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Question DetailsAsked on 6/10/2016

Raise/level a room addation,number of piers needed. And approximately how much would it cost.

I have a room addition that is 18.5ft. long by 15ft. wide. It is face brick all around. It has a large picture widow in the 15ft.wall. But the foundation is only 3ft. deep. Built some 45yrs. ago. There are some separation in the brick joints. I was told it has settled about an inch and a half.

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Whether the foundation being only 3 feet deep is a problem or not depends on your area - unless the room is not always heated in the winter, 3 foot depth is common for foundation in almost all the country, even in cold areas. Deeper foundations are needed in cold climates for rooms that are not always kept heated, in some very poor bearing capacity soils, and in some expansive/swelling soil conditions, but not generally.

Basically, with brick facing, jacking it back up would generally be a bad idea - likely to cause more brick damage, and possible window breakage unless the window were taken out during the jacking, then reinstalled - for typically $1000 range for a large picture window. Usually, the best you can do at a reasonable cost is to shore up the foundation system with pin piles or concrete cast-in-place piers or such to stop further settlement if that is anticipated, then patch the cracks in the walls.

I would recommend a visit and repair plan by a Structural Engineer before having any foundation repair done by a Foundation Repair (your Search the List categories) contractor. The engineer can advise on repair techniques and ballpark costs, and you can discuss (possibly in conjunction with a geotechnincal engineer) whether what you see is likely the most settlement you will see or if it is likely to continue to settle. Basically, on clays and fine silty deposits the settlement can continue for decades or longer - in most other soils, the first 10 years or so will see most or basically all of the settlement, so you may or may not actually need to "repair" the foundation. It may be architectural (appearance) repairs by a Remodeling contractor or individual Masonry, Drywall, and Painting contractors (or DIY) will be all you need.

Answered 3 years ago by LCD

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