Foundation Woes in Older Homes: Jacking, Shoring, and Structural Repair Explained

 It all starts with a solid foundation. It’s a common principle in houses and in life. But in older homes, it’s not always a given. The foundation bears the weight of your house and serves as the link between your home and the ground on which it sits. So, if you have a foundation problem, it’s not something you can ignore. Foundation issues are pretty standard in historic homes. With decades (or even centuries) of weather, wear and tear, it’s no surprise. 

Fortunately, a historic home specialist can solve those problems with a thoughtful, tailored approach. Foundation repair is not generally the “fun” part of renovating a historic home, but it’s fundamental to a job well done.

What Are Common Foundation Problems in Historic Homes?

Contemporary foundations are typically made with poured concrete, but in historic homes, they’re often constructed with brick or stone. As historic home specialists, we see several common issues:

• Deteriorating stone or brick foundations: Age and exposure to moisture can lead to crumbling mortar and the deterioration of brick and stone structures. If you don’t repair them, they can lead to water entering your home or even collapse, compromising the entire structure of your house.
• Poor drainage and moisture build-up. When moisture enters your basement or crawlspace, it can lead to rot, mold, mildew, and musty odors. It can also cause long-term damage to your home’s structure.
• Settling and sinking: Freeze-thaw cycles, as well as changes in moisture and soil conditions, can cause your foundation to sink, leading to cracked drywall, uneven floors, or sags in windows and doorways, which can make them difficult to open and close.
• Insect damage: moisture and rot attract pests that can damage your home’s sill plate (the timber base that connects your house’s frame to the foundation).
• Muddled additions can stress your home’s original footprint. When your home has a history of DIY add-ons, they add weight to the structure and increase the foundation’s load. They can also reduce the structural integrity if they’re poorly done.

How Can I Fix Damage To My Historic Home’s Foundation?

Repairing a historic home’s foundation involves several steps: assessment, mitigation of root causes (including water intrusion), removal of damaged materials, and repair or replacement. This involves various structural solutions and techniques combined with the skill and artistry of a historic home specialist. At the heart of every approach is the idea that we need to stabilize the situation to replace damaged elements. 

• Moisture is one of the biggest threats to historic houses, so water management is an essential early step. As a homeowner, you want someone who understands the root cause of the damage and finds solutions, including French drains, grading, vapor barriers and sump systems.
• Shoring and Temporary Support: When your contractor replaces a structural element, it requires preparation to stabilize your home. To provide temporary support, your contractor has several tools at their disposal, including temporary walls, hydraulic jacks, and a lally column (a temporary steel post).
• House Jacking and Leveling: If your structure has sunk or shifted due to damage to the foundation, you need to get it level again. Hydraulic jacks raise the structure while we replace part of a sill or rebuild a crumbling masonry foundation. Once we remove damaged elements and complete repairs, we can set the house back down square and level.
• Replacing Rotted Sill Plates and Beams: The sill plate is often at the heart of foundation issues due to the potential for water damage at the base of a wall. Replacing a section of sill plate is like changing a tire. Once you have the house jacked up, you have room to remove damaged material and install a replacement easily.
• Installing New Footings or Piers: The footing serves as the base of your foundation wall or a supportive column, known as a pier. If a pier under your house fails, your floor could start to sink and sag. A retrofit of your footer and/or pier provides a solid base to keep your home stable.

How Can I Incorporate Modern Standards Into Stabilizing My Historic Home?

In an older historic house, a beam in the basement might have been a section of a nearby tree. Replacing elements like this is where the artistry of a historic restoration professional truly shines.

• Materials: Ideally, we can replace original elements with lumber that is as strong or stronger than the original. The artistry lies in incorporating new materials that meet today’s building codes and complement your old house. 
• Your contractor may need to consult a structural engineer to provide additional expertise. That’s why it’s essential to have an experienced team that knows how to understand and communicate with outside experts.
• Historic district commissions often focus on the appearance of your home. For example, they may ask you to match visible masonry products as closely as possible as part of a foundation repair. A specialized contractor can help guide you through the process.

Solving Foundation Woes: Why Experience Matters

At Carpenter Beach Construction, our strength lies in our expertise and fundamental understanding of the unique needs of historic homes. Our experience helps us predict and grasp where the real challenges lie. We also offer a delicate touch, avoiding overcorrection that can damage your house’s balance. Finally, when we level and stabilize, we focus on preserving precious interior finishes when possible.

Foundations may not be as glamorous as paint colors and crown moldings, but they’re the key to preserving your historic home for decades to come. If you suspect your foundation is failing, let Carpenter Beach take a look–before small cracks turn into big problems.