Concrete problems? Gainesville, Alachua & Newberry

By
Home Inspector with INDOOR MICROBIAL SPECIALIST HI-80 & MRSA1895

There was a time when the only remedy for sinking sidewalks or uneven foundations was to tear out the old pavement slab and pour a new one, and spend a great deal of time and money in the process. Today, a less intensive alternative known as mudjacking (also called concrete leveling, pressure grouting or slabjacking) pumps A sunken concrete sidewalk in desperate need of repairslurry beneath a sunken concrete slab in order to raise it back into place.

Concrete sinks because its underlying support, for various reasons, gives way. The original concrete may have been installed on dirt that hadn’t been compacted sufficiently, for instance, or soil erosion may be responsible. And some soil simply settles naturally over many years. Regardless of the cause, sunken concrete can lead to many structural defects, including failed retaining walls, foundation settling, uneven junctions of concrete, sunken sidewalks, uneven concrete pads, cracked foundations, and bowed basement walls. If left uncorrected, these defects can lead to unwanted water runoff and major structural problems.
 
 
And, aside from the shabby appearance and decreased functionality of an uneven sidewalk, steps or walkway, sunken concrete can create major trip hazards for which the building owner is liable. If a building owner notices any of these conditions, they should consult with their InterNACHI inspector during their next scheduled inspection.
 
 
Process
 
First, small holes are drilled into the concrete, through which is pumped a slurry that may be composed of various materials, such as sand, cement, soil, limestone, bentonite clay, water or expanding polymers. The particular mixture is based on the type of application and the mudjacker’s preference. The slurry then fills any gaps and forces the concrete to rise back into place before the drilled holes are plugged up with cement, leaving the only visible evidence of the repair. Over the next day, the slurry solidifies and stabilizes the subsoil, making further sinking unlikely.
 

While this is not a complicated procedure, it should be performed only by a trained professional, as amateur workmanship may cause even more extensive damage. Drain pipes, sewers and utilities must be located and avoided, and the area must be evaluated as to whether it can survive the mudjacking process.

Some advantages of mudjacking over re-pouring cement include:The only evidence left of mudjacking is the patched hole through which the slurry was pumped. Photo produced by InterNACHI member Mike Morgan.
  • efficiency. Mudjacking requires less equipment and fewer workers. Adjacent plants and landscaping are also disturbed less, as are neighbors, tenants and passersby by the loud noise, dust and cumbersome equipment;
  • price. Mudjacking typically costs roughly half as much as concrete replacement because there is little need for new cement or the removal of old concrete. The overall cost is based on the area of concrete that must be lifted, which may be as little as $5 per foot. Thus, for a 5x4-foot job, it might cost just $60, although the mudjacker may charge more if the area is in a hard-to-reach location;
  • speed. Mudjacking takes hours, while certain concrete pours may take days; and
  • environmentally friendly. Mudjacking makes use of perfectly good concrete, which would otherwise be sent to a landfill.
Limitations of Mudjacking
 
Mudjacking may be an ineffective waste of resources in the following situations:
  • The concrete surface is spalling or otherwise damaged. The mudjacking process might further damage the surface, which will still be defective even after it’s raised back into place.
  • The concrete has risen, caused by expansive soil. The only solution for this defect is to re-pour the cement.
  • The cause of the settling is not addressed. If the soil has settled due to some external factor, the problem must be fixed or the soil will sink again in the future. For instance, a gutter downspout that drains onto a concrete edge must be corrected in order to avoid the need for future repair.
  • The underlying soil is swampy.
  • There is a sinkhole beneath the concrete.

 

In summary, mudjacking is an inexpensive, fast and clean way to level a sunken concrete slab. We have noticed that in the Gainesville area there are some significant issues with concrete driveways, side walks and foundations. The people in the Gainesville, Archer, Newberry and the entire Alachua county can benefit with this type of aplication/process when experiancing issues with concrete deflection.

For more information visit: HOME INSPECTOR USA

 

 

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Lenn Harley
Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate - Leesburg, VA
Real Estate Broker - Virginia & Maryland

This process was used to repair a front walk-way.

We wrote it in the Home Inspection Notice for Repairs.  The seller paid for this repair.  It was surprising inexpensive and worked perfectly.

Dec 27, 2012 11:02 PM #1
Rainmaker
444,024
Dan Pittsenbarger
Keller Williams Western Realty - Bellingham, WA
Improving Conditions

I haven't been directly involve with any slabjacking projects but a fan non the less - great solution for many uneven concrete situations.

Dec 27, 2012 11:13 PM #2
Rainer
370,464
Dwight Puntigan
DRP Realty, LLC - Saint Peters, MO
Dwight Puntigan

The Epoxy Resin surface coatings are very attractive, but extremely expensive in this Eastern Missouri area.

Dec 27, 2012 11:49 PM #3
Rainmaker
749,566
John Juarez
The Medford Real Estate Team - Fremont, CA
ePRO, SRES, GRI, PMN

This process of repair is new to me. Thanks for the great information.

Dec 28, 2012 01:47 AM #4
Rainmaker
647,885
Team Honeycutt
Allen Tate - Concord, NC

Thanks for sharing the information in your blog with us. I am not familiar with this process for repair and found it interesting.

Betty

Dec 28, 2012 03:08 AM #5
Rainmaker
725,801
Wayne Johnson
Coldwell Banker D'Ann Harper REALTORS® - San Antonio, TX
San Antonio REALTOR, San Antonio Homes For Sale

John-This seems to solve a problem and costs less than other methods. Sounds like a winner to me.

Dec 28, 2012 03:58 AM #6
Rainmaker
1,317,707
Joan Whitebook
BHG The Masiello Group - Nashua, NH
Consumer Focused Real Estate Services

I had not heard of this option before and it is somthing that might be important to know in certain situations.  Thanks for sharing this technology.

Dec 28, 2012 10:19 AM #7
Rainmaker
929,267
Ginger Harper
Coldwell Banker Sea Coast Advantage - Southport, NC
Your Southport~Oak Island Agent~Brunswick County!

This seems like a great idea.  Thanks for sharing with us.

Dec 28, 2012 10:42 AM #8
Rainmaker
592,790
Than Maynard
Coldwell Banker Heart of Oklahoma - Purcell, OK
Broker - Licensed to List & Sell - 405-990-8862

Mudjacking is still ridiculously expensive around here. Cheaper to tear out and repour at the moment, unless it is inside the house.

Dec 28, 2012 10:08 PM #9
Rainmaker
1,396,277
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

John, this is a good solution to a fallen driveway or patio. Thanks for the info.

Dec 28, 2012 10:10 PM #10
Rainmaker
2,534,163
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

I bet they have been doing this since biblical times...little mud, mixed with water and then applied and allowed to set and your cave or little adobe hut just became modernized

Dec 28, 2012 10:38 PM #11
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John M. Acaron, CMI, MRSA

Master Mold Inspector & Chief Mold Assessor
Home Inspections & Mold Inspections
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