Latest Discussions : Basement & Foundation

Nitrosheep

09:22PM | 12/20/12
Member Since: 12/20/12
3 lifetime posts
Hi there - new here, with a serious bowing foundation wall. I've lived with this wall for 7 years now, and when I noticed (for the first time) mice living and scurrying along inside the large crack, I decided it was finally time to do something. Went to the bank to talk about home equity financing the very next day.

I'm looking at 2 options on fixing this right now, but I'm at a standstill because I don't know what's better - to fix the bad walls with an anchoring system, or to completely replace them with new blocks laid. Please help!

Here's the situation:

Modest home, southern Michigan. Full basement, 8' cinder block walls, concrete floor.

Bought the house from my grandparents, who built it themselves. They built the foundation in 1950, lived in that basement for 5 years until they could afford to build the house itself in 1955. When grandpa was alive, he said the worst wall had been bowed "like that for 20 years".

One wall (the "bad wall") is significantly bowing inward, and its pressure on the rest of the structure has caused cracking, stairstepping, and even small gaps between blocks from the corners of the other two adjacent walls.

The bad wall is 33' long and has a crack at the frost-line, which is the farthest bowed inward. The crack itself, at the worst point, is about 1" wide (gaping open, you can look into it and see the hollow interiors of the blocks). The wall bows in 3" at the worst, as measured by one of our estimating companies.

Possible solutions:

We've had 5 estimating companies out here, and we're down to considering two.

Company A is run by the Foundation Supportworks corporation. Their plan is to use Geo-Lock wall anchors (8) along the bad wall, excavate the exterior along that wall, and pull the wall back into place, and of course anchor it so it won't move again. They also plan to use 6 Powerbraces (reinforced I-beams) along an adjacent wall that needs some help (though not nearly as serious). Lifetime (structure) warranty. Total price around $14,000.

Company B is a local contractor (reputable, years of experience, legit, insured, etc.) who proposes excavating around half the house to tear out the bad wall and the adjacent wall, then lay all new blocks and build new walls (with steel bars reinforcing the insides of the blocks). As a local contractor, he cannot offer any sort of written warranty, but would likely come back out to fix any problems in the future. I do not have his final estimate yet (likely tomorrow) but he sounded like it would be in the same ballpark, not too much higher.

...So, let's say price is not a factor in this (anticipating both methods to be in the same ballpark price-wise). My burning question is - what's the better long-term solution?

Anchor and fix the bowed walls (which also installs a metal plate on the outside, curved at the bottom, to divert water away so the problem doesn't happen again), or build new walls?

It seems like a no-brainer at first - why fix old when you can build new? But what if we end up with the same expanding soil, or water pressure, or frost heave, etc. etc. that bowed the wall in the first place? Wouldn't that just ruin a newly built wall eventually too?

Sorry for writing a book here - I sincerely appreciate it if you're still reading. And thank you in advance for any and all advice, experience, or information you may have!

-Maranda

LarryG

05:50PM | 12/23/12
Member Since: 07/22/04
649 lifetime posts
I would go with A. That problem is common in your area due to the clay in your soil. They need to waterproof the wall also while they have it excavated.

Tamdds

11:52PM | 02/02/13
Member Since: 02/02/13
1 lifetime posts
I am looking to buy an investment home with very similar issues. I have a 24500 budget for ALL repairs. Did you make your final decision? If yes, what did you decide?

BV001094

04:46AM | 05/21/13
I am trying to find a grant to help me with my bowing wall. It will cost $200 a square foot to rebuild. Any suggestions as to where to find a grant program to help with this?

BV001197

07:30AM | 06/01/13
Did Maranda ever fix her basement wall? If so, which method did she use? Did anyone else ever respond to her question? Karen

BV004749

04:49PM | 06/20/14
In 1994 I had a company called B-Dry use the pressure relief system which was supposed to stop the bowing walls. Lifetime warranty. However their system didn't work as this year 2014 my one wall was bowing so I called them and they buried three 6 foot beams in cement in basement floor. The beams lay against the bowing walls and is supposed to keep them from bowing in worse?? I don't know if the beams will hold back the weight of the bowing walls? They didn't charge me. House was build by my dad in 1950.I repaired one wall myself by building a new wall against the bowing wall and fill in between the walls with cement and steel and install eight 8Foot jacks to support the new wall that was bolted to cement floor and ceiling . This worked well for that wall.

BV005484

07:37PM | 08/27/14
I too have the same problem. I had widely varying estimates to fix one 40 foot wall, up to $35,000. I was told that my options were the same, pulleys or replacement. However, there is a third (thank you YouTube), which I'm opting for as I think it's the best solution. It involves excavating the dirt outside of the wall down to the footer, pushing the existing block wall back into place, installing re-bar, filling the block with cement, water proofing the exterior, and installing a french drain around the house. I'll also have my four inch gutters replaced with six inch gutters and make sure that the ground around the house is regraded properly to minimize any excess water reaching the wall in the first place. I'd love to hear from others who have had their bowing wall repaired and how it's holding up.
206 upper lakeview depth 2

BV005706

04:22PM | 09/15/14
What was the third option you saw on you tube

stadry

05:03AM | 09/16/14
Member Since: 08/19/14
17 lifetime posts
i'd be jacking up the house & putting in a new wall properly waterproofed IF it were our home,,, this is our work & we perform every week: carbon fiber straps, steel i-beams, or concealed grouted wall pins, exterior excavation,,, all address the problem & depend on which client's choose to fund

i like 5484's post'd solution BUT waterproofing is as critical as proper grout selection

BV006482

06:11PM | 12/09/14
Don't backfill with clay. Backfill with 1" stone min 12" wide to keep the ground water away from the wall. The stone allows the water to drain and reduces the water pressure. The water pressure is what typically causes the walls to bow.

LicensedWaterprooferMichigan

03:12AM | 12/20/14
Member Since: 02/21/14
6 lifetime posts

Some facts, photos, links on bowed, cracked, foundation walls... UNBIASED information!!!

Fairfax County VA, Gov..........
in article, scroll down to.... Basement Wall Damage
http://www.fairfaxcounty.gov/dpwes/publications/marineclay.htm

In part, they try and inform you to... "Some walls may need to be replaced while OTHERS can be repaired. To prevent future damage, the clay MUST be removed and replaced with sandy/gravelly soil... and waterproofed outside"

Donan Engineering...... Basement Wall Failures
http://donan.com/basement-wall-failures/

In part they say, "Typically the failure is NOT from hydrostatic pressure, but from the SOIL re-expanding...In simple terms, a basement wall fails when the pressure of the SOIL exceeds the strength of the wall"

Here's some of my job photos, this is a basement wall that bowed in, multiple exterior cracks and gaps that allow water in

http://picasaweb.google.com/101049034584960315932/Crawlspace

B Dry and another misleading, scamball company tried cheating these homeowners (and many others) and told them they only needed an interior drainage system and sump pump, lolol

If you view the photos, you should be able to clearly see that NO interior system would have stopped further water from entering and would not have stopped further wall movement and further deterioration of the blocks.

Here's a homeowner (short video) who almost got ripped off $15,000--27,000, another inside system moron company

http://www.youtube.com/watch?v=cLzdt6wkS24


05 11a

BV006700

12:57PM | 01/08/15
I went through this exact problem in my basement a few years ago. I had several estimates but ultimately went with a company that installs carbon fiber that attaches at the sill plate and the footer. I didnt want to excavate the outside of my home. It seemed extreme since my wall had less than a 2" bow I, plus the company and product manufacturer offer a lifetime warranty against failure/inward movement. I have heard horror stories about carbon fiber that is only applied to the wall without being anchored so I was very careful about which system I picked. The manufacturer is a company called Rhino Carbon Fiber. I highly recommend their product since my wall has not moved in the past 3 years.


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