Need A Foundation Inspection?
Engineering reports are required by the majority of cities in Dallas Fort Worth for foundation repair permits.
Yes, Lange Engineering is registered with the Texas Board of Professional Engineering and fully insured. All of our engineers are also licensed professional engineers in the state of Texas.
- A Sketch the first floor layout of home
- Elevation measurements of the foundation will be taken throughout the home on the first floor
- A visual assessment of interior and exterior damage
- A visual aseessment of current drainage conditions
- A visual inspection of the crawlspace (pier & beam foundation only)
- A signed engineering report detailing any necessary repairs
Many foundation contractors provide free evaluations of foundations; however, they are in the business of selling you piers. As engineers, we have no incentive to sell you unnecessary repairs. Many times the best solution to foundation problems is drainage improvements, which can be over looked by the majority of contractors. Over piering a foundation will cost more money and may actually cause more foundation problems in the future. With an engineering report, you can be confident in the repair solution. Our engineering reports can be used to get competitive bids on a consistent scope of work.
It is not uncommon to have a crack in your foundation; even new homes can have foundation cracks. Typically foundation cracks under 1/16 of an inch do not have a significant impact on the performance of the foundation. However, cracks 1/8 of an inch or larger may weaken the slab. Larger foundation cracks can be repaired by injecting structural epoxy. The bonding strength of some epoxies can actually be stronger than the concrete.
The majority of foundations built in Dallas Fort-Worth are built on expansive clay soil. The soil will expand and contract with changes in the its moisture content, causing the foundation to move. The more consistent the moisture remains in the soil, the less movement will occur in the foundation.
Some foundation movement is not preventable. However, there are two main preventative measures a homeowner can take, drainage improvements and irrigation. Adding gutters around the home is a great way to improve drainage for a majority of home. Extensions or solid PVC discharge pipes can be added at downspouts to carry rain water further way from the foundation.
On average we recommended waiting 4 to 6 weeks after the foundation has been repaired before repairing any sheetrock cracks or cosmetic damage.
A French drain is a perforated pipe buried 1 to 4 feet below ground. The purpose of the drain is to remove excess moisture from the surrounding soils, commonly used to help reduce the swelling of soils under foundations. French drains should not be connected to surface drains or gutter downspouts.
A discharge tube is a solid PVC pipe that connects to a gutter downspout and drains down to street or area away from the foundation. Pipe or tubing with perforations should not be used as a discharge tube.
Typically an inspection takes between 1 to 2 hours depends on the size and type of foundation.
The United State Department of Agriculture conducted a soil survey available online to the public.
Lange Engineering currently does not design new foundations; however, we can refer you to another licensed engineering company.
Lange Engineering currently does not provide framing inspections; however, we can refer you to another licensed engineering company.
Need A Foundation Inspection?
Lange Engineering, LLC
Foundation Specialists
in Dallas