by Shawn Kyles
As retrofitting is a science, house leveling is an art. Many homeowners live with sloping floors, doors that won’t open and cracking walls. Most floors can be leveled and returned to their original level position. This work can be completed in a structurally sound manner, making yours a safer home.
One of the questions that needs to be answered is why the house settled or tilted in the first place. This will determine what handling needs to be done. It is quite possible that the original builders failed to compact some soil underneath the foundation and the foundation then settled soon after construction. If so, then theoretically there should not be any more settling.
But if your house is built on a "problem soil" such as decaying organic matter or absorbing clay soil, then the settling problem could continue. You will probably see no further settling, but you should have a foundation professional inspect and monitor the situation. In either case, you will probably see cracks in the foundation that are consistent with settling.
House leveling is the process of restoring your home towards its original level position, when the foundation has shifted. In order to lift your foundation, you must first secure it from further sinking problems.
Concrete piles are often used to secure the foundation of your home. These provide solid bearing to rest your foundation on. Concrete piles, however, do not offer the ability to lift.
Raising a house, or just a part of a house, is a serious step and needs to be done by a company that specializes in foundation repair.
A general rule about leveling houses is that you should raise it by no more than 1/8 inch per day maximum to prevent excessive cracks in drywall or plaster. So your typical lifting job could be done over a two week span to be safe.
Filling:
When all the raising is done, your foundation professional will need to install shims (such as strips of pressure treated plywood) between the mudsill and the foundation. Any wood next to concrete must be pressure treated or preservative treated, to prevent wood rot. Your professional will caulk all the small holes between the filler pieces, to reduce cold air infiltration and bug infestations. Some professionals use mortar to fill this gap, and it may look better from the outside if the filler area is visible.
With an experienced foundation repair professional, a home that has settled or tilted should be able to be brought back to level or near level in most cases.
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