Nicole Rosenthal, Author at Foundation Solutions

Screw Piles versus Concrete Bored Piers for Underpinning (Video)

As Master Builders and experts at foundation repair and underpinning restoration works, we have quite a bit of experience in different building foundation types as well as the impact that different soil types have on foundations.

We’ve found steel screw pile underpinning has many advantages over concrete bored piers – and it is the sole method we’ve standardised on and provide for all residential and commercial foundation repairs.

The short video below demonstrates the advantages and contrasts the outstanding performance of screw pile underpinning for speed, minimal impact on the environment and some of the risks in using concrete bored piers in, for example, in wet weather. It shows how steel screw piles can reach greater depths, quickly and more affordably, to reach the crucial zone of influence that is required for a permanent solution.

The video also demonstrates why this method is not able to be offered by other providers (HINT: they are not certified, licensed and trained in this method).

What about other underpinning methods?

We take a look at the advantages of screw piles versus other methods such as resin in this post here on the top 8 reasons screw pile outperforms other methods. As independent underpinning specialists, we have the benefit of choosing to work with whatever underpinning methods we determine is best suited for a given site. Yet over and over again, across the many buildings we’ve assessed and repaired with underpinning, the answer has been steel screw piles – and the Katana version in particular. Which is why we now have standardised on this method. It provides the best outcome for the client, for the short and long term.

Got questions about which underpinning method is best for you?

Get in touch – we’re happy to jump on a call or come out to visit and take a look for ourselves. We love sharing our expertise and being as transparent as possible.

Cracks in walls? Here’s how to determine if they are serious (and what to do about them)

So you’ve discovered cracks in your walls

If you’ve recently uncovered some cracks in the walls of your house, or if the size and/or quantity of cracks has increased to such an extent that you’ve decided to do some research, the first thing to do is remain calm! You’re not alone.

Plenty of houses crack. We’re going to help you understand if they are likely to be superficial or serious. And what steps you can take to identify the root cause and whether further action is needed. Some of these things you can DIY. Other parts you’ll need help with.

Track your cracks

The first thing to do is to identify how many wall cracks you have throughout the building (internal and external), how big they are are and track their progression if they are growing. This will generally require you to grab:

a tape measure or ruler
a camera (or phone with camera)
a pen and notepad

#1 Measure each crack

At each crack in your house, have your camera at the ready. Place a ruler over the crack for scale (or get someone else to hold it there) and take a photo of the crack. Note the following on your notepad (or use “text markup” on your phone to add notes to the photo):

How wide is the crack (hairline or in mm)?
How long is the crack (end to end)?
How much change? Has it increased in size? If so, how rapidly?

Ideally you should keep an eye on these cracks and continue to note any changes in the future.

#2 Rate the seriousness

The Australian Standard AS2870-2011 provides guidelines for classification of damage to walls that is helpful to this situation, as follows:

Hairline cracks [less than 0.1mm] – classed as negligible. No action needed

Fine cracks [less than 1mm] – very slight and do not need repair

Slight cracks [less than 5mm] – noticeable but can be easily filled

Moderate cracks [5mm to 15mm OR several cracks 3mm or more in one group] – cracks can be repaired, possibly a section of wall may need replacing, doors and windows may be sticking, service pipes may fracture.

Severe cracks [15mm to 25mm, but also depends on number of cracks] – expensive repair work is required.

Where do each of your cracks rate?

From the hundreds of cracked wall assessments we’ve done and cracked wall data we’ve reviewed, we can add the following guidance to the Standard:

If you have hairline cracks, no action is needed, but don’t ignore them. Monitor them and take action if changes occur.
If you have a single crack greater than 5mm OR if you have several cracks each greater than 3mm, then you have a potential serious situation on your hand. We would recommend contacting one or more experts for further advice and get some options – see the next step.

#3 Seek expert insight

If you identified one or more “potentially serious” cracks or groups of cracks in step 2, we recommend you contact one or more structural engineering professionals to get specific advice on your situation.

To avoid paying for structural reports you don’t need, we provide an initial free home assessment aimed at reviewing the cracks first hand. We come to your property and conduct a review of the building inside and out, take levels and ascertain whether you require a paid structural engineering assessment (and report).

For 1 in X requests we get for a home assessment, we are able to determine from photography and other data provided that no further action is necessary.

For 1 in X homes we do a free home assessment on, we determine that no further action is needed.

It is a great way to get expert recommendations before opening your wallet.

House Raising and Restumping for home owners and builders

We often get asked if we can do house raising or restumping. This type of work is typically carried out on Queenslander-style homes and other similar buildings that are raised on timber or concrete stumps.

Whilst this type of work is carried out on the foundation of a house, like underpinning, repairing raised houses is not something we do. We specialise in buildings that have a concrete slab foundation (AKA slab on ground), providing repair and restoration of concrete foundation problems through underpinning.

Who we recommend for house raising and restumping

The second we then get asked is “can we recommend a reputable house raising and restumping business?”

And the answer to that question is “Yes!“.

The business is Raise My House and we’ve had the pleasure of working closely with them on a number of projects. They provide house raising and restumping services to builders and homeowners across the inner and outer suburbs of Brisbane and Ipswich.

We’re careful to only recommend businesses that we know of first hand, have seen the work they do and have heard from their customers as to their level of satisfaction with the work provided. Raise my House is one of these businesses.

100+ houses raised every year, since 2010

The right experience matters. A lot of house raising and restumping businesses in Brisbane & Ipswich talk about their experience based on the number of years that they have been in the industry. The reality is that many of these businesses are referring to their time in the building industry in general – but not their house raising experience specifically. As a result, most don’t do anywhere near the quantity of the work that Raise my House do, nor do they have the depth of experience in their team.

Raise My House employs over 25 staff plus a further 20 contractors at any given time. They often have 40 plus people working over half a dozen jobs on any one day. As a result, since 2010 they’ve raise over 100 houses each year!

House raising and restumping services

The core business of Raise my House is in the name – but they also provide a number of related services that are often required when a house is raised or restumped, such as dig outs, concreting and retaining walls. Take a look.

House Raising

Raise My House specialises in the first stage of raising your current or perspective home.

Dig Outs

When preparing your house for raising, it is often necessary to dig out underneath your home, verandah and steps.

House Re-leveling

Do you often find that the doors in your home aren’t closing properly? Perhaps your window frames just don’t seem even? Raise my house can help.

Concreting

The process of raising your Brisbane & Ipswich home also includes preparing to pour a concrete slab underneath your house to form the new foundation.

House Restumping / Stump replacement

stump repairs are usually carried out by replacing the stump with your choice of timber, concrete or steel stumps.

Retaining walls

Raise My House have qualified tradesman and experienced labourers to build retaining walls.

Quality craftsmanship always

The quality craftsmanship of Raise my House, like everything these days, is underpinned by good processes and paperwork. They utilise a system of checks and sign-offs to maintain a level of quality with builders and homeowners. Quality build processes have allowed them to be more productive and their client’s jobs to run smoothly. Many more Queenslanders are now on the level because of their involvement as part of Brisbane & Ipswich renovation works!

Look them up for yourself.

Raise My House

How to sell a house with foundation problems

It’s a homeowner’s nightmare. The time has come to sell and suddenly a major issue arises. One of the most dreaded is discovering your house has a foundation problem.

But there is a way forward. So, if you suspect your home has foundation issues, pull up a seat while we explain how that needn’t undermine your sale.

In this article we’ll outline the steps towards the best possible price by taking you through the key questions people ask:

What causes foundation problems?
How do I know if my house has foundation issues?
How much does foundation repair cost?
Should I repair foundation problems before selling?
Who would buy a house with foundation issues?
How do I sell a house with foundation issues?

What causes foundation problems?

Foundation problems are usually a result of:

the soil supporting the foundation having changed in some way. For example, through subsidence, expansion/contraction due to moisture, large trees nearby, damaged plumbing left unrepaired.
the properties of the soil not being adequately understood during the original design of the foundation; meaning the foundation is not adequate for the conditions.

For more detail on this topic, read our blog “What is underpinning and when is it needed?”

How do I know if my house has foundation issues?

You might do a DIY evaluation of your own property, but love can be blind so it’s best to have an independent party take a look. A good real estate agent will usually pick up on foundation problems during their market evaluation of your property, and suggest that an underpinning company should make an inspection visit.

If you want to do your own check first, there are some indicative signs of foundation problems to look out for, such as cracks in the floors or walls, the floor not being level, or doors and windows out of alignment.

But even if you find one or more of these indicators, don’t panic. It doesn’t necessarily mean that you have a major problem. And free, expert help is at hand. Talk to a couple of underpinning or foundation repair companies to get a feel for the issue (and for them). Then you can book someone to come to your home and investigate firsthand. For this purpose we provide a complimentary Home Checkup service that is an excellent first step and avoids you having to fork out money on engineers when they may not be needed.

How much does foundation repair cost?

Answering the question of “how much will it cost to underpin my house?” is similar to asking “what will it cost to renovate my house?” It depends on a number of factors that can result in significant variance in the cost. Most foundation repairs range in cost from $5,000–$35,000. In cases where major works are required, the cost can be in the range of $40,000–$80,000.

There are many contractors out there, so get more than one opinion and more than one quote. In the process you will also get a feel for the people you’re dealing with and be able to decide with whom you feel most comfortable.

When it comes to foundation repair (underpinning) costs, the key things your contractor should consider are the:

type of foundation
root cause of the foundation problem
extent of the problem/damage
ease of access to the foundations.

But in choosing the best company to address these things you’ll need them to excel in three categories:

#1 Individual approach

When it comes to house foundation problems, every situation and each house is unique. You need an expert to individually assess your house.

#2 Expertise

There are many underpinning contractors out there, with varying levels of competence and experience, and a variety of methods to underpin a house, so you might get conflicting information. You can narrow the field by looking for a contractor who is a master builder, checking online reviews and asking to speak to previous customers.

#3 Cost transparency and time

As well as an honest, competent contractor, you want someone who’ll make sure costs won’t blow out part way through the process, and delays won’t cost you valuable time when trying to get things right to sell your home.

At Foundation Solutions, we take pride in our 8-step process we call “Wunderpinning” that removes the uncertainty from foundation repair. We will provide you with a quote that is:

Fixed price — inclusive of all additional expenses, such as any forensic engineering, soil tests, structural engineering reports, site inspections, the underpinning work and all materials.
Transparent — straight forward and free of confusing jargon. If not, we’re always available, by email or phone, to explain things for you.
Fixed time/schedule — committed to a work schedule that clearly outlines each stage of the process and how long it will take, weather dependant of course.

Should you repair foundation issues before you sell?

This decision will largely depend on your circumstances and the market.

If the cycle is favouring sellers, the pressure and emotion in buying a home can transcend other buyer concerns. The best buyer may be an investor who only wants the land and isn’t bothered about the foundations, so why waste the money? On the other hand, in a buyers’ market foundation problems can be a significant deterrent and/or a negotiating lever to reduce the price.

No matter which way you roll you’ll need to fully disclose, in writing, the issue and any works you undertook to repair it.

That’s why our logical, transparent inspection report, quotation and works schedule is so important. It’s a handy tool in deciding whether to repair foundation issues before you sell because:

you’ll be able to clearly find out whether or not your home insurance may cover some or all of the work
you’ll be able to work out whether you can afford the money and time to do the repairs
your real estate agent will know exactly what they are selling. This enables trust to be established with potential buyers, maximising the price.

Yes. Repair the foundations first

In an ideal world (and a normal market) it’s preferable that the foundation problem is fixed, with a written warranty, prior to listing. This gives you the widest possible pool of potential buyers.

As first impressions count so much in selling a home, it also helps to have enough time for your home to settle and for you to tidy up any cosmetic issues that may result from the foundation repair works, such as regrowing your lawn and gardens. Then when you provide all the documents, reports, and warranties it just helps to confirm in the buyers mind the “rightness” of their first emotional impression.

No. Sell without repairing foundations

In reality, not everyone has the time and money to repair the foundations first.

Aside from not having the cash, there may be any number of reasons why you have to sell sooner rather than later. This is when the inspection report, quotation and works schedule becomes even more important. It can help your agent reassure buyers and obtain the best possible price in the circumstances.

Who would buy a house with foundation issues?

You might be surprised by this. There are all kinds of buyers out there.

As we mentioned, foundation issues will not be as important to someone who wants to demolish and build. A buyer may stipulate a contract condition that the seller repair the problem first. Homes have even been bought with a clause that the buyer wants to fix the foundation problem to their own satisfaction before settlement.

These last two scenarios may lead to negotiated price reductions, depending on the market, but they do show that foundation problems are not necessarily a contract killer, especially if you build trust with good documentation at the beginning.

How do I sell a house with foundation issues?

If your circumstances require you to sell your home without repairing the foundation issues, there are a few key things to do:

Disclose any known foundation issue to buyers in writing

There’s no point pretending the problem isn’t there. You must advise buyers about the issue up front and in writing. If you don’t, their building inspector will find it anyway and you’ll lose the sale or they will ask for a big reduction because now they don’t trust you. Or if they buy the house and find out later, they can make a legal claim against you. Being up front builds the trust you need to get the best price. And having a written assessment of your foundation conditions, along with a transparent underpinning quotation and fixed work schedule will once again be crucial, as will any warranty that can be provided and any engineers report.

Provide information to buyers on the suppliers you have consulted

You’ve done all the research to get the best foundation repair company, so why not share it? You’ll have information on qualifications, experience, reviews and contacts of previous customers. At Foundation Solutions, we’ll be happy to take a call from your buyer.

Obtain the buyer’s acknowledgement, in writing, that they have been informed

Real estate contracts operate only on what is in writing, so protect yourself by obtaining written acknowledgement. Your agent can help with this.

Work strategically with your real estate agent

The inspection report, transparent quotation, fixed work schedule and other documentation will help your agent best deal with the foundation issue for each potential buyer, while shifting focus to the other attributes of your home. For example, they might say to buyers “Yes, we know how you feel about this. Others have felt the same, but that hasn’t slowed interest in this home, because what we’ve found is that …”.

So while the foundation issues may lead to some negotiated reduction, at the end of the day you’ve put your best foot forward and obtained the best possible price in the current market.

Ready to take the next step?

Now that you’re better informed, you still might want to talk things over—probably with your partner first, then your real estate agent. At Foundation Solutions, we’re also happy to answer your questions.

Just call Nicole on 0451 824 961. Or if you’re ready to get to the bottom of your home’s foundation problems, book in a complimentary Home Checkup service and report with one of our experts.

Our Underpinning Process makes your life easier

Our house Underpinning Process is designed to make underpinning easy to understand and transparent from start to finish. It is an 8 step process we call “Wunderpinning” that removes the uncertainty from foundation repair.

An overview of the Underpinning Process

We talk to hundreds of people every year who have questions about underpinning and foundation repair. One question that comes up a lot is “what’s involved in underpinning my house?” or “how does it work?”.

Underpinning isn’t something most people are familiar with and it is a very sensitive topic – the safety, appearance and value of a family home is potentially under threat.

Additionally, we’ve heard from people who have endured a painful underpinning experience where they were in the dark or had an unsatisfactory outcome.

For this reason we developed a structured Underpinning Process we call “Wunderpinning” which maximises transparency and communication throughout the process, alleviating stress and uncertainty for our clients.

Before we Begin

Foundation advice

We start out by helping people better understand their situation, providing clear advice and answering any questions they have. This is a complimentary service we provide to anyone unfortunate enough to be in a situation where their house is cracking and or subsiding in some way.

Home Checkup

Next we pay a visit to the home to conduct a checkup, so that we can assess the damage ourselves, understand the cause, take levels and outline available options. If necessary, we will recommend a structural engineer’s assessment at this point.

Underpinning quote

If it turns out your foundation needs repairing, we will provide an all-inclusive quote, written in plain language, with all costs clearly explained. Our quotes are always fixed price. There are no extras or hidden charges added on afterwards. And our terms clearly outline what is included and what is excluded from the quote. No nasty surprises.

Schedule the foundation repair

When someone is ready to proceed, we schedule a start date that fits in with their life and arrange a Kick-off Meeting to confirm all details and make sure we’re on the same page before we get started. You can then be confident of when we’ll be starting on site and when the work will be finished.

The Foundation Repair

Underpinning Headstock

The house underpinning work commences, starting with ground preparation and excavation of the foundations. Once completed, we begin locating and screwing the Katana Screw Piles in place. We then concrete the pile “headstock” in place (the top of the pile that extends from the earth).

Underpinning Lift

The second stage involves lifting the house back to the desired height. Once complete, we concrete the entire foundation solidy at this new height, locking it firmly into the screw piles.

Property Clean-up

Lastly we return once the concrete is set to confirm the level of the house and foundation at pre-assessed points. We finish by removing all equipment and conducting a clean up of the site. We then hold an Exit Meeting with you to review the completed work and ensure you are happy with everything.

After we’ve Finished

Completion Report

Within 48 hours of completion we provide you with our Foundation Completion Report, which includes all the details of the work and the Form 16 Inspection Certificate. This also ensures you have a record of the quality of work carried out, should you sell the property in the future.

What else you need to know

It is not uncommon that cosmetic repairs will be needed after an underpinning job. With excavation equipment and concreting happening on your property, there will inevitably be disturbance to lawn and gardens, for example (we make all this clear prior to starting with you).

Similarly, where there were cracks in the house, these most often close up after the building is lifted back to the correct position. However, there is usually still visible evidence of cracking and therefore a need for some rework.

Cosmetic repairs do not form part of our standard quotes (e.g. restoration of lawn, gardens, cracks, utilities). We can work with you to provide these services or recommend companies to you who can carry out this work.

We recommend any such repair work to be carried out after the settling-in period, typically one month after underpinning.

Still have questions?

If there are still some things we haven’t answered, pick up the phone to us and we’ll gladly help make things clearer.

If on the other hand you’re ready to have someone come to you home to provide some clarity on your foundation condition, book in a complimentary Home Checkup service.

What is underpinning and when is it needed?

Underpinning is the reinforcing of an existing building foundation. It is required when the original foundation is no longer strong enough to support the house. This is usually a result of a change to the soil structure, whether due to the type of soil or some external influence on the soil. Read on for more detailed information.

What is underpinning (of a building)?

Underpinning is the process of supporting or strengthening the foundation of an existing house, building or similar structure. This is accomplished by reinforcing the existing foundation, strengthening the soil by introducing an expanding filler, or extending the foundation so that the load is distributed over a greater surface area.

When is underpinning needed?

For most homeowners, underpinning is required when the original foundation is not strong enough to support the house. This is usually a result of:

the soil supporting the foundation has changed in some way e.g. through subsidence, expansion/contraction due to moisture, large trees nearby, damaged plumbing left unrepaired.
the properties of the soil were not adequately understood during the original design of the foundation – meaning the foundation is not adequate for the conditions.

In less common cases, underpinning is also required for the following reasons:

The way the structure is used has changed e.g. following a major renovation
New construction nearby resulting in the excavation of soil supporting existing foundations
To increase the capability of existing foundations e.g. to support another storey to the building
Natural disasters such as earthquakes, floods or droughts that have caused the structure to move or become unstable.

To help understand if and when underpinning is needed, let’s take a closer look at the key elements that impact a foundation.

Here’s what we’ll cover:

Soil types and site classifications
Types of foundations and footings
Why do building foundations fail?
Types of underpinning
Do I need underpinning?
When to get help?
Do I need a structural engineer?
Will underpinning provide a permanent fix?

Soil Types and Site Classifications

The soil type plays a key role in the stability of foundations. Certain types are prone to more significant structural changes in the soil conditions (e.g. during extended periods of wet or dry weather) and thus contribute to structural foundation problems. We call these soils “reactive”.

The types of soil you have beneath your house will play a part in the extent of damage to your home and the method of underpinning best suited to stabilising the building.

Soils can be classified in a number of ways. When it comes to building foundations, we characterise the soil by the Site Classification (in accordance with Australian Standard AS 2870/2011, Residential slabs and footings). This allows us to understand the soil’s potential to support a structure.

Class A

“Acceptable” 0-10mm Mostly sand and rock sites, with little or no ground movement due to moisture change expected.

Class S

“Satisfactory” 10-20mm Slightly reactive clay sites. Only slight ground movement from moisture changes expected.

Class M / M-D

“Moderate” 20-40mm Moderately reactive clay or silt sites which can experience moderate ground movement from moisture changes.

Class H1 / H1-D

“Highly Reactive” 40-60mm Highly reactive clay sites. Can experience high ground movement from moisture changes.

Class H2 / H2-D

“Highly Reactive” 60-75mm Highly reactive clay sites. Can experience very high ground movement from moisture changes.

Class E / E-D

“Extreme” 75mm+ Extremely reactive sites. Can experience extreme ground movement from moisture changes.

Class P

“Problem” Sites which include soft soils, such as soft clay or silt or loose sand, varying depths of fill, landslips, mine subsistence, collapsing soils, soils subject to erosion, reactive sites subject to abnormal moisture conditions, or sites which cannot be classified otherwise.

The “D” inclusion in the above classifications refers to ‘deep’ movements in soil due to deep variances in moisture. These classifications are mostly found in dry areas.

Types of building foundations and footings

Technically speaking, the “foundation” is the earth or strata, upon which the “footings” for a building are constructed. However the word “foundation” is regularly used today in Australia to refer to the “footing system” and the “flooring system” that together make up the foundation.

In residential construction, there are 2 common flooring systems used:

Slab on Ground

There are several types of slab on ground foundation, such as a raft slab, waffle pod slab, slab with dropped edge beams or a reinforced slab on fill. These are the typical foundation systems which have been in use for many years in Australia, particularly QLD and NSW.

Suspended Floors

These foundations are most commonly framed with stumps or piers, and are supported by bearers and joists.

The footing systems used commonly in residential construction consist of:

Continuous footings

Such as a concrete strip or slab used to support uniformly distributed loads.

Pad footings

Such as a square or round concrete pad used to support a concentrated load. Most commonly used in conjunction with stumps.

Stumps

Designed in hollow steel or timber poles or machined timber posts.

Piles and Piers

Like stumps, but driven or bored into the ground. Commonly used where additional support is required. Includes poured concrete piers, bored piers, driven piles (timber, steel, concrete), and steel screw piles.

Underpinning is most commonly carried out on “Slab on Ground” type foundations.

Why do building foundations fail?

There are several reasons why the foundations on a building might fail.

Reactive Soils

Most frequently the problem relates to the movement of highly reactive soils. This movement involves shrinkage (which leads to settlement) or expansion (which causes heaving). When dry conditions persist, soils gradually lose moisture and shrink. When moisture levels are elevated, such as during extended periods of wet weather, soils swell – sometimes by several hundred percent.

Both shrinkage and expansion of soil can compromise the integrity of the foundation, resulting in heaving, subsidence, and visible cracking in foundations and walls.

Poorly Compacted Fill

If a site was subject to fill, sometimes the material used is not sufficiently compacted to support the weight of the structure above it. In these cases, foundation problems often occur. The problem can originate from poorly compacted fill, the use of multiple fill materials, or both.

Site Erosion

Erosion can wear away the soil around foundations, to the extent that foundations become structurally compromised. Erosion can originate from a number of sources, such as a burst water pipe or other uncontrolled water flow, inadequate drainage, or the like.

Slope Failure

Failure of a slope relates to the movement of earth downhill. It could involve slow failure, known as “creep”, or sudden failure, which are “landslides”. Where a slope is failing due to creep, underpinning can be used to rectify the problem. However, this is very site specific and requires an expert assessment.

Transpiration (aka Trees)

Trees are a significant factor in foundation failure. All plants remove moisture from the soil. This is known as transpiration. Large trees removing moisture from the soil can significantly accelerate soil shrinkage. When trees are located too close to buildings, this can lead to the expansion or shrinking of soils enough to compromise the foundation.

Foundation Design

To a lesser degree, the design of the original foundation may have been inadequate. This could be due to the soil properties not being adequately understood during the original design of the foundation – meaning the foundation is not adequate for the conditions. However, due to modern building codes, this is less of an issue.

Types of underpinning

As we mentioned earlier in the article, underpinning refers to the reinforcing of an existing foundation.

When it comes to repairing the foundations on buildings with stumps, the method used is referred to as restumping or reblocking. Essentially this involves replacing the foundation stumps when they are cracked or otherwise damaged. This is not considered underpinning.

Within this definition of underpinning, there are three methods in use today:

Concrete slab
Screw pile
Grout or resin injection

Historically there have been two main underpinning techniques in use. These are concrete slab underpinning (also known as slab jacking) and screw pile underpinning (also known as pier underpinning or piering). More recently a third method is being used called grout or resin injection.

Concrete slab

Traditionally, concrete underpinning was used to increase the size of foundations and in the process strengthen them. It is still used a lot today.

Screw pile

This is the method used by Foundation Solutions, which combines steel piers with concrete footings to secure the building and lift is back to its original position, closing up gaps and cracks. The use of piers is considered a permanent solution – one that will not be affected by further changes in the ground surrounding the house – which is why we use this method.

Grout / Resin injection

This is the newest method available, though it is not actually underpinning. It involves injecting resin or grout into the ground which fills up voids under the slab and expands, compressing the ground. It is the least quantifiable method, in terms of permanency of repair and the final cost (the amount of grout required can’t be accurately predicted and regularly blows out beyond initial estimates) and it not suited to all ground conditions.

Do I need underpinning?

There are some indicative signs to look for when doing a DIY evaluation of your own property. When reading through this list, it is important to understand that subsidence occurs on many properties to varying degrees. Underpinning is only required where subsidence is actively occurring. Sometimes after subsidence initially occurs, the structure reaches a state of equilibrium and there is no further danger. As always, if you are unsure, it is best to ask a professional – which is why we provide a complimentary Home Checkup service.

Cracks in floors or walls

Cracks aren’t always scary. Sometimes they are superficial, such as minor or hairline cracks in plaster, cornices and skirting boards. Bigger cracks are another story and usually point to bigger underlying problems, such as uneven weight distribution due to weak foundations.

Cracks to look for could be interior (plaster, wall and floor tiles) or exterior (brickwork, render, concrete slab).

Ideally try to observe the cracks over a period of weeks or months to determine if the cracks you’ve noticed get bigger, wider or longer – or if new cracks appear. If they remain unchanged over a long period, the subsidence has likely run its course and the house has settled.

Floor not level

Something that isn’t always as obvious as cracks is unlevel floors. When you are able to identify them however, a lean to one or more sides of your home is a strong sign that there are significant foundation issues at play.

In serious cases we’ve seen, you can stand at one end of a hallway and see the fall of the house as you look down the hall. Other times, unlevel floors will contribute to misaligned doors. Generally you can use a spirit level to get some idea of how unlevel a room is. Or place a ball in a room and see if it remains still or if it rolls in a particular direction. But to understand how significant this is usually will require a professional.

Another thing to look for are irregular trenches forming around the edge of the building or slab, in the top layers of the soil. This is another sign of subsidence.

Doors and windows out of alignment

Doors and windows can be good indicators of foundation problems. Gaps appearing and getting wider around your windows and doors. Finding it hard to close (or reopen) your doors or windows, or not being able to lock them.

In more advanced cases, there are more visible leans to door, and door or window frames may begin pulling away from their surrounding walls.

When to get help

None of the above indicators are guarantees that you will require underpinning. But at the same time, you don’t want to do is wait around until the symptoms become severe. If after doing a DIY assessment of your home you have concerns, the best thing to do is remain calm – there is plenty of help available.

The first step would be to do a bit of research (perhaps that’s why you’re on this page now). Don’t limit it to internet research though. Pick up the phone to a few people willing to provide helpful advice and get their opinion on the situation.

If the feedback you’re getting is that you may indeed have a problem that requires an underpinning fix, get someone to come to your home to investigate firsthand. For this purpose we provide a complimentary Home Checkup service that is an excellent first step and avoids you having to fork out money on engineers when they may not be needed.

The other key thing to consider when getting help is the cost. There are many contractors out there, so get more than one opinion and more than one quote. In the process you will also get a feel for the people you’re dealing with and are able to decide who you feel most comfortable dealing with. We have a separate article that looks in detail at how much underpinning should cost.

Do I need a Structural Engineer?

When we do our Home Checkups, one of the things we do is determine if a structural engineer (aka forensic engineer) is required to do a more detailed assessment of the site. We have our own structural engineers we use, so you don’t need to ring around to get separate quotes.

Will underpinning provide a permanent fix?

The answer to this will ultimately depend on the soil your home is sitting on (the site classification) and the type of underpinning service you choose to remedy your problem.

Not all types of underpinning are suited to all foundation problems. When we do our complimentary home checkups, we let you know up front if our method of underpinning is able to provide a permanent fix for you. If not, we won’t quote you and will recommend an alternate course of action.

The reason we exclusively use screw pile underpinning is because it is the most reliable underpinning method available.

Do you need an expert assessment?

If you have any uncertainty, why not book in a Home Checkup with one of our experts. Or if you just want to pick our brains a bit, then pick up the phone to us now. We will be more than happy to help.

How much does underpinning cost?

Most foundation repairs range in cost from $5,000 to $35,000. In cases where major works are required, the cost can be in the range of $40,000 – $80,000. Read on for more specific pricing information and insights.

Trying to find out how much you should be paying for underpinning is a stressful process for many people. Discovering that you need to repair the foundations on your house is a scary time – you home is cracking or even sinking. What often follows this initial discovery is just as bad – an inability to get clear information out of underpinning contractors and structural engineers as to how much you need to spend to repair your home.

If you’re still wondering “does my foundation even need repairing?”, we will be addressing this topic in an article soon. In the meantime, give us a call to get a quick answer.

The average person will contact at least two underpinning companies for information and quotations. Along the way they will usually also talk with their insurance company, soil test engineers, structural engineers and building inspectors. The whole process quickly gets confusing and frustrating – often to the point where people just want the whole thing to be over and done with.

We’ve answered the most common questions people ask when trying to understand the cost of underpinning services for their home – as well as some tips on what to look for and what to avoid.

The cost of underpinning a house

Answering the question of “how much will it cost to underpin my house” is similar to asking “what will it cost to renovate my house?”. It depends on a number of variables that can result in significant variance in the cost. Most foundation repairs range in cost from $5,000 to $35,000. In cases where major works are required, the cost can be in the range of $40,000 – $80,000.

When it comes to underpinning costs, the key things to consider are:

What type of foundation do you have?
What is the root cause of the foundation problem?
How extensive is the problem and damage to foundation and home?
How easy is it to access the foundations?

The type of foundation

Foundation types – such as concrete slab, pier foundation, crawl space (aka raised foundation), or basement foundation – will have an impact on the type of solution that can be used to repair your foundation. Underpinning is most commonly used on concrete slabs. Whereas for crawl space or pier foundations (such as concrete and timber piers common on many Queenslanders), the foundation repair method used is usually restumping or reblocking.

Root cause of the problem

The cause of the foundation problem can be due to a number of factors, as shown below. Often there is more than one of these contributing to the foundation damage.

Soil types e.g. expansive clay, black soil
Settlement
Trees and roots
Water infiltration due to damaged pipes, leading to over-saturated soils

Extent of foundation damage

The extent of damage to the foundation is usually the biggest contributor to cost. Sometimes a house may be subsiding only on one side or corner. Or a verandah may be pulling away from the home. Other times there are more extensive problems, such as where soil issues are affecting a larger portion of the building or are present underneath the entire house.

Ease of access to the foundation

How readily the foundation can be accessed is the final factor. For many properties, access issues are limited to needing to temporarily take down a fence or move a trampoline. Where access in truly limited, it can lead to restrictions around the underpinning method used or will increase the time required to complete the job.

Underpinning Cost & Type

All of these factors will ultimately determine the cost and type of underpinning method best suited to your situation, in terms of the most cost-effective solution that delivers a permanent fix of the foundation. We provide a complimentary Home Checkup service to clarify the above variables and provide a fully costed quote.

The 3 main underpinning methods and their costs

Historically there have been two main underpinning techniques available. These are”:

Concrete Slab underpinning (also known as slab jacking)
Screw Pile underpinning (also known as pier underpinning or piering).
More recently a third method is being used called grout injection (aka resin injection).

For more on how each method works, see our page on the types of underpinning.

Disclaimer: We primarily provide screw pile underpinning. This is because in our many years experience (in structural engineering, concreting and underpinning) screw piles regularly provide:

The most cost-effective method for most conditions
Fast turn-around
Fixed price underpinning
Consistently solid results

The 3 challenges of underpinning pricing

We have found that the problems people face when going through a repair on the house foundation generally fall into three categories:

#1 Every house is different

When it comes to house foundation problems, every situation is unique and each house needs to be individually assessed. That’s not to say the solution can’t be fairly straightforward for an expert to solve – it just means it is hard to get an estimated cost prior to someone assessing the property.

#2 Underpinning Expertise

There are many underpinning contractors of all shapes and sizes out there. Some of these contractors are more competent and have more experience than others. There are also a variety of methods to underpin a house. As a result, the information you get is often conflicting. Trying to determine who you should trust and listen to can be very difficult.

#3 Cost Transparency

Unfortunately not all underpinning contractors are top quality. Since most people don’t understand what is required to repair their own house, there are times when an underpinning company will take advantage of that, milking the insurance company and/or the homeowner.

For the companies that are honest, some are just poor at providing quality engineering assessments, accurate quotes, or transparent pricing information, so that the costs don’t blow out part way through the process.

So what can you do about all this? We have a few tips…

What to look for in an underpinning quote

To avoid the same pains and costs that the above home owner went through, here are a few simple rules to follow when getting underpinning quotes.

Fixed Price Quote

The underpinning quote should be fixed price and inclusive of all additional expenses, such as any forensic engineering, soil tests, structural engineering reports, site inspections, the underpinning work and all materials.

As a comparison, we have never charged even a dollar over the original quote on any job we’ve completed. All Foundation Solutions quotes are fixed price so you know where you stand and can make an informed decision.

Transparent Quote

The language used in the quotation should be straight forward and free of confusing jargon. If it is not, get clarification and ensure you understand everything before proceeding.

Foundation Solutions quotes use clear language and our team is always on hand to provide further explanation, clarification and a timely response to enquiries via phone and email.

Fixed Time / Fixed Schedule

The underpinning contractor should be able to provide a work schedule that clearly outlines each stage of the process and how long it will take. They should also be able to commit to a fixed time schedule – weather dependant of course.

How we provide quotes

At Foundation Solutions we always provide a fixed schedule of works, fixed pricing, showing agreed start date and time required for each stage of the underpinning work.

We want our customers to be confident the underpinning job will be finished promptly, so they can get back to enjoying their home sooner.

And that process starts with our complimentary Home Checkup service, where we’re able to get a first hand understanding of the situation, answer any questions and provide some peace of mind.

Where to from here?

If you have any uncertainty about what you should be paying, why not book in a complimentary Home Checkup. We’ll do a thorough appraisal of your home and provide you with a fixed cost quote with no hidden fees or extra charges.

Complimentary Home Checkup service for Real Estate Agents

Foundation problems in Real Estate

It takes a unique kind of person to be successful in real estate: someone who makes it their mission to deliver exceptional customer service – building valuable relationships and using their experience to address issues before they become problems for their clients.

One big issue when selling a home is structural problems with the foundations.

Dealing with structural foundation problems

The larger the foundation problem, the greater the uncertainty this can add to the sale of the house – for all parties involved.

For the Seller

Sellers may not know the extent of the damage to their home and therefore will be less prepared to make firm decisions regarding the sale of the property, conditions of sale they are willing to accept, or how much they are prepared to negotiate on price.

For the Buyers

Potential buyers are less likely to seriously consider buying a property without clear information. Cracks in walls and floors and other visible signs of damage are concerning enough, without adding uncertainty as to the condition of the foundations, the extent of damage to the building and the cost of underpinning to repair the house.

For the Real Estate Agent

And for Real Estate Agents trying to manage the sale of the property, this uncertainty makes the property that much harder to sell. It can complicate the appraisal and marketing of the property, drag out the time and increase the cost required to make the sale.

Deal with foundation problems up front

To avoid these pains for seller, buyers and real estate agent alike, real estate agents are best off solving these problems up front, during initial conversations with their clients.

That’s where we come in. Foundation Solutions has developed a unique service for our real estate clients – a complimentary Home Checkup service that will provide clarity on the condition of the building and enable better decision making by all involved in the sale of the property.

The Underpinning Appraisal Report

Our service involves a full assessment of the property – inside and out – to determine the extent of the structural problem due to foundation movement. We provide recommendations for further action where required, including forensic engineering and underpinning, and a fully costed assessment to restore the house.

ENGINEERING EXPERTISE

Any forensic engineering or in-depth structural assessments are carried out in conjunction with our structural engineering partner of choice STA Consulting Engineers.

The results are delivered in a professional report that becomes a useful tool in the home sales process to provide clarity and certainty for all parties. And we do it all complimentary, with no further obligation on any party.

If this is of interest to your agency, please don’t hesitate to get in contact with us.

How does it work?

THE PROCESS

Getting an Underpinning Appraisal Report done is as simple as calling our team and booking in a time for us to conduct the site visit. We can meet a representative of your agency at the address, or meet the owner or tenant without you if preferred.

Once we’ve completed the appraisal, we send you the final report including a costed assessment and will remain available to answer any questions you have or assist with further services.

TURNAROUND TIME

We usually are able to complete an underpinning appraisal within 1 – 2 weeks from the date of booking, depending on our work schedule. Once we’ve completed the site inspection, we deliver the report within 24 hours.

WHERE DO YOU SERVICE

We service the South East Queensland region, including Brisbane, Ipswich, Sunshine Coast, Gold Coast, Toowoomba and everywhere in between.

WHY US?

We are confident we offer the best underpinning service in Queensland and are prepared to let you experience this first hand at no cost through our appraisal service. We are Master Builders and we love showing people that foundation problems don’t have to be scary.

We’ll provide you and your clients with trustworthy, transparent advice that will help the property sale go more smoothly for everyone involved.

Looking for a trusted underpinning company? Get a Master Builder.

In our recent article on the cost of underpinning a house, we discussed the 3 biggest problems people face when trying to get clear information and pricing for underpinning their house. The common factor for all 3 problems was trust. People needed an underpinning company they could rely on for truthful, impartial and transparent information. Without this, the entire underpinning process becomes more confusing, painful and drawn out.

There are several ways that an underpinning company can earn your trust and prove themselves more trustworthy. However, when you are just starting your search for underpinning contractors and are not sure how to identify trusted companies, one useful filter can be to first approach those who are Master Builders.

Why choose a master builder?

Shortlisting underpinning companies who are Master Builders gives you confidence that they have the support of the peak industry association and peace of mind that they are appropriately licensed. Master Builder members are also provided with training and advice to help them raise their professional standards.

In short, Master Builders are serious about their trade.

The Master Builders Association also works on behalf of the home owner. When you work with a Master Builder, the association is available to help you with useful resources on building, renovating and maintaining your home. They are also available to help avoid and resolve any disputes.

To make the search process simple, the Master Builder website has a searchable directory of members, so you can more easily find a Master Builder near you. You can find underpinning companies by typing underpinning in the “What type of work?” box and the category “House raising, restumping & underpinning” will come up for you to select.

There is more information for Home Owners on the Master Builders Association website.

Why trust is so important for underpinning

Underpinning isn’t something the average person is familiar with. Most people struggle with getting trusted information from their car mechanic, yet servicing their car is something they do every year. Underpinning by comparison is an event that you might go through once or twice in a lifetime. And it can be much more confronting and costly than repairing a car.

That is why trust is critical to underpinning. You need a company that you can trust to give you impartial information, fair pricing and transparency throughout the entire underpinning process.

At Foundation Solutions we try to make it as easy as possible for people to develop trust with us. We are a proud Master Builder member. But we do a whole lot more throughout your journey with us to ensure we retain your trust and give you peace of mind. Here are a few examples:

past customer reviews on our website
detailed discussions on your underpinning and foundation problems – free of charge and with no obligation to use us
we can arrange for you to talk to a past customer
our transparent “wunderpinning” process
fixed price quotations
fixed underpinning schedule
regular phone and email communication to keep you up to date and answer any questions
reliable screw pile underpinning for the most solid results
friendly and helpful staff

If you’re looking for a trustworthy underpinning contractor, start by calling Nicole from Foundation Solutions on 0451 824 961.

How much should underpinning cost?

We’ve summarised the most common challenges people face when underpinning their home – including insights from a recent example on the Sunshine Coast that was shared with us – and what you can do to avoid them.

Also: Take a look at our more recent blog post on this topic: What does underpinning cost?

The 3 challenges of underpinning pricing

We have found that the problems people face when going through a repair on the house foundation generally fall into three categories:

#1 Every house is different

When it comes to house foundation problems, every one is different and each house needs to be individually assessed. That’s not to say the solution can’t be fairly straightforward for an expert to solve – it just means it is hard to get an estimated cost prior to someone assessing the property.

#2 Underpinning Expertise

#3 Cost Transparency

Unfortunately not all underpinning contractors are honest. Because most people don’t understand what is required to repair their own house, some companies will take advantage, milking the insurance company and/or the home owner.

And for those companies that are honest, some are just bad at providing quality engineering assessments, accurate quotes, or transparent pricing information, so that the costs don’t blow out part way though the process.

An underpinning example from the Sunshine Coast

We were contacted about a house on the Sunshine Coast that had settlements & wall cracks and after initial discussions, we recommended using one of our preferred forensic engineers to assess the site and provide an expert report.

The forensic engineer went to site, concluded that the house had settled due to seepage and that the problem could be resolved using 6 underpins – fairly straightforward and cost effective. A full report was provided with the location of the underpins. We reviewed and agreed the recommendation was sound and were prepared to take on the job.

The homeowner was also talking to another company, the oldest underpinning company in Queensland, who insisted that the case was complicated and required far more underpinning and expense. Out of fear that our solution was “too cheap” and wouldn’t do the job, the customer went with the other company.

Unfortunately it didn’t go well and the customer has since shared all the information with us. Here’s how it went:

$1,400 for a soil test

This soil test confirmed the seepage problem already identified by our forensic engineer in his report (unnecessary cost).

$1,200 for an engineering report

This report also confirmed what our forensic engineer said, however the engineers didn’t take any levels at the site, as our engineer recommended (unnecessary cost).

$40,000 for the underpinning work

which was significantly more expensive than our recommended solution. Additionally the underpinning resulted in avoidable damage to the kitchen (excessive cost; damage to house).

$2,500 for additional engineering

Further “engineering” and inspections costs finished off the bill (exorbitant over-charging).

Insured but DAMAGED

The insurance company covered the repair in this case, but the job is still not finished and the house remains damaged almost two years later. The entire process has been so painful, the homeowner decided to sell their property.

Not a great experience. And one you certainly won’t have with our wunderpinning process.

What the underpinning should have cost

Typically an underpinning job of this scale would cost around $30,000 including engineering and any other miscellaneous costs. We can provide this cost estimate with confidence, as we were given full access to the engineering reports, soil test and site information by the home owner.

This means the underpinning company overcharged the home owner by 50% or roughly $15,000.

Plus they left the kitchen damaged – requiring further rectification cost not covered by insurance.

Aside from the significant monetary cost difference, the underpinning should have cost the home owner a lot less in mental stress, in time chasing up the contractor and trying to get clear, timely information.

WHAT SHOULD YOU DO?

To avoid the same pains and costs that the above home owner went through, here are a few simple rules to follow when getting underpinning quotes.

Fixed Price Quote

Transparent Quote

The language used in the quotation should be straight forward and free of confusing jargon. If it is not, get clarification and ensure you understand everything before proceeding.

Foundation Solutions quotes use clear language and our team is always on hand to provide further explanation, clarification and a timely response to enquiries via phone and email.

Fixed Time / Fixed Schedule

At Foundation Solutions we always provide a fixed schedule, showing agreed start date and time required for each stage of the underpinning work. We want our customers to be confident the underpinning job will be finished promptly, so they can get back to enjoying their home sooner.

want more information?

If you have any questions about pricing up an underpinning job, we’d be happy to help answer them. Give Nicole a call on 0451 824 961 for some friendly underpinning advice!