Anchor Bolt Pretension | Article

Should I always Pretension?

Reading the guidelines above, it would seem that for tall stacks pretension would always be desirable.  Unfortunately, it&#;s not that simple.  In AISC Steel Design Guide 1 &#;Base Plate and Anchor Rod Design&#; 2nd edition, they state the following:

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Pretensioning the rod can improve it&#;s fatigue life, but anchor rods can effectively be pretensioned only against steel.  Even when tensioning 55-ksi rod, 24 in. long, it only takes concrete creep/shrinkage of 0.05 in to relieve all pretension.  Thus, it is recommended, when is necessary to pretension an anchor rod, that a steel sleeve be used that is adequate to transfer the anchor rod pretension from the anchor plate to the baseplate.  

This is a very good point, and in our opinion one of the most important determining factors.  If there is not a steel sleeve installed in the foundation, then there is really not a good reason to pretension the anchor bolts since it&#;s unlikely that the pretension will be maintained anyway.  If pretensioning is desired and specified, then we believe it is imperative that the anchor bolt be designed with a pipe sleeve as shown to the right.  This can be a problem logistically, because often the engineer designing the stack does not necessarily design the foundation.

While a few well-established sites, such as Home Advisor and Angie&#;s List, have taken a commendable crack at nailing down a rough cost estimate, these numbers are not exact. 

They are not a zeroed-in representation of foundation repair costs on the Left Coast, especially here in Southern California.

Here at Dalinghaus, we cut the bull. We offer well-researched, clear, and concise step-by-step explanations for cost, efficacy, and warranty.

The cost of your foundation repair is contingent on three primary factors:    

1. The Area of the Project
2. The Type of Repair
3. The Permits & Engineering

The average foundation repair cost in Southern California is around $24,000.

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The Area of the Project  

The single biggest factor in determining your foundation repair cost is area. We&#;re not talking in strictly mathematical terms (in such that Length x Breadth = A or whatever), but in terms of size/scope.

It is important to note that the size of your home is not the key determining factor of price; but rather, the size of the affected area. For example, you may only require a lift for a small section of your home, resulting in a significant cost reduction compared to an entire house project.

The affected area is determined by a floor elevation survey. 

If your home does have foundation issues, the floor elevation survey is sure to find them. In addition, there are pretty substantial signs and symptoms to look for when assessing a foundation&#;s health.

If you do not receive floor elevation readings from the company providing your foundation repair quote &#; ask for them.

A floor elevation survey provides you with useful information and helps you better understand the severity of your home&#;s foundational problem. 

Also, this survey helps validate the recommended repairs and helps ensure you aren&#;t being bamboozled. 

Ultimately, floor elevation surveys are a diagnostic tool that helps us determine:

1. The best type of repair that fits your unique needs
2. And, consequently, the correct equipment, tools, and labor necessary to complete said repair

The Type of Repair 

So, floor elevation surveys help determine the most appropriate foundation repair type that fits your home&#;s unique requirements. 

Type is the second biggest factor when it comes to the foundation repair costs. Each type has its own unique pricing bracket. 

Push Piers  

Push Piers cost an average of $2,100 to $2,500 per pier in SoCal and Arizona. 

An average home project utilizes x piers, you can do the math. Push piers are an average of 4 feet and fit together (a collar creating room for less skin friction as the piers are forced into the earth).

 The push piers are hydraulically pushed (yes, quite literally) into the ground until they reach competent, load-bearing soil. 

You know those island documentaries where islanders chew betelnut and homes are built on stilts? Imagine that is your home, but the stilts are underground.

Helical Piers 

Helical piers cost an average of $2,100 to $3,000 per pier in SoCal and Arizona. 

Helical pier installation cost is determined by size, depth, and access. 

The two different types of helical piers are 1). Round and (2. Square. Round helical piers are excellent for vertical or compression loading. 

Square Shaft helicals work best for lateral or horizontal loading. Round or square, we know What Are the Best Helical Piers to Use.

These are similar to push piers, except they are screwed deep into the earth rather than pushed.

Helical piers prove quite versatile and can be utilized on almost any type of foundation.      

Helical piers are an industry favorite for securing new construction sites to prevent future settlements. 

Helical piers are a little more expensive than push piers primarily due to the heavy equipment required for installation.   

Polyurethane Deep Injections

Polyurethane Deep Injection costs an average of $150 to $180 per square foot in SoCal and Arizona. 

Polyurethane Deep Injection is utilized when a home has minimal settlement and the owner is looking to stabilize the home in its current condition. 

We drill nickel-sized holes into concrete, snake in our injector, and infuse the polyurethane foam to lift the slab by pressure. 

These injections are most effective when a home has fallen less than 1&#; of settlement, and the native soils are 10 or fewer inches from ground level. 

This is typically the cheapest option, costing around ½ of the push pier/helical pier repair price.  

The Permits & Engineering

Foundation repair projects inherently require a variety of engineering needs and services.

These can range from simple structural repair recommendations to a full-blown structural set of plans with corresponding geotechnical reports (which require soil borings and slope analysis).

There is no one size fits all set of requirements when it comes to obtaining a permit for the foundation work to be performed.

Every city and county has its own unique and specific requirements. 

In addition to these highly individualized engineering requirements, there is a wide range of costs associated with obtaining a permit. 

A permit can range anywhere from $750 to $3,500 or more (depending on the locale and the valuation of your project).

On top of possibly steep permitting fees, there are engineering fees to factor in. These can range anywhere from $1,000 to $3,500 for structural engineering and $1,800 to $6,000 for geotechnical engineering. 

These prices reflect the amount of time, investigation, and services required to fulfill the city&#;s requirements.  

We have our finger on the pulse of costs, requirements, and timelines for most cities in Southern California and Central Arizona. Feel free to reach out to us to get your city&#;s costs, requirements, and timelines. 

Further, Break Down

So, now that we have dissected the primary items that influence cost let&#;s run through how to do a quick assessment of your home and begin to get a rough estimate for costs associated with fixing your home&#;s foundation.

Step 1 &#;

Diagnose the area that you notice the majority of your issues with (including sloping floors, sticky doors, etc.) 

Measure the length along the exterior wall of the affected area (you will want to measure all sides of the house that are impacted). Typically, this will be 2-3 sides, depending on your home&#;s settlement pattern.

Step 2 &#;

Determine linear footage.

Step 3 &#;

Multiply the linear footage by $350 to $450 to get a rough estimate for the repairs.

Step 4 &#;

Add engineering fees (an average of $5,000 for all engineering fees and permitting).

Step 5 (Optional) &#;

Stop swearing &#; it&#;s all gonna be okay.  

This should give you a ballpark estimate of the costs for repairs. 

Obviously, a foundation repair contractor (such as Dalinghaus Construction, Inc.), will be able to provide you with a much more accurate picture of data and costs, but this should at least point you in the right direction.

Top 25 Foundation Repair Questions &#;

The Q&#;s    

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1. Is the structural polyurethane foam dangerous to my animals?

Structural Polyurethane Foam poses no immediate health risks to you or your furry friends due to our precise, targeted delivery system. 

The expanding foam is dispatched directly beneath your foundation/affected locale and does not emigrate from the treated area. 

That being said, if your pooch has a B-General Building Contractor License and access to SPF, we never advocate it as a dietary supplement. 

2. Is there significant noise pollution?

There will be some noise, but we&#;re not talking about a System of the Down concert. 

A typical foundation repair project involves jackhammers, generators, and hydraulic motors (nothing above 100 decibels). 

And this noise is intermittent and never a continuous &#;round-the-clock cacophony. We adhere to all neighborhood noise regulations and curfews.  

3. How long will the process take (from start to finish)?

The timeframe for a lift/stabilization project is contingent on the magnitude of the project. On average, we are in and out in only 1-2 weeks.  

4. What time will the crew get here in the morning? When will they leave?

We prefer to begin our jackhammering around 4:00 am&#;said no one ever. Our foremen always give you an on-the-way  call to let you know their ETA. 

Typically, our crews arrive on-site around 8:00 a.m. and roll out by 4 or 5 in the afternoon. Before we leave, we always cover all open excavations, and we never leave tools onsite. 

Our crews strictly adhered to OSHA&#;s safety regulations and worked hard to ensure a safe job site.  

5. What are the measures you are taking to ensure customer safety against COVID-19? 

First and foremost: your health and safety are always our top priority. We recognize COVID-19 poses unique communication restrictions, and all of our design specialists follow CDC guidelines. When we meet with you, we:

• Wear masks
• Wear cute little foot booties
• Keep a distance
• Sanitize all tools prior to entering your home
• Sanitize all tools prior to exiting your home
• Use copious amounts of hand sanitizer

We take COVID-19 very seriously. Any team member who was potentially exposed is sent home for two weeks (no matter how many times they test negative during that time).

In addition, anyone who has even a sniffle is immediately sent home and tested. In short, if Dr. Fauci had acolytes &#; we&#;re those groupies.  

6. Will you need to use my electricity for your drills/equipment?

Nope. Nada. Nah. We have our own generators that run all of our heavy equipment. And say, for example, if we were to use your electricity, the so-called spike in the electricity bill would be negligible.

7. Will the foundation lift cause any structural damage to my house?

Also-freaking-likely not. Take comfort in the knowledge that your precious load-bearing walls, wooden skeletal frame, and foundation slab are all safe. 

However, the monkey-wrench is there is a good chance there may be surface, cosmetic damage if you tried to fix these eyesore issues before your home was returned to maximum practical recovery. 

Plaster might pop back out, things of that nature.

The vast majority of these issues can be easily remedied with a little plaster and a little paint after the lift/stabilization is completed &#; then, you&#;ll never have to touch up again.

 It is imperative to wait to remodel until your foundation has been stabilized. 

We always work with the homeowner every step of the way (even though the micro-steps) to ensure the homeowner&#;s goals are met.    

8. How long is the warranty?

We have a lifetime warranty for all steel pier systems that cover material, labor, and peace of mind. In addition, our polyurethane has a 10-year warranty. 

The one caveat is: we can&#;t guarantee we&#;ll be as good-looking in a decade or two &#; but we&#;ll do our best.  

9. Are there financing/different payment options?  

Of course! We offer competitive financing through outside companies whose interest rates will keep you interested. (*Note &#; these rates and terms are all based on credit). 

Some clients refinance their homes to pull in the Benjamins needed, but most clients qualify for a small loan (about the loan size of a car).

10. Is it really worth the financial investment?

It. Is. Definitely. Worth. The. Financial. Investment. It&#;s damn near impossible to sell your home if you suffer from foundation woes.

You&#;ll be forced to sell to a cash buyer, which directly translates into at least 30% off your home&#;s value.

In addition, any remodeling you take on before your foundation is properly repaired &#; you&#;ll just have to do it again. It&#;s like Groundhog Day, except you&#;re not using the same money over and over again.  

Your home is your biggest investment. Provide you and your family peace of mind by knowing your foundation is stable and secure.   

11. Will the construction workers need to use my restrooms? 

Nope. We rent porta potties for when nature calls, especially when we know we&#;ll be on a project longer than 3 days.

12. Will the foundation lift damage my neighbor&#;s property?

Not unless you pay us extra. Obviously, just kidding &#; the foundation lift/stabilization does not and will not affect your neighbor&#;s property. All of our work is incredibly localized. We&#;re like precision surgeons &#; our work is laser-focused only on the affected area.  

13. Will it change the topography of my yard?

Never. Your koi pond, swing set, flowerbeds, and hot tub are safe. We subscribe to a ninja-Esque espionage mentality. Once the stabilization or lifting process is complete, it looks like we were never even there.  

14. Will it affect my swimming pool?

Your swimming pool will not be affected unless we are working directly on your pool, in which case, your pool will be improved by our stabilization.  

But be warned, if you have pool noodles or pink flamingo floaties, we just might be tempted to take a dip.  

15. Can I be home during the process?

Absolutely. We actually recommend that homeowners are there at the beginning of a project and at the end.

You&#;ll definitely want to see the construction crescendo/climax when we lift your house. Trust me, you&#;ll want a big bag of popcorn handy. 

16. Will I need to have my home lifted again in the future?

Your odds are better at winning the lotto than needing us to come out and repair your foundation again. 

So, if for some reason you ever do need to call-collect on your warranty, go buy Powerball ASAP. We always shoot for a one-and-done lift and stabilization process. 

But if the wrong stars align or mercury is in retrograde or whatever &#; your warranties have you covered.

17. Are my gas/power/water lines in danger of being hurt?

Not likely &#; gas, water, and power lines all settle with the home. We always take all the precautions we can, utilize DigAlert, and identify all utility locations long before a shovel even hits the dirt.

18. Will you have to pull up my favorite shrubbery to access my footings?

Unfortunately, in some select cases, we may have to pull up your favorite baby bush. It all depends upon optimal pier location; however, never fear, we have green thumbs. 

We always go out of our way to protect loved plants and shrubbery. And, if they do need to be temporarily relocated, we have had success returning said greenery back to their natural habitat. 

19. Are you insured/bonded/protected in case you are injured on the job?  

In the unlikely event, a Dalinghaus Construction employee is injured on the job, the homeowner is never held liable. We have insured up the wazoo.  

20. I just put in addition last summer. Does that complicate the process?

Additions, if not properly demarcated, can complicate the planning process. Typically, this just adds thirty minutes to your inspection time to nail out the exact location of the additions.

We cover this potential hiccup and more in our blog post How Long Does a Foundation Inspection Take & What Can Add Time.  

21. Comparably, how are you priced against your competition?

Well, at our last price-fixing conference in Switzerland, all of the construction Dons decided on a rough ball-park premium of about $24,000 per home. 

Of course, I am joking (for legal purposes), but most of the foundation repair companies in Southern California are similarly priced. 

That&#;s why it&#;s imperative to compare apples to apples if you get several bids/proposals. Here, check out our competent competition in the 5 Best Foundation Repair Companies in Southern California.  

22. What am I going to get from you after the inspection?

Our ultimate goal is to provide you with peace of mind. Either your foundation is in superb-tip-top shape or requires some TLC. Either way &#; knowledge is power. 

Upon the completion of our inspection, you will receive a full report that summarizes your foundation&#;s issues and an accurate CAD drawing.

Unlike some of our competitors, we pride ourselves on including all of the floor evaluation measurements. Some unsavory gents and disreputable companies sneakily omit important measurements. 

The goal is to leverage or finesse &#;the big picture&#; to increase your bill. They may want you to lift your whole house when just lifting a section would do &#; for example.  

23. How long does the permitting process take?

Great question! Let us know if you figure it out (we&#;d love to know).  

Permit. It&#;s almost an obscenity &#; the dirtiest of dirty words in the construction biz. The permitting process depends on the city. We typically see an average of 4-12 weeks to get your permit. 

If you would like more specific information on the city you live in, please feel free to drop us a line so we can provide you with averages.

Be sure to read our article: Foundation Repair Permitting Demystified (top 4 Q&#;s) 

24. Do you have engineers on staff?  

We have no engineers on staff. We do this because we don&#;t want any conflicts of interest.

Some of our competitors have engineers in-house, and it allows them to make recommendations that might not necessarily be the right or most cost-effective fix. 

We work with the best in the industry, including Waypoint Engineering, Helfrich & Associates, and Engineering Services & Design of SoCal, Inc.   

25. Are you qualified? Why should I listen to you?

We have a long litany of swanky certifications and licenses. We have:

• B-General Building Contractor License
• C-61/D30 &#; Pile Driving/Pressure Foundation Jacking License
• C-8 &#; Concrete License
• A &#; General Engineering Contractor License
• A License to Kill (in crayon up on my office wall, not certified by MI6&#;yet)

Ok, so we have nothing to do with Her Majesty&#;s favorite double-O agent, but we have over 50 years of combined foundation experience and have stabilized over 1,200 foundations in Southern California alone.  

Book a Foundation Inspection Now 

Dalinghaus Construction Inc. can help you fix your sinking foundation once and for all with a helical pier, push pier, and polyurethane underpinning. 

We do foundation underpinning the right way. With over 100 years of combined experience and 4.9 stars out of over 300 reviews &#; we are here to ensure that you never settle. 

If you live in SoCal or Arizona and would like a FREE foundation inspection, click the link below &#; 

Are you interested in learning more about post tension system solutions? Contact us today to secure an expert consultation!