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Foundations and structural

What is underpinning?

The short answer

Underpinning means extending an existing foundation down to firmer ground, in short sections, so a building that has moved can sit still again. Around here the same word is also used for the block or brick wall built under an existing structure to close in a crawl space. Those are two different jobs. The first one is an engineered repair rather than ordinary concrete work.

Two jobs wearing one word, and which you mean changes the call

Say underpinning to an engineer and they picture a house on ground that let go, with new concrete being worked in underneath the old footing to reach something that will hold. Say it at a lumber yard in this part of Virginia and half the room pictures block being laid around a crawl space to close in the gap between the floor and the dirt. Both uses are correct. They are not remotely the same work, they are not the same price, and one of them starts with an engineer.

So when you call about underpinning, the first thing worth sorting out is which one you are describing. Is the building moving, or is it just open underneath? That answer sends the conversation two completely different directions, and it is a thirty second question on the phone.

The structural version goes in small bites, on purpose

The obvious way to deepen a foundation is also the way to drop a house. You cannot dig a trench under a bearing wall and then start pouring, because for the whole time that trench is open the wall above it is spanning across nothing. So a designed underpinning job works in short segments, spaced apart, in a sequence somebody worked out on paper. One segment is dug out under the existing footing, poured, and packed tight against the underside of the old concrete so the load transfers cleanly. That segment cures and picks up its share of the building before the next one beside it is opened.

There are other ways to get to the same place. Piers driven or drilled down to bearing with the load brought onto them through brackets, or grout injected to firm the ground itself. Which approach fits depends on how deep the good ground is, what the building is made of, and how much movement has already happened. That is a design decision made from soil information and a look at the structure, not from a photograph of a crack.

The reason to say all of this plainly is that the sequencing is the job. The concrete itself is unremarkable. The order of operations is the thing keeping the house standing while it happens.

Closing in under an existing building is a different animal

The local sense of the word is a wall built under a house or an addition that is already sitting there, usually block or brick, closing in the crawl space. Sometimes it is holding real load and sometimes it is only closing off the weather, and those two are worlds apart in what they need. Anything actually carrying the building needs a footing under it, at proper bearing, poured before a block goes down.

This is where the honest answer matters more than a tidy one. Some of that work is masonry rather than concrete, some of it needs a designer involved because it turns out to be structural after all, and some of it is straightforward. We would rather hear the specifics and give you a plain yes or no on whether we take that piece on than have you assume either way off a web page.

Something has to explain the movement before the repair gets picked

A settlement crack tells you that something moved. It does not tell you what moved, why, or whether it is still moving, and those three answers are what decide whether underpinning is the right tool or a very expensive way to treat a symptom. Plenty of movement traces back to water, and water is usually cheaper to fix than dirt is. Where downspouts empty, how the grade falls in the first few feet off the wall, and what a gutter has been doing quietly for ten years are all worth ruling out first.

We do not diagnose structural failure and we do not design repairs. What we can do is take a look, tell you what we see, and be straight with you about whether this is our work, someone else's work, or something an engineer needs to put eyes on before anybody quotes anything at all. When a contractor doing a designed repair needs concrete placed somewhere a chute will never reach, that is pumping we come out and do for them with our own crew, on our own trailer mounted line pump.

Good questions

Do you take on underpinning work?

It depends entirely on which kind you mean and what the building is doing. Describe it on the phone, say whether anything is actually moving, and you will get a straight answer about whether we are the right crew for it. Some of it is, some of it belongs to a mason, and some of it needs an engineer's design before any contractor should be putting a number on it.

Is underpinning the same as putting a basement under an existing house?

It is a part of it rather than another name for it. Digging out a crawl space to make headroom means the existing foundation has to reach deeper than it does now, and getting it there is underpinning. The rest of that project, the floor, the walls, the drainage and the access, is a large job in its own right. It starts as a design problem, not a concrete problem.

How do you know whether a building has stopped moving?

By watching it over time rather than by looking at it once. Monitoring is set up so the same points get measured on the same schedule, and the readings say whether anything is still going. An engineer sets that up and reads it. Anyone who can tell you a house has finished settling after a single visit is telling you something they cannot know.

Not sure whether your foundation needs underpinning?

Call 276-733-3750 and describe what the building is doing, when you first noticed it, and where the water goes. We will tell you straight whether it is work we take on or work for somebody else.

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