Different Foundations Types
There are several basic types of foundations that are found under homes across the United
States. The Pier and Beam and the Slab On Grade are most commonly found in
Texas especially in the Dallas, Fort Worth, Houston, Austin and San Antonio areas. Basement
foundations are typically found farther north. This article will cover the Slab On Grade
and the Pier & Beam Foundations.
Slab On Grade Foundations
This foundation is constructed of concrete and is poured on-grade. Many Slab Foundations
use
Post-Tensioning Cables to increase the tensile strength of the entire slab.
This process while adding stability to the foundation can also be a problem in some
instances. The tension from the cables can cause the slab to “Cup”. Cupping is a
condition that occurs when there is some expansion of the soil around the perimeter
of the slab. The lifting effect of the expanding soil along with the lifting effect
of the post-tension cables can together raise the perimeter leaving the interior areas
at the original lower elevation. To the inexperienced it appears that the interior is
sinking. Failure to correctly diagnose this problem can lead to costly repairs that do
not address the problem and could actually cause more damaged. The diagnosis of this
problem is best left to a professional.
Pier & Beam Foundations
The Pier & Beam is sometimes called the “Crawl Space” foundation. This foundation type
typically has a perimeter that is made up of solid concrete which supports
the exterior walls of the structure. It is sometimes made up of other materials,
the most common of which is masonry concrete blocks.
The interior area is elevated and is supported by a number of stringers (beams) that sit
on top of piers. The stringers are spaced evenly along the length of the beam. The spacing
of the Beams and the Piers is typically on 7 foot centers.
Building Permits
A
Building Permit is a document issued by the city inspector's office. It is permission
from the city to move forward with modifications to your home. Most cities require a
building permit for foundation repair.
Building Codes
The list of minimum allowable requirements for a particular Building Permit is what makes
up the Building
Codes that are applicable to your project.
Some building codes require a minimum allowable height for the Crawl Space. They may also
require that all wooden piers be replaced with masonry piers. Different cities may have
different building codes.
It is very important that you understand your local building codes
and that you or your contractor obtain a Building Permit before starting any repairs. If
you do not take this step you could be liable for expensive fines and/or penalties. It is
even possible that your entire structure could be subject to demolition if it cannot for
some reason meet the minimum building codes.
Need Help?
I offer Foundation Consulting Services to Texas homeowners living in
Dallas, Fort Worth, Houston, San Antonio and Austin and surrounding areas.
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