crawl space
• Expansive clay: soil that swells when wet and shrinks when dry

What shapes the written scope

Two foundation jobs on the same street can differ widely. The written scope should say what was found and which of these applied.

• How much the structure has moved and where, from elevation readings
• The foundation type: slab-on-grade, post-tension slab, pier and beam, basement or crawl space
• Access for equipment, utilities and landscaping, and any permit or engineer requirements
• Drainage, grading, gutters and plumbing leaks that feed the problem
• The soil, especially expansive clay, and how wet or dry it has been

Safety and when an engineer should be involved

Independent of anyone selling a repair, a structural engineer can evaluate movement and design the repair, and an engineer's report is useful for a sale, an insurance claim or a large repair. Keep out of a crawl space or basement with standing water or visible structural distress, and think about utility lines before any digging.

Questions to ask a foundation repair company

• What did you measure, and what do the numbers say?
• What happens to landscaping, utilities and flooring during the work?
• Is the repair engineered, and can I see the design?
• What caused the movement, and how will you address the cause?
• How will you verify the result?

Prepare your Omaha home for the assessment

• Gather any earlier inspection reports, repair invoices and the home's construction year
• Take dated photos of cracks with a coin or ruler for scale
• Look for leaks, wet spots and unusual water bills
• Check gutters and downspouts and see where water goes near the foundation
• Note when doors started sticking and when cracks appeared

Mistakes that make foundation problems worse

• Planting large trees too close to the foundation.
• Over-watering or letting soil dry out completely around a slab in clay soils.
• Choosing a repair before getting measurements and a cause.
• Repairing cracks cosmetically without finding the cause.
• Ignoring drainage. Water at the foundation is the most common driver of movement.

When to call a professional

Call when cracks are wide or growing, when doors and windows stick, when floors slope, when water enters the basement or crawl space, or when you are buying or selling a home. Use Call Now at the top of the page and describe what you found. You will be connected with an independent foundation provider that confirms your address and inspects the property in person.

What this means for a home in Omaha

Omaha has older brick and block foundations, finished basements and clay and loess soils that move with moisture. Freeze-thaw cycles in winter and spring heave and crack concrete and masonry.

Heavy spring rains saturate soil, add pressure to basement walls and find gaps at the footing. Drainage, grading and downspout placement strongly affect how much water reaches the foundation. Bring these local facts into any comparison of advice, and ask every provider to explain how they affect your house.

Getting help in Omaha and nearby cities

Foundation Repair Omaha NE connects you with independent foundation providers around Omaha, Nebraska, including Bellevue, Papillion, La Vista, Elkhorn and Ralston. Coverage is confirmed address by address.

Start with Call Now at the top of the page and say what you have found. Your address is confirmed by the provider, who then inspects the property and gives you the scope in writing.

Keep reading

Related pages for Omaha homeowners: Foundation inspection; Comparing foundation repair quotes; Slab foundation assessment; Foundation drainage assessment. For the area list, see the service areas page.