Will leveling the sinking basement floor with concrete be a cost-effective solution or will expensive foundation repairs be necessary?
Asked by Reitze Nijsen 
3 months ago
Last Updated: September 29, 2024
We’re thinking about renovating our basement because we noticed some sinking near the exterior wall. Thankfully, we haven’t seen any major cracks upstairs on the walls. Do you think we can fix the floor by leveling it with concrete, or do you think we might have to spend a lot to get someone to fix the foundation? It’s a bit overwhelming to think about! 😫
Patch up the crack, apply a membrane, then level the floor. That’s the approach I would take. How old is the house?
If you’re looking to simply address cosmetic issues, there are epoxy resin products available in caulk tubes. I can’t recall the exact name, but Sherwin Williams carries some at a good price.
I’d recommend bringing in a structural engineer to take a look. It’ll likely be more cost-effective than consulting foundation companies.
You have a few choices here. The best one would be to consult a structural engineer for an evaluation of the crack. Another option is to consider mud jacking companies. You could also contact a foundation repair company. The cheapest option, although not the most ideal, would be to use leveling compound to even out the floor and install forgiving flooring.
Looks like there has been significant settling. Could it be due to cracks in the foundation wall? It might be the result of poor backfill or over-digging during basement excavation. Is that wainscoting against a foundation wall? How old is the house?
This crack is not structural. I recommend fixing it with epoxy and applying self-leveling cement.
Why do you believe it’s not structural? That’s a significant decrease in value
Typically they lay down foundations first, before pouring the slab. So a basement slab isn’t considered structural. Fixing the crack is primarily to block gases like radon from seeping in. Water can also be an issue, but not in this case, as water is a concern in many other scenarios.
We found a slab in our basement with sky-high radon levels. Got a radon pump installed right away. It’s surprising how many folks are unaware of the dangers of Radon
You know, , I feel pretty silly for not knowing about it until this moment.🫣
Isn’t found everywhere but can be a serious health risk if you come across it
Hey , you should really get your levels checked out
Seems like there was an attempt to fix it with epoxy, but the cracks are only getting worse. As a flooring contractor, I’d stay away from this project. I may not be a foundation expert, but I know when to avoid taking unnecessary risks.
I had the same thought as above… although I’ve never dealt with this myself. If there are no cracks in the basement or upper floor walls, you might want to consider mud jacking. I suggest this instead of using self-leveling floor because there seems to be something missing underneath that caused the floor to collapse. With mud jacking, you’re filling it in and leveling the surface back out. (In theory)
Is it settling or heaving? Until you figure out the root cause and fix it, you’re just banking on hope.
You might have a foundation issue that requires supporting the walls to prevent further damage.
Make sure to address the foundation issue correctly. I’ve witnessed too many problems caused by simply applying concrete or sealer. Opting for a temporary fix will likely result in more serious issues down the line.
It’s a good idea to bring in some professionals to at least provide a quote and offer advice on structural issues. Disregarding the importance of slabs in relation to structural problems is risky. While it’s possible that everything is fine and you can just use epoxy or add more concrete, avoiding proper professional assistance in an attempt to save money could lead to disaster in the future.
Seeing as how it was previously sealed and then busted apart again, along with the square showing how much it dropped, consider getting an engineer in there. I had to do that. An engineer will likely provide more reliable information than a foundation company, as they are paid the same amount regardless of the extent of work needed. I once had a foundation company attempt to scam me by claiming I needed more work done than was necessary.
We had to bring in an engineer and spend a lot of money to repair the foundation.
The floor and foundation are poured separately. Typically, the floor is poured after the wall forms are removed. The area is backfilled, and if it wasn’t compacted properly, as is often the case, it may settle over time.
You might have foundation problems, but they’re not easily detectable in this situation. If you’re curious, excavate the exterior foundation wall.
There are essentially two categories of concrete: 1. Concrete that has already cracked and 2. Concrete that has not cracked yet.
It’s going to be quite expensive to try and level the floor out. One suggestion would be to remove the highest areas, pour cement slightly lower than the remaining floor, and then apply self-leveling cement over the entire area. Generally, this shouldn’t be a structural issue as exterior foundation walls usually support the weight of the house down to the footings. In most cases, the basement floor is poured after the walls are constructed. I’ve seen homes that were nearly completed but still lacked a poured basement floor.
Emily, do you know how old the home is? Your best bet to ensure you can sleep soundly is to hire a Structural Engineer who can provide advice to prevent similar issues in the future.