Stone Foundation Repair
Repairing a stone foundation is probably the most difficult and costly when comparing it to a poured concrete foundation or concrete block foundation. This type of foundation was built in a time when building codes were non-existent so when compared to todays’ standards there are a few things that were left out.
Stone Foundation Repair Myth Debunked
If you have a leaking stone foundation perhaps you’ve talked with a contractor you know looking for advice, or maybe with a friend who knows a thing or two about houses. There are many people out there who will say that you shouldn’t repair a stone foundation from the exterior side (as it could lead to a costly repair) and you should stick with an interior fix. Although the costly part is correct, fixing it from the inside could actually cost you more down the road if the foundation is already in poor shape.
Let’s look at the following scenario: You get a few quotes to repair the foundation from the interior side using an Interior Drainage System (often called interior waterproofing.) If you don’t have a lot of leakage and there isn’t a mound of sand sitting on the basement floor in front of the foundation this method would likely be ok to install. But if you have large gaps in between the stones and water is leaking in pretty heavy you would be doing yourself an injustice to repair it internally.
Why you ask? Well it’s like this…If a stone foundation is missing a lot of its mortar, water is coming through it like a small river how much longer do you think it will stay together before the stones fall onto the floor? If someone talks you into installing an interior system with the foundation in this condition you will spend “X amount” of dollars. Down the road a few years after the foundation gets to a point where it falls onto the basement floor you now need to spend “Y amount” of dollars to properly repair it and at an inflated cost now that the damage is worse (and don’t forget you’ve already spent “X amount” of dollars previously)
By deciding to take the path of exterior foundation repair we can control the project from start to finish and most times without any major surprises. Sure you’ll have to spend more to get it repaired but in the end it will be done safely and in the right manner leaving you with a solid, leak free foundation.
How Are Stone Foundations Different Than Others?
For starters you will find that when a stone foundation is excavated there are typically no footings to be found. Many of these foundations are 20 inches thick or more so back in the day that was considered “good enough” of a footprint to spread the load out onto the soil bearing the houses’ weight.
Secondly we find that this type of foundation does not have a weeping tile system installed around it. This is one of the reasons we say that repairing stone foundations is more costly than others. Replacing a weeping tile system that is already present is fairly simple, installing a new one requires a lot more work and the addition of a sump pump system.
Thirdly we find that the majority of stone foundations we excavate have missing mortar around the stones, and in extreme cases there is so much missing that the stones fall out of the wall posing a larger issue. This also results in excessive costs as we need to repack new mortar into the joints in order to rebuild the integrity of the foundation OR in extreme cases pour a concrete wall in front of the bad area.
Exterior Stone Foundation Repair
No matter the case we always begin an exterior stone foundation repair project with digging a test hole (or holes) to see what will be involved in the proper repair of a stone foundation. Within the City of Hamilton we need to dig a test hole to have the foundation and soil inspected by a structural engineer before applying for a permit. The city wants the engineer to supply a letter stating that in his professional opinion the foundation is sound and will withstand the excavation. If it does not then the engineer must provide a set of detailed drawings of how the foundation is to be properly repaired from a structural perspective.
Each city has their own set of bylaws that pertain to foundation repair work so it is best to contact them direct to find out if there are any special circumstances required to be fulfilled before moving ahead with your stone foundation repair.
- Acquire city permit and set a project start date
- Order utility locates for the area being worked on
- Begin excavating the foundation keeping a watchful eye on the foundation
- Clean the foundation thoroughly making sure to get all the dirt out from between the stones
- Pack open joints with new mortar to rebuild original profile and let cure
- Install new weeping tile and sump pump system
- Seal foundation with liquid rubber membrane & let cure
- Install Delta MS foundation membrane to foundation
- Install gravel layer over top of weeping tile
- Install filter cloth over top of gravel layer
- Backfill trench with original soil & clean up
If we happen to find any major issues along the way that require additional work we always stop work and notify you (the homeowner) of any additional costs required to move forward. If it is something insignificant in cost (say $200 or less) we will repair it, take pictures and notify you as soon as possible. If you are unavailable to inspect our work at the end of each day we will take pictures and send them to you for your own use.
If you would like to book a meeting to provide an estimate for your stone foundation repair call 289-880-7988 or visit our contact us page to provide us with a few more details and your stone foundation problems.
STONE FOUNDATION REPAIR FAQ
Is it better to repair a leaking stone foundation from the inside or the outside?
It’s always best to deal with a leak from the exterior side of a foundation when possible.
Does my stone/rubble foundation have a weeping tile system?
In most cases these types of foundations do not have weeping tile at the base of the foundation as they were built before weeping tile systems were used.
Why does my stone foundation basement always feel damp?
Because these foundations do not have waterproofing or weeping tile systems in place the mortar between the stones/rocks absorb a lot of moisture from the soil and transfer it to the inside of the basement.
Guaranteed Basement Waterproofing and Foundation Repair Solutions