Residential Foundation Re-levelling

House relevelling, also known as foundation leveling or house leveling, is a process used to correct the settling or shifting of a home’s foundation. This can happen due to various reasons such as soil movement, moisture changes, or poor construction practices. The method of relevelling depends on the foundation type, whether it is timber piles, timber piles with ring foundation or concrete slab.

Signs Your House May Need Relevelling

    • Cracks in Walls or Ceilings: Visible cracks in interior or exterior walls and ceilings.
    • Sticking Doors and Windows: Difficulty opening or closing doors and windows.
    • Uneven Floors: Noticeable sloping or sagging in the floors.
    • Gaps: Gaps between walls and ceilings or floors.
    • Water Damage: Moisture or water damage around the foundation.

Causes of Foundation Problems

    • Soil Movement: Expansive clay soils can shrink and swell with moisture changes, causing foundation movement. This tends to be particularly noticeable in shallow foundations.
    • Poor Drainage: Improper drainage systems can lead to water pooling around the foundation, causing erosion or expansion of the soil.
    • Tree Roots: Roots from nearby trees can grow under the foundation, causing it to lift or crack. Tree can also absorb moisture making seasonable movement more severe.
    • Poor Construction: Inadequate foundation design or construction can lead to settling or shifting over time.
    • Weather Conditions: Extreme weather conditions such as drought or heavy rains can affect the soil around the foundation.

House Relevelling Methods

    1. Hydraulic Jacking: Hydraulic jacking is a powerful and versatile technology that significantly enhances the ability to lift and move houses safely and efficiently.
    2. Underpinning: Extending the foundation depth or breadth using concrete or piles to stabilise and lift the foundation.

Steps in the House Relevelling Process

    1. Inspection and Assessment: At CCS, we have professionals that will inspect the foundation to identify the extent and cause of the damage. Using our Ziplevel Pro 2000 we can accurately (+/- 2mm) record the floor levels
    2. Planning: A detailed plan is developed outlining the necessary repairs methods to be used.
    3. Relevelling: Implementing the chosen method (Hydraulic jacking, underpinning or another method) to level the foundation.
    4. Backfilling and Cleanup: Filling in any excavated areas and cleaning up the site.

Maintenance Tips

    • Proper Drainage: Ensure that the property has adequate drainage to prevent water accumulation around the foundation.
    • Vegetation Management: Plant trees and large shrubs away from the foundation.
    • Regular Inspections: Conduct regular inspections to catch early signs of foundation problems.
    • Moisture Control: Use soaker hoses or irrigation systems to maintain consistent soil moisture levels around the foundation.

House relevelling is a critical process for maintaining the structural integrity of a home. Addressing foundation issues promptly can prevent further damage and ensure the safety and value of your property.

Residential Foundation Re-piling

House repiling, also known as house re-stumping or re-blocking, is the process of replacing or repairing the stumps or piles that support a house. Over time, the original piles can deteriorate due to various factors, such as soil movement (common in clay), water damage, infestations, or the natural ageing of materials (untreated). Repiling is necessary to ensure the structural integrity and safety of the house.

Here is an overview of the house repiling process

    1. Assessment: At CCS, we have professions that can inspect the current condition of the piles to determine the extent of the damage and the necessary repairs.
    2. Preparation: The house is carefully jacked up using hydraulic jacks to take the weight off the existing piles. This step requires precise execution to avoid damaging the structure.
    3. Removal of Old Piles: The damaged or deteriorated stumps are removed. In some cases, this might involve digging around the stumps and cutting them away.
    4. Foundation Inspection and Preparation: The ground where the new stumps or piles will be placed is inspected and prepared. This might involve leveling the ground or improving drainage to prevent future issues.
    5. Installation of New Piles: New piles, typically made of treated timber (H5), are installed in place of the old ones. They are positioned accurately to ensure proper support for the house. Once positioned, they are concreted in to secure them in place.
    6. Re-leveling the House: The house is slowly and carefully lowered onto the new piles. The level of the house is checked and adjusted as needed to ensure it is even.
    7. Securing the Piles: The new stumps are secured in place. This involved connecting them to the bearers using stainless steel fixing.
    8. Final Inspection: A final inspection is conducted to ensure the work has been completed correctly and that the house is safe and secure.
    9. Cleanup and Finishing: The site is cleaned up, and any necessary finishing touches are completed.

Benefits of House Re-piling

    • Improved Structural Integrity: Replacing old piles and helps ensure the house is properly supported and less likely to experience structural issues.
    • Increased Safety: A properly repiled house is safer for its occupants, reducing the risk of collapse or other structural failures.
    • Enhanced Property Value: Houses with sound foundations are typically more valuable and easier to sell. In many cases, insurers and banks require building reports which can highlight foundation issues.
    • Prevention of Further Damage: Addressing foundation issues early can prevent more extensive and costly damage in the future.

Signs Your House May Need Re-piling

    • Uneven or sloping floors.
    • Cracks in walls, ceilings, or foundations.
    • Doors and windows that stick or don’t close properly.
    • Visible damage or rot in the existing piles.
    • Noticeable sinking or settling of the house.

House re-piling is a significant but essential investment in the longevity and safety of your home.

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