There has been a LOT of settling around the foundation of my home. My house is about 13 years old, and the front steps have sunk about a foot or more, causing some big time cracks in the sidewalk and messing up the siding.
I can fix this, or I can have someone come and fix it, but I have two questions:
- How much more is this likely to settle? If it's a lot, then I'm probably wasting my money fixing it now.
- What caused it in the first place? My neighbor said they probably used topsoil to fill in around the foundation and that it compacted.
Can you be a bit more specific. What are your front steps made of? How many steps are you talking about? Are they all one unit? Are they sinking so that the top is level of slanted one way or another? Any cracks in the steps?
The answer is probable settling of poorly compacted earth under the steps although there might also be other reasons, i.e., water streaming by underground washing away support.
Sidewalk might again be poorly compacted earth or, again, another reason.
As I see it, this is the 8th day your question has been posted and I'm the first reply? Suggest you also try message boards at Taunton Press Fine Homebuilding for answers - will probably get 8+ responses the first day.
Not sure where you are located. I live in Indiana and I am a Realtor. There is a company that does Concrete Leveling. I had a client buying a 20 year old house with the front porch, steps, sidewalk sunk down about 6-10 inches, and the basement outside stairwell wall leaning in. Estimate for replacing cement was just under $5,000. Cost to level was less than $800. They saved her thousands of dollars from the cost of replaceming the cement to just leveling what's there. Didn't even destroy the landscaping around the area. Only evidence is small patched holes they drill to force the stuff (very finely crushed/powdered limestone & water) underneath to level the cement. They have a 12 month guarentee. Not sure if it's a franchise but the name and number for Indiana is "A-1 Concrete Leveling" 1-800-224-4785 My client has lived there 4 years and it hasn't settled anymore. Very pleased with the results.
....just a note, a look out on Concrete Leveling/Raising-
not trying to worry anybody or say all raising-leveling done won`t last awhile but, we have seen quite a few driveways-sidewalk pieces etc which did not last very long. According to homeowners we spoke with it lasted 1--3 years, Not all! something to think about in the long run is all
Posts: 710 | Location: Michigan | Registered: 24 August 2005
