Does anyone have experience with leveling slab homes? Here in Metairie, LA its a common problem and alot of homes i run across to purchase are ground level, unraised homes that sink several inches to a foot on one side of the house. I dont know what to expect as far as costs go. Any help is appreciated. Thank you.
Thatbis going to be on a case by case basis. Some may just need a concrete cut between the two undeveloped areas, then tie in with rebar dowels and pour new concrete, others may need the underpin the foundation and others may need a whole new foundation. Costs can vary dramatically depending on the severity of the damage.
You should look at the framing of the house and see how badly affected it is. If minor, than repairing the slab will be easy and not too terribly costly. If the structure is out of wack by several inches, you may need to do some major framing repairs or jack up that side of the house. Again, this can vary dramatically.
Thank you for the info. Unfortunately around here much of the city is built up on swampland over the years so sinking is common.
It sounds like you are having a differential settlement. Soils near swampland are often nonhomogeneous and mixed with organic matter which decomposes over time. This leads to poor soil bearing capacity and settlement. When soil characteristic on one end of the foundation is different than the other end, you'll start to see the differential settlement over time.
Repair options would really depend on your foundation type and existing soil profile but my approach would be to install helical anchors along the perimeter of your foundation to level and, most importantly, transfer your load to soil layer that can sustain the design load. Before you do anything, please first consult with a Professional Engineer certified in the state of LA.
Hey @Bruce C. . Leveling a slab can be very expensive. Not only are you looking at the costs of leveling the home itself, but you are certain to have plumbing work to do after leveling as well as cracking in walls. In addition, door and window frames can shift, as well as cabinets and counter tops. And you may need to use some self leveler on the slab before installing new floors because the slab can have dips and high spots in it, especially if you really open up the floor plan. Things are going to move when leveling a house so you must account for that.
As far as the actual costs go, pier homes are generally cheaper to fix than slab houses because the foundations are more easily accessible. Shoring companies typically charge per pier. Last time I got an estimate it was from Davie Shoring and it was around $450 per pier. For a slab house, it can cost anywhere from several thousand to more than $100,000 depending on the size of the house and complexity of the job. Every job is different. To get a rough idea, you should estimate about $17-18 per square foot for leveling a whole house on slab.
@Braden Smith . Thank you for the numbers. Ive avoided looking at slab homes with foundation issues. You have solidified that for me. Were new investors so not ready for a project like that.