Bowed Basement Wall Repair

[w8tz]

We are interested in purchasing a home with basement walls that have bowed and broken the mortar between the blocks around the top of the basement. The bow in the wall has been repaired with wall anchors. We are wondering if the wall will stay secured with the anchors, and if there could possibly still be problems with the wall in the future. Also, is it necessary to remortar between the blocks?

[TJ1962]

Tie backs are a common repair method for bowing walls. Tuck pointing of mortar joints will help thermal movement of cracks that open and close.

[James70]

I too have a 50 year old home with bowed basement walls. I had the house inspected when I bought it four years ago. The inspector told me that it looked like they have been cracked a long time, and the worst wall was .5 inches out. The best thing to do was to improve the grade around the house, and make sure gutters were extended etc. If I wanted I could get the walls reinforced with steel beams, and this would cost about $150 a beam. I did all the grading work, and had a mason come in tuckpoint, and dig down about a foot outside, knock a hole in the block and install rebar in the core of the block, and fill the core with cement. It was only like $400 to do. This fix was something my real estate guy told me about. The mason only did this every 8 ft. however. Plus the way they installed the concrete was sort of a joke. They just scooped it in with a trowel, they didn't pump it. Anyway I figured it couldn't hurt for the price. Well nearly 4 years later I have noticed some hair line cracks three blocks down, which is probably cause by frost heave. I am looking for a permenant fix, but I am not too thrilled about the reinforced steel method. I would have to move a sink, and a hot water heater, plus it is ugly. How good is the Carbon Fiber repair, and generally what does it cost? I heard it is more then the steel.

[TJ1962]

It is common to have various opinions on foundation repair. Fixing grade and downspouts are found on all engineering reports. If you have clay soil and improve grade by adding topsoil, it does not achieve desired results. Water will run right though topsoil and right back towards foundation due to different density of soils. Properly you should improve existing negative grade prior to adding soil. Grouting wall is difficult to achieve because of unelignment of courses, it's basically guess work but necessary nun-the-less. I-beams are tried and true reinforcement but are only as strong as the top connection. $150.00 sounds very low. With the cost of steel today, that would just about pay for beam but not labor. Carbon fiber costs more in raw material but requires less labor. In my opinion Carbon Fiber costs less in the long run because it is low profile repair. The best repair is the repair no one sees. Monies spent verses return. For example if you spend $5,000.00 for repair but value of house loses $10,000.00 in value then that repair actually cost you $15,000.00. Example you could install large timbers against the wall but it would not enhance the foundation much.

[James70]

I would like to go the carbon fiber approach. However, eveyone seems to be reluctant to give me a idea how much it costs to install. To me, that seems like it is cost prohibitive.

[TJ1962]

Carbon fiber costs roughly the same as I beams and slightly less than tie backs depending on number of straps, ect.Tawrid Contracting may be able to be of assistance.

[James70]

Thanks for the help!