THE FOUNDATION WORKS THOUSAND OAKS - FAQS
Understanding Foundation Repair
What is foundation repair, and why is it important?
Foundation repair is the process of strengthening or repairing the base of your house should it become weak or broken. It’s crucial since a broken foundation could lead to sagging flooring, doors that open incorrectly, and cracks. If not fixed early, it can lead to bigger, more expensive problems.
What are some common signs I need to watch out for that might mean foundation trouble?
Look for these signs:
- Cracks in walls or floors
- Sticking doors or windows
- Uneven or sloping floors
- Leaning chimney
How big of a foundation crack is bad?
Hairline cracks under ⅛ inch are usually not serious. But if a crack is over ¼ inch wide, it may be a structural issue that needs repair.
How can I tell if a crack is structural or just cosmetic?
Structural cracks are often wider than ⅛ inch and run diagonally or in stair-step patterns. Cosmetic cracks are smaller and don’t affect your home’s strength.
Can foundation issues really affect my property’s resale value?
Yes. A home with foundation problems is harder to sell and may sell for less. Fixing these issues can help you get better value.
Is there a way I can prevent foundation problems in the first place?
Yes. Keep water from pooling around your house, maintain even soil moisture, and inspect your home regularly for early signs of damage.
What is the best time of the year for foundation repair?
Fall is ideal because of dry, stable weather. But if you see serious signs, don’t wait—get repairs done as soon as possible.
Do you do foundations for new construction?
While we certainly have the expertise to create foundations for new construction, our specialty and focus is on preexisting dated housing stock needing to be improved and/or brought closer to current standards.
How do I choose the right foundation repair contractor?
Look for contractors who are licensed and insured, specialize in foundation work, offer clear estimates, have positive reviews and provide warranties for their work.
The Repair Process & Timeline
What are common foundation repair methods?
They include:
- Installing piers or pilings
- Using hydraulic jacks to lift the foundation
- Sealing cracks with epoxy or foam
How long does foundation repair typically take?
It depends on the damage. Small jobs take a few days, but bigger ones can take a few weeks. 3. How long will the construction take? Once we provide you with the final bid, we can give you an accurate estimate for project completion.
Do I need to move out while foundation work is being done?
Usually not. Most repairs let you stay in your home unless there’s major digging or plumbing work involved.
Will foundation repairs damage my landscaping or driveway?
Some digging might be necessary, so certain areas may be affected. But we do our best to keep the impact small and clean up afterward.
Can foundation repairs fix sloping or sagging floors?
Yes. Lifting the foundation can make floors more level. Sometimes extra work is needed inside the home, too.
Will a structural engineer perform my foundation inspection?
Your inspection is done by a trained assessor who works closely with our structural engineers to ensure accurate results.
How often should I have my foundation inspected?
Every few years, or sooner if your home is older or if you notice cracks or uneven floors.
Do you inspect hillside properties?
Yes, we inspect and work on hillside properties, and like any other properties, they are taken on a case-by-case basis.
How long does it take to get the permit?
The time it takes to get the permit depends on how busy the City is. Currently, it takes about 5 months from start to finish to obtain the permit before we can begin the “groundbreaking” phase of the project. This can vary depending on each project.
Can we (or our tenants) still use the parking area while the work is being done?
At the start of the project, parking won’t be available because excavation work will take place in the parking bays. Parking is usually available after about 3 to 4 weeks once the grade beams are poured, assuming the city inspection process is on schedule. We can also offer trench cover plates at an additional cost to allow overnight parking, depending on the project’s needs.
Reports, Estimates & Licensing
Will I get a report after the inspection is done?
Yes. You’ll receive a detailed Observation Letter within 24–48 hours after the inspection. It outlines findings and repair recommendations.
Do you provide cost estimates for foundation repairs?
Yes, we offer a full cost breakdown and explanation so you know what each part of the repair will involve.
Can any contractor perform foundation repairs with a General Contractor License?
No. In California, general contractors can’t handle foundation repair unless they have a special license or include at least two different trades in the project.
Do you conduct soil analysis for foundation projects?
We don’t do the tests ourselves, but we work closely with soil experts when needed.
Project Cost & Financing
Do you offer financing options?
Yes, we partner with a financing company that may help you with your project costs. We also work with programs like PACE financing, though we do not provide financing directly.
How do we get started with the project?
To get started, we’ll need you to sign the engineering contract and pay the full engineering fee. Once that’s received, our drafting team will take measurements to begin designing your project.
What is the payment schedule for the work?
Once we’ve reached RTI and have the final cost, we require a $1,000 deposit when the contract is signed. Then, 14 days before the work starts, a 10% payment is due, followed by payments for different phases of construction throughout the project.
Do you have customer referrals available?
Yes, we have plenty of customer referrals, and you can also browse our online reviews on platforms like Yelp, Angie’s List, and Google.
Can I get a total project cost before engineering is complete?
We can’t provide an exact cost before engineering, as we need to assess the structural details of the building (e.g., steel size, depth of grade beams). The engineering calculations are required to determine the final cost.
Can you guarantee the final cost will not exceed the high-end estimate?
While we can’t guarantee the final cost won’t exceed the estimate, it’s rare for this to happen based on past projects.
What if we already have engineered plans?
If you have existing engineered plans, we’d be happy to review them and provide you with a bid based on those plans.
Do you handle THP forms and the process?
Yes, we handle most of the THP forms and submit them to the City. You’ll only need to fill out tenant details on the forms.
When will I receive the final project cost?
Once the City approves the design and the project reaches the “Ready to Issue” (RTI) stage, we’ll finalize the total cost and send you a construction contract with the details.
Asbestos Testing & Miscellaneous
What is an RTI?
RTI stands for “Ready to Issue.” It means the City has approved the design, and there are no further design changes required. We can then move forward with the construction phase.
Is asbestos testing required?
If more than 100 sq. ft of stucco needs to be demolished, we’ll require asbestos testing before starting construction. This is an added cost and is the responsibility of the property owner. If the stucco contains more than 1.5% asbestos, an abatement company will need to be hired. We can refer you to asbestos abatement companies if needed.
Insurance Concerns
Are foundation repairs covered by homeowner’s insurance?
Not usually. Most insurance only covers foundation damage caused by specific events like earthquakes or plumbing leaks. Check your policy to be sure.
Do you carry general liability insurance?
Yes, we carry general liability insurance. We can provide details of our coverage upon request.
Insurance Concerns
Do you guys do drainage?
While drainage is a separate trade, it is a rather crucial element in maintaining the foundation system. As such, we send any required drainage work to drainage specialized companies.
Do you work on retaining walls?
Our service offers only the basis system of the livable dwelling itself. For this reason, unless it falls inside the footprint of the house or residential structure itself, we do not provide hardscaping or retaining wall construction.
Do you work on concrete slab foundations?
Although we can operate on concrete slab foundations, our area of expertise and concentration is raised foundations. This can change case-by-case depending on things. All completed flooring has to be taken off for a complete slab inspection so that the bare concrete slab is evident.
Can you design the project, and can I use your design for bidding with other contractors?
We are a design/build contractor, meaning if we design the project, we’ll also handle the construction phase. If you’d like to work with an outside engineer, we’re happy to provide a referral.
Do you fix stucco damage?
If any stucco damage occurs due to our work, we’ll repair it in a paint-ready, sand finish. This repair is limited to the areas directly impacted by our work.