Foundation Repair Mill Valley
Mill Valley structural foundation repair problems in your house, garage, or commercial building can cause one or more of the following observable symptoms or conditions: (Actual example of a Mill Valley foundation repair job is detailed below.)
- floors out of level
- cracks in walls (especially above doors and windows)
- sticking doors
- sticky windows
- cracks in concrete walls
- cracks in brick walls
- crack or cracks in perimeter foundations
- cracks in driveways
Foundation Repair Causes in Mill Valley
Structural foundation repair problems typically found in Mill Valley by specialists can be caused by one or more of the following conditions for which repairs may be called for by your architect, engineer, or general contractor:
- Poor drainage problem (wet soaked soil, mud, muddy under the house)
- Bad smell in basement or crawlspace caused by mold or mildew
- poor grading
- deficient underpinning or underpinning needs replacement
- earthquake or earthquakes
- land movement or landslide
- failed retaining wall problem
- expansive soil like the clay soil found in the bay area (that expands and contracts with soaking and drying)
- rotting beams
- rotted posts
- wet crawl spaces, where the soil is soaked under the home
If you find any of the above on your property, you need a qualified contractor or structural engineer to give you a professional estimate, so you can discover the best way to repair or fix the problem at the lowest cost. Be sure and choose foundation repair construction companies, engineering firms, or specialist expert inspectors that specialize in foundation repair work, and can provide the necessary permit or permits.
Heres an example of a foundation repair job we did in Mill Valley :
Per the engineering plans; we will construct five 18 inch diameter concrete piers and haunches drilled to a depth of 20 feet each and one concrete tie-beam connecting the right side foundation to the center retaining wall. (A second tie-beam can be added at your request). Additional pier depth as required by the engineer will be charged at $XX per foot, piers less than 20 feet will receive a $XX per foot deduction.
We will then lift the existing foundation off of the new piers to make the above floors more level.
Contractor will obtain a building permit, the cost of which is included. All additional permits, inspections, special inspections, peer review, and changes to the plan that are required by the city or county building inspection department, and the cost of contractor’s time to obtain these permits, approvals, and inspections are not included and will be billed to the owner.
Engineering, surveying, soil testing, concrete testing or other tests or inspections and any design changes resulting from these tests and inspections are not included and will be billed to the owner.
Owner to return 4 copies of engineer’s wet stamped plans with the contract.
Our prices for underground work, drilling, trenching or digging are based on soil conditions visible on the surface at the time of our inspection. Even if a subsurface soil investigation has been done by a competent soil engineer, this tells what the conditions are at the test site only. A few feet away different conditions may exist. If we encounter any subsurface conditions which require additional work such as, excessive ground water, cave-ins, loose fill, hard rock or other underground obstructions that require a change of method or change of location or change of equipment for the completion of the underground work, you should anticipate an increase in the cost of the job. The contract price for the work specified is based on ideal conditions and no extra work is included. The maximum width of the trench adjacent a foundation/retaining wall is 18 inches to accommodate trench shoring. If the width of the footing requires a wider trench to achieve the desired depth or slope, additional costs will be incurred. Owner will be notified by contractor when any of the above conditions occur.
All rock, hard ground, or buried concrete that requires an electric or pneumatic chipping hammer or jackhammer for excavation will be billed at $50.00 per man hour in addition to the contract price.
There may be some damage to landscaping and tree roots. Landscaping replacement is not included.
All pier drilling through hard ground or rock that requires pilot holes, coring, or re-drilling of piers due to cave-ins, or drilling through polymer filled holes will be billed at $XXX per hour in addition to the contract price.
All additional labor required for drilling through hard ground or rock that requires coring, or re-drilling of piers due to cave-ins, or removing, storing and dispensing of drilling slurry will be billed at $XX per man hour in addition to the contract price.
If contractor encounters existing house piers that need to be demolished to allow for new pier placement, or disconnected from the existing foundation to allow for lifting the house, there will be an additional cost of $50.00 per man hour.
If the pier locations are in the area of concrete flatwork, steel anchor bolts may be used to secure the drill-rig to the concrete. After drilling, these bolts will be cut off flush with the concrete surface and left in the concrete. This concrete can be removed and replaced at an additional cost of $XX per square foot.
The contract price is based upon the existing foundation depth being approximately 24 inches or less. If the bottom of the existing foundation is more than 24 inches deep, there may be additional costs and possible changes to the design.
During the leveling process, new cracks and problems may develop. This price does not include any of the following work, whether the damage occurred before, during or after the leveling:
Surface or sub-surface drainage.
Foundation repair or additional foundation work.
Concrete work or concrete slabs.
Framing or framing repair
Elimination of floor squeaks.
Tile, masonry, brick work or fireplace repair.
Window repair or replacement
Gutter or roof repair.
Plumbing, gas, water, sewer, heating ducts or sprinkler repair, relocation or adjustment; electrical, T.V. or phone.
Cosmetic work; stucco repair; siding repair; door replacement, repair or weatherstripping; termite or rot repair, trees, lawns or landscape repair.
After leveling, we can provide an estimate for any of the above work.
Whatever foundation repair or structural problem in Mill Valley, call Ward Construction for a professional estimate and expert opinion.