Jim Hise

The Many Choices for Basement Wall Repair

A cracked and bowing basement wall is no longer structurally sound. Once cracked, it is far easier for hydrostatic pressure to continue to push the wall inward. This article will address the various methods used to stabilize a concrete block basement wall to prevent further inward movement due to hydrostatic pressure. Our method of choice is Fortress Kevlar/carbon fiber straps. We have over 2 decades of carbon fiber installation experience. Our owners introduced carbon fiber to the Cleveland market first. Over the years we’ve installed every brand of carbon fiber on the market. Here’s some helpful information regarding this fantastic product:

Carbon fiber is exceptionally strong. When the strands of carbon are woven or placed parallel with each other, they become exponentially stronger than many other materials. Carbon fiber, when bonded to a bare or properly prepared concrete surface, will not delaminate or stretch. Fortress carbon fiber, with a cross weave of Kevlar, has been tested to be 10 times stronger than steel in a tension application, meaning being pushed, not compressed. When tested to failure, Fortress carbon fiber endured a force ten times what is necessary to stabilize a basement wall as shown in this video of the actual testing. The installation is non-invasive, 99.9% dust free, and the structural epoxy adhesive contains no VOCs (volatile organic compounds). You don’t need to leave the house!

Carbon fiber composites are as high-tech as you can get today. The new 787 Dreamliner aircraft, space shuttles, boat masts, racing bicycles, racing cars, bullet-proof vests are all made from this modern day miracle composite. Carbon fiber has been used for many years for repairs to concrete bridges and commercial and industrial concrete structures. Fortress carbon fiber products now routinely replace steel I-beams, wall anchors, and Grip-Tite anchors for most cement-block basement wall repairs. The advantage of carbon fiber over these older technologies is well documented, tested and proven.

Before we compare the various methods of stabilizing a basement wall we need to clarify that we are talking about concrete block basement walls. We also need to verify that the cracks are due to the wall being pushed inward and not due to settling. Inward movement generally results in a horizontal crack along the entire wall with stairstep cracking at the corners and sometimes stairstep cracks on the adjacent walls. Vertical cracking from floor to ceiling, especially on two adjacent walls, is usually settlement; the foundation is sinking in some areas. None of the following stabilization methods are designed to address foundation settlement. Proper failure analysis is critical for any successful long-term repair. Note that spacing requirements of the methods described below will vary depending on block thickness, wall height, backfill height, and the amount and type of wall damage.

Steel Beams

Traditional wall stabilization almost always involved the installation of steel beams. These beams were often bolted to the floor or set into the floor and cemented in place. They were then attached at the top of the wall and to the floor joists with framing. Not all size steel beams are strong enough to withstand hydrostatic soil pressure loads. Sometimes undersized beams are installed to save the contractor money. Steel beams are bulky and can be scary to future potential purchasers of your home. That doesn’t mean there is never an application for using them. We do install steel beams in some situations. Expect to pay $650-750.00 per beam.

Rod & Grout

Rod & grout stabilization was the next method to come along. Steel rebar is inserted into the wall and then cemented into place along the length of the rods. There are many skill and knowledge factors required for this work that many installers are unaware of. The rods must be tied into the sill plate and extend below the floor. The grout has to be a specific mix. Rod positioning along the entire wall length is crucial. Merely sticking rebar in the wall and pumping in concrete does little for structural integrity if guidelines are not followed or understood. This process adds thousands of pounds of weight to your footing. We install a rod & grout repair when necessary, most often for the shearing at the very bottom of the wall. Cost is $50 – $100 per location.

Steel Wall Anchors

Steel wall anchors are a steel rod which passes through your block wall and is anchored into the soil outside. The hole in your wall is then patched, and a 20″ steel plate is bolted to the rod on the inside of your basement wall, then tightened with a torque wrench. These anchors require manual tightening every month to maintain the warranty. Wall anchors are suggested for solid poured concrete walls, but not block walls. You cannot drywall or cover these wall plates as they need to be continually accessed to maintain their function and your warranty. We carry them. They cost $550 – $750.00 each.

Full Wall Anchors

Full wall anchors do the same thing as the anchors above but have a 6′ wall plate mounted on the wall with a nut which requires monthly tightening. Again, you can’t finish the walls since you need access to tighten the anchor bolts monthly. The appearance of these anchors is almost as daunting as steel beams. We decided not to carry these. They cost $550- $750.00 each.

Carbon Fiber

Carbon fiber is the latest entry into the residential wall stabilization race. Carbon fiber has been tried, tested and proven to have a tension strength 10 times stronger than steel beams. Carbon fiber is available in 3 main forms: 1) fiber mesh patches 2) solid plate and 3) carbon fiber straps.

Carbon fiber mesh patches are only 2′ – 4′ generally installed midway up the wall. Often these patches do not address the higher hydrostatic pressures developed at the bottom two blocks of the wall because they are not long enough. These patches also usually do not cover the top several horizontal rows of block, which are subject to frost breakage and movement. Spacing seems to vary depending on the vendor. Long-term adhesion to the wall has been a problem in the Cleveland, Ohio area with some companies. We carry fiber mesh patches as this repair is warranted in specific scenarios. Price varies with patch sizes.

Carbon fiber solid plate is manufactured to withstand standard hydrostatic pressure but not differential movement and pressure as it is manufactured with the carbon strands aligned in one direction only. This product requires cleaning with methyl ethyl ketone before installation. This extra heavy design often doesn’t conform well to the bow and displacement of a bowed wall because it is so thick. It is also difficult to confirm 100% wall adhesion because you can’t see if all the air voids have been removed after it is installed. We carry this but it is generally used for heavy-duty commercial projects. Each plate costs $650 – $850.

Carbon fiber straps are the most versatile of all the carbon products. Fortress Kevlar/carbon fiber straps are designed to address differential pressure movement as well as standard hydrostatic pressure. High strength structural adhesive epoxy bonds it to the wall and passes through its woven grid pattern to surround and encapsulate the entire strap. Any trapped air or voids can easily be visually identified and removed. You can expect to pay $550 – $750 per strap which includes top and bottom anchoring.

Why Your Basement Wall is Cracking and Bowing

Masonry concrete block walls are designed to support the load of the house on them and also to withstand the force of normal soil pressure pushing against the wall. In Northeast Ohio, the walls are designed to withstand around 40 pounds of soil pressure per square inch. Generally, with a designed in safety factor, the walls will withstand up to 60 pounds per square inch (psi ) without cracking or bowing. Once soil pressure exceeds 60 psi the wall is often subject to mechanical failure. Wet, saturated clay soils in our region will often reach 90 psi. Once this pressure is reached the wall can usually no longer resist these forces and will start to give way, by cracking, then bowing, and eventually shearing at the bottom if not stabilized. Fortress carbon fiber grid straps are designed to withstand 10 times this much pressure, far more than can ever be generated by swelling soil. Once your wall is properly reinforced, stabilized and anchored, it will no longer move and can be warranted for the life of your structure.

Welcome to Expert Basement Repair

This wall was stabilized with Fortress Carbon Kevlar grid straps after it began to move and crack. This is how good a proper repair can look once painted.

Please see the precautions we are currently taking during this pandemic!

Expert Basement Repair is the most experienced Fortress Carbon Fiber Stabilization leader in Northeast Ohio. Fortress is the ONLY ICC certified carbon fiber repair system. Our specialty is foundation stabilization and wall repair! With over 23 years of home foundation repair experience and 18 years installing Fortress carbon fiber in the greater Cleveland area, we at Expert Basement Repair (EBR) will have the right solutions for your home basement and foundation problems. We utilize time-tested repair methods as well as the latest proven repair innovations to make the right repair to your home with the right product for a competitive price. We are the CERTIFIED Fortress carbon fiber installer for Northeast Ohio. We’ve seen what works, what doesn’t, and we understand the reasons why. Contact us for a site visit today. We’ll respond to you quickly and schedule an extensive evaluation of your problem to provide you with options and costs for repair. 1.440.543.1030

A double lifetime transferable warranty for any carbon fiber installation is standard. We provide you with a lifetime warranty which is backed up by a 2nd lifetime warranty from the Fortress, the carbon fiber manufacturer. The warranty is fully transferable with no transfer fees. Your entire wall is warranted from top to bottom including bottom wall shearing! Your wall will be anchored at the top and the bottom as required to ensure a quality stabilization installation.

Fortress Stabilization Certified Installers are specifically trained in the techniques and methods of applying Fortress Carbon Fiber / Kevlar products and receive a high degree of training in composite strengthening for use in construction-related applications.

EBR provides expert on-site inspection, foundation repair, and foundation stabilization services. Do some reading on our site to learn more about your problem, all your options for repair, and the advantages and disadvantages of the repair products available in our marketplace. EBR carries every product out there to be sure we offer the right product for your particular problem and type of basement wall construction. Oh and don’t worry! There is never any pressure to buy anything from us and you will never see a commissioned salesman from our company.

The BBB has given us an A+ rating, and we enjoy a great reputation on Angie’s List.

Steel Shaft vs. Carbon Fiber Shaft

Fortress Carbon Fiber Reinforced Polymer (CFRP)

Carbon fiber is the repair of choice for cracking and bowing cement block walls in residential and commercial applications. Compared to steel, it is stronger, more compact, and noncorrosive. Fortress carbon fiber is a patented blend of carbon fiber and Kevlar that easily conforms to bowed walls and its carbon grid is fully encapsulated in epoxy for the best possible wall adhesion.

Fortress CFRP advantages:

Installs quickly. Most installations are completed in one or two days
No excavation in most cases
No wall drilling or holes to break open
No service required after installation
Thin as a dime and hardly noticeable after the wall is painted
Ten times stronger than steel beams in tension as shown in this structural integrity video.
Walls can be painted 24 hours after installation
Competitive pricing/certified installer
Double lifetime transferable warranty
Best repair for aesthetics and home resale
No noxious fumes during installation
Expect to pay $550-$750 per location

Fortress CFRP disadvantages:

Wall preparation is somewhat noisy when grinding or coring walls
A small amount of dust is generated when wall scarification is required, although our company now utilizes Bosch HEPA vacuums for the scarification process
Wall mounted horizontal obstacles must be removed from the wall
Wall must be somewhat dry for installation

What to expect when installing Fortress carbon fiber:

You will need to clear a 5′-6′ space from the wall and remove any cabinets or shelving.
We will move and reinstall your washer and dryer if required
We will require power, heat, and lighting in the repair area
We will put down a drop cloth from the main door into the basement
The installation will require one or two days back to back
There will be no toxic or unpleasant fumes generated during installation
All cracks on the stabilized walls will be cleaned out and tuck pointed
EBR will broom clean the repair area when done
The wall can be primed and painted the very next day
You will receive a transferable lifetime warranty from Expert Basement Repair
You will receive a 2nd transferable lifetime warranty from Fortress.

Wall Rebuild

When a foundation wall is too severely damaged to be adequately repaired, it is usually necessary to rebuild it. This will be the case if the wall material is spalling, if the wall has moved too far, or if the cracks are too numerous. Before rebuilding the wall it will be necessary to correct the problem that has caused the wall to fail, usually a water problem. Once that problem has been corrected and permits obtained the construction can be scheduled.

The first step is to install adjustable jack posts along the wall to be removed. Then the damaged wall is removed down to the footing. The outside area is then excavated and all dirt and block rubble is loaded and hauled away. A new cement block wall of the proper dimension is installed and tied into the existing wall. If additional strength is needed, 1/2” grade 60 rebar can be placed in the open cells and grouted in place. When the rebuild is completed exterior waterproofing is usually required to further help prevent the damage that destroyed the old wall from affecting the new wall. Exterior waterproofing is addressed here. The remaining dirt is hauled away and the site is cleaned up. The adjustable jacks are carefully removed and the rebuild is complete. Expect to pay $250-$325 per linear foot.

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Basement Foundation Inspection

Expert Basement Repair can provide a thorough site, basement, and foundation inspection to help identify and explain problems. After our inspection, we will answer your questions and suggest a course of action. Should structural repair be required, we will provide a quote from our company detailing that portion of the repair and the cost. A written proposal containing the recommended repair method, products, and any related drawings would usually be provided within 1 or 2 days of our inspection. If no structural repair is necessary, we will try to provide you with enough information to be able to choose the best vendors for whatever work is required.

Expert Basement Repair services the greater Cleveland Ohio area. Have us inspect the foundation of the home or building you are considering before you buy. We will be able to evaluate and identify any existing or potential foundation or water issues that may not be obvious. We are often able to uncover previous undisclosed repairs which can sometimes escape detection. Our rates are competitive and our inspections are thorough. We feel it’s always better to know what you are getting into up front, and we think you will too.

Foundation Stabilization

Cracked walls might not be limited to your basement. When you notice cracks in your home’s exterior walls, or when doors and windows begin to stick or not close properly you could be experiencing foundation settlement. This problem frequently occurs in areas that are composed of highly expansive clay soils or contain deep veins of soil high in organics such as peat moss. As the soils dry out they shrink. When the soils become saturated with water they swell and heave. Water tables also may rise or fall with the weather or an increase in new building construction in the area. When you notice settlement cracks you will usually find that the foundation footing has fractured due to this soil expansion and contraction. Without a solid footing, the foundation will continue to move and rotate throughout the seasons according to fluctuating ground moisture levels. To prevent additional settlement damage the structure must be stabilized.

If you have settlement problems, vertical helical piers must be installed to anchor the home to nonexpansive solid ground. The cost of this repair is dependent on the depth necessary to reach bedrock. This is something that can only be estimated prior to the work being done. Most piers are installed along the outside perimeter of the home. The excavation width along the repair area is normally 3′ wide. An additional 6′ is required for excavated material. This means that concrete floors, patios, decks, flower beds, trees or any other obstruction within 9′ of the home must be removed first.

The position of each pier is marked and then the footing at each location is prepared for the pier support bracket to be installed. Once the brackets are in place the piers are installed. The helical piers are hydraulically twisted into the ground. Extensions are added as required to add length. Once the pier has reached a stable stratum, which is determined by achieving maximum torque, installation is terminated and the pier is then connected to the support bracket. Once all the piers are in place the foundation can then be lifted (if required) back to the original elevation. A laser level is utilized to monitor lifting movement and assures that all locations are once again level. Once all the adjustments have been made the piers are locked into final position. Cracks are tuck pointed. The walls are then waterproofed. New drain tile is installed and the trench is properly backfilled.

Download entire Residential Foundation Anchors brochure (click here 1.75 MB PDF).
Download entire Resistance Pilers brochure (click here 1.63 MB PDF).
Respective sample pages below (material used with permission).

EBRDixieBeforeAfter EBRDixieBrochure EBRDixieBrochureSquareShaft EBRDixieBrochureSquareShaft01 EBRDixieCausesOfFailure EBRDixieSquareAndRoundShaft

Helical Piers

MacLean-Dixie helical piers are generally used for lifting or stabilizing a foundation settlement problem. Helical piers are also utilized for new construction applications where soil conditions are understood to be poor as a preventative method of avoiding foundation settlement.

Advantages:

MacLean-Dixie helical piers can be installed in confined areas
There are no soil spoils when installed
Helical piers reflect the soil strength parameters as they are installed
MacLean-Dixie helical piers don’t require the weight of a structure to be installed
The piers are galvanized high strength steel and combine the advantages of a pipe push pier and a helical pier
Bolted extensions are added for additional depth if needed
Installs quickly and virtually vibration free.

Disadvantages:

Installers must be trained and experienced.

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Helical pier ready for installation. Bracket is in place at the bottom ( silver color ). A manual winch is needed here to provide enough down force for the helix to take hold and pull the pier downward.

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An 8000 psi hydraulic drive head twists the pier into the ground through the poor soil layers until stable strata is reached.

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Three piers have been torqued into the ground until refusal ( the torque head can twist no more and had obtained the maximum installation pressure ) These piers will now be cut to the proper height, connected to the brackets, and adjusted to stabilize this area of the foundation.

Exterior Waterproofing

The first step is to remove any outside structures or plantings from the area of excavation up to a minimum distance of 9 feet. Then a 3-foot-wide trench is dug down to the footing. The additional 6 feet is needed to temporarily place the excavated material. The wall is then power washed. All cracks are tuck pointed and sealed. The outside wall receives a cement parge coating. This coating is allowed to dry and then a thick tar sealer is applied. We highly recommend that while the trench is open you bring in a sewer jet cleaning company to clean out and inspect any existing drain tile that is not being replaced.

The next step is to install the replacement drain tile. It is important to choose a strong, crush-resistant drain pipe such as SDR 35. This drain tile is then installed with above ground cleanouts. The above ground cleanouts are vertical piping to allow for future servicing from above ground. The newly installed drain tile is then tied into the existing system. The entire outside trench is backfilled with schedule #57 limestone and then capped with 18” of dirt. The remaining dirt is hauled away and the site is cleaned up. Expect to see some settlement of dirt along the trench areas in the future.