Frisco Foundation Repair Co. connects owners of raised houses and additions who need crawl space repair in Frisco, TX with an independent local foundation company that works under floors.
A crawl space is out of sight, so problems there often go unnoticed until floors start to sag or the house smells musty. For the older homes, farmhouses and raised additions around Frisco, the crawl space is where foundation repair happens.
Problems Found Under Raised Floors
- Water standing or seeping under the house after rain
- Rotted sill plates, beams or joists near damp soil
- Crushed, rotted or missing shims on top of piers
- Piers leaning or sunk into the clay
- Insulation hanging down or soaked, and condensation on ducts
Structural Repairs
- Replacing failed shims with steel or composite shims
- Sistering or replacing damaged joists and beams
- Replacing rotted sills
- Resetting or adding piers
- Re-leveling floors when the framing is sound
Moisture Control
- Grading and drainage correction to keep water out
- Repairing plumbing leaks under the floor
- Vents, vapor barriers or encapsulation depending on the house
- Removing wood debris that holds moisture or draws pests
Additions Over Crawl Spaces
A raised addition attached to a slab house often has a shallow, hard-to-reach crawl space. Movement at the joint between the two shows up as cracks where the old and new walls meet. Ask the inspector to look at both foundations and the connection between them.
Raised Additions and Older Frisco Houses
Most crawl spaces in Frisco are under older homes near the original downtown, farmhouses on the city's edges and raised additions built onto slab houses. Additions are a common source of trouble because their crawl spaces are often shallow, poorly vented and hard to reach, and because the joint where the addition meets the main house takes the stress of two foundations moving differently. Ask the inspector to check that connection, including the flashing and framing where the roofs and walls meet.
Vapor Barriers and Encapsulation
A vapor barrier is a plastic sheet laid over the dirt floor of the crawl space to slow the moisture that rises from the ground into the framing. Encapsulation goes further: the floor and walls are lined, vents are often closed, and the space may get a dehumidifier. Each approach has trade-offs in cost, upkeep and how it works with your heating and cooling. Ask the contractor which they recommend for your house and why, and whether the plan changes anything about the vents, the plumbing or pest inspections. Get the type and thickness of the barrier in writing.
Common questions
Is my crawl space supposed to be dry?
It should not hold standing water. Some moisture is normal, but puddles or wet soil point to drainage or plumbing problems.
Should I encapsulate my crawl space?
It depends on the house, its ventilation and moisture levels. Ask for a recommendation after an inspection.
How do I know if joists are rotted?
Soft or sagging spots in the floor are common signs. Only an inspection under the house confirms it.
Does crawl space repair need a permit?
Some structural work may. Ask the contractor and confirm with the City of Frisco.
Can termites cause floor problems?
Yes, by damaging framing. If the inspector finds termite damage, a pest control company should treat it before wood is replaced.
How do I get into my crawl space?
Look for an access door on the exterior wall or a hatch in a closet floor. Tell the company where it is when they call.