Residential house leveling in Michigan is an excellent choice for correcting a severely damaged foundation. Over time, a weak foundation allows a home to sink and settle into the ground. In turn, the structure gets out of level, sometimes just along one side or another. Foundation leveling corrects this issue, “floating” a structure back into position.
If a contractor has told you that it’s time for house leveling in Michigan, you might consider some vital details about this process. Knowing how it works can ensure you make the best choice for maintaining your home. You can also plan for the process and know what to expect by way of costs once a contractor gets to work!
This information is presented by our Michigan company who provides expert house leveling in Ann Arbor MI.
What Is House Leveling for Michigan Properties?
Consider the house leveling process in detail so you better understand how it works and how it can benefit your home.
- First, a contractor inspects a property from top to bottom! He or she needs to spot damaged foundation areas and reasons for a sinking foundation. In turn, your contractor can make proper repairs and correct issues that cause foundation damage.
- Second, slab and basement foundation leveling involves excavation around sunken areas. However, a contractor rarely digs up all the soil around a home. Instead, he or she will excavate individual pits along damaged foundation areas.
- In many cases, a contractor then adds specialty jacks or lifts to those pits, positioning them under the house. These jacks might resemble those you would use to lift a car, only much sturdier.
- Your contractor then also injects specialty slurries or a grout into those excavation pits. This grout, along with those jacks, “floats” a structure back into position.
- Once the house is level and even, the grout or slurry dries and keeps it in position.
Note that a contractor might use this leveling process for various sunken areas around a property. For example, he or she can often lift and level a damaged porch or driveway with this same injected slurry.
What Does Leveling a House Do?
Residential house leveling in Michigan lifts a home back to its original level and even position. Additionally, house leveling helps to close cracks and gaps around foundation concrete and other areas. In turn, you can then patch those cracks and perform other needed repairs.
Also, house leveling grout and other materials offer a strong, sturdy material under that foundation. Consequently, your house might be less likely to shift, settle, and sink again in the future. As your contractor might also correct issues with surrounding soil, this also protects a foundation from future damage!
Should You Level Your House?
A homeowner should never neglect needed foundation repairs, including house leveling in Michigan! There are many reasons to consider having this work done at the first sign of damage:
- The longer you put off foundation fixes, the more extensive they become. In turn, you could end up paying thousands of dollars more for eventual repairs.
- Weak foundations that allow a home to sink and settle often result in secondary damage. This includes interior and exterior wall cracks, cracked ceilings, and buckled floors. This damage also gets more extensive the longer it’s ignored!
- Foundation damage affects a home’s overall value. The longer you put off needed fixes including leveling, the more equity you might lose in that property.
- On the other hand, potential homebuyers might appreciate a property with quality foundation fixes. They realize that house leveling and other repairs keep a foundation in good condition for years. Consequently, they might be willing to pay more for a home with leveling, underpinning, and other such work.
How Much Does It Cost to Level a House?
Professional house leveling in Michigan costs vary by contractor. However, you might note some average foundation repair costs, so you know what to expect.
- House leveling or foundation jacking usually only costs between $600 and $1600. However, a contractor might apply other foundation repair options along with leveling, for a thorough fix.
- Simple crack repairs might run just a few hundred dollars per application. A contractor typically injects patching material deep into those cracks, for a thorough seal. However, this patching material might break down after a few years so that the process needs repeating over time.
- A contractor usually addresses sagging or bowing basement walls by attaching specialty carbon fiber straps. These straps push the wall back into position and keep it secure. These straps usually cost about $1000 each; your total costs depend on how many they need to repair your property.
- Sealing and leak repair might cost between $2300 and $7000 on average. This process involves excavating around the foundation. A contractor then patches any leaks and applies a waterproof membrane. He or she might also replace specialty drain pipes around the structure and then fill in the excavation.
- Underpinning attaches specialty pins cylinders to a foundation, to lift it into place and keep it secure. A contractor might charge $1000 to $3000 per pier, on average. A home might need underpinning along with foundation leveling.
How Do You Know You Need House Leveling in Michigan?
Wall cracks are one common sign of needed foundation leveling. As a foundation sinks, it pulls on solid surfaces. In turn, thin drywall tends to crack and split. Also, you might notice cracks along exterior brick walls and interior ceiling tiles.
Damaged subflooring also might signal needed Michigan house leveling. A damaged floor can feel soft and spongy under foot. Additionally, you might suddenly notice squeaking, creaking, groaning, and other odd sounds when you walk over those floors! It’s also not unusual to notice sinking or soft spots on the floor or even sagging floors that are obviously uneven.
Warped door and window frames also might signal a sinking foundation. Check if doors and windows suddenly stick or you cannot slide locking bolts into place very easily. Interior doors might also tend to swing open on their own. If this happens, don’t simply tighten the hinges or make other simple fixes but schedule a foundation inspection for your home instead.