Raised Foundation Exterior Work

Raised foundations, also known as pier and beam or crawl space foundations, are a common type of foundation in many regions, particularly those prone to flooding or expansive soils. They offer several advantages, including improved ventilation under the house, easier access to plumbing and electrical systems, and reduced risk of moisture damage. However, like any foundation type, raised foundations require regular maintenance and occasional repairs to ensure their structural integrity and protect the home above. This article provides a comprehensive guide to exterior work on raised foundations, covering everything from inspection and repair to maintenance and improvement.

Understanding Raised Foundations

Before diving into the specifics of exterior work, it’s essential to understand the basic components of a raised foundation. A typical raised foundation consists of the following elements:

• Piers: These are vertical supports, typically made of concrete, brick, or wood, that elevate the house above the ground. They are spaced at regular intervals to distribute the weight of the structure evenly.
• Beams: These are horizontal structural members that rest on top of the piers and support the floor joists. They are usually made of wood or steel.
• Floor Joists: These are horizontal members that span between the beams and support the subfloor. They are typically made of wood.
• Subfloor: This is the layer of sheathing that is attached to the floor joists and provides a surface for the finished flooring.
• Crawl Space: This is the area beneath the house, between the ground and the floor joists. It provides access to plumbing, electrical, and HVAC systems and allows for ventilation.
• Vents: These openings in the foundation walls allow air to circulate through the crawl space, helping to prevent moisture buildup and wood rot.
• Foundation Walls (Skirt): These walls enclose the crawl space, providing protection from the elements and preventing animals from entering. They can be made of concrete, brick, wood, or other materials.

The exterior of a raised foundation encompasses everything visible from the outside, including the piers, beams, foundation walls (skirt), vents, and surrounding landscaping. Proper maintenance of these exterior components is crucial for preserving the structural integrity of the foundation and preventing costly repairs.

Inspecting Your Raised Foundation

Regular inspection is the first step in maintaining a healthy raised foundation. It’s recommended to inspect your foundation at least twice a year, preferably in the spring and fall. Pay close attention to the following areas:

Piers

Check the piers for signs of cracking, crumbling, or settling. Look for vertical cracks, which can indicate structural weakness. Also, inspect the piers for any signs of leaning or misalignment, which could indicate soil movement or foundation settlement. If the piers are made of wood, check for signs of rot or insect damage.

Beams

Inspect the beams for signs of sagging, cracking, or rot. Look for any areas where the beams are deflecting downward, which could indicate that they are overloaded or damaged. If the beams are made of wood, check for signs of rot, insect damage, or water stains. Also, check the connections between the beams and the piers to ensure that they are secure.

Foundation Walls (Skirt)

Check the foundation walls for signs of cracking, crumbling, or bowing. Look for any areas where the walls are leaning inward or outward, which could indicate soil pressure or foundation movement. If the walls are made of wood, check for signs of rot or insect damage. Also, check for any gaps or holes in the walls, which could allow pests or moisture to enter the crawl space.

Vents

Ensure that the vents are clear of debris and are functioning properly. Clogged vents can restrict airflow and contribute to moisture buildup in the crawl space. Check the vent screens for any damage or holes, which could allow pests to enter. Consider installing automatic foundation vents that open and close based on temperature and humidity levels.

Crawl Space

Even though this section discusses exterior work, a quick peek into the crawl space during inspection is valuable. Look for signs of moisture, such as standing water, damp soil, or condensation on the walls or pipes. Check for mold or mildew growth, which can indicate excessive moisture. Also, inspect the crawl space for any signs of pests, such as termites, rodents, or insects.

Landscaping

Evaluate the landscaping around the foundation. Ensure that the soil slopes away from the foundation to prevent water from pooling around the base. Check for any trees or shrubs that are planted too close to the foundation, as their roots can damage the foundation walls or drainage system. Consider adding a French drain or other drainage system to divert water away from the foundation.

Repairing Your Raised Foundation

If you identify any problems during your inspection, it’s important to address them promptly to prevent further damage. Depending on the severity of the problem, you may be able to handle the repairs yourself, or you may need to hire a qualified contractor. Here are some common repairs that may be required for raised foundations:

Pier Repair

If a pier is cracked or crumbling, it may need to be repaired or replaced. For minor cracks, you can use a concrete patching compound to fill the cracks and prevent further deterioration. For more significant damage, you may need to replace the entire pier. This involves excavating around the pier, removing the damaged pier, and pouring a new concrete pier. If the pier is made of wood and is rotting, it will need to be replaced with a new wood or concrete pier.

Beam Repair

If a beam is sagging or cracked, it may need to be reinforced or replaced. For minor sagging, you can add additional support beneath the beam, such as a supplemental pier or a steel jack post. For more significant damage, you may need to replace the entire beam. This involves supporting the floor joists above the beam, removing the damaged beam, and installing a new beam. If the beam is made of wood and is rotting, it will need to be replaced with a new wood or steel beam. When replacing beams ensure they are properly treated for ground contact and weather exposure.

Foundation Wall (Skirt) Repair

If a foundation wall is cracked or bowing, it may need to be repaired or replaced. For minor cracks, you can use a concrete patching compound or epoxy to fill the cracks and prevent further deterioration. For more significant damage, you may need to reinforce the wall with steel reinforcement bars or install a new section of wall. If the wall is made of wood and is rotting, it will need to be replaced with new treated lumber or a more durable material like concrete or brick.

Vent Repair

If a vent is damaged or clogged, it should be repaired or replaced. Clean out any debris that is blocking the vent opening. Repair any damaged vent screens or replace them with new screens. Consider installing automatic foundation vents to improve ventilation and control moisture levels in the crawl space. Make sure the new vents are properly sized for your crawl space.

Crawl Space Repair

Addressing moisture issues in the crawl space is vital. If there is standing water or excessive moisture, you may need to improve drainage around the foundation. This could involve installing a French drain, grading the soil to slope away from the foundation, or installing a vapor barrier in the crawl space. Repair any leaks in plumbing or HVAC systems that are contributing to the moisture problem. Consider encapsulating the crawl space by sealing it off from the outside environment and installing a dehumidifier.

Landscaping Repair

Proper landscaping is essential for preventing water damage to the foundation. Grade the soil around the foundation to ensure that it slopes away from the house. Remove any trees or shrubs that are planted too close to the foundation. Consider installing a French drain or other drainage system to divert water away from the foundation. Add mulch or gravel around the foundation to prevent soil erosion and reduce weed growth. Make sure downspouts are directed away from the foundation.

Maintaining Your Raised Foundation

In addition to regular inspections and repairs, there are several other maintenance tasks that you can perform to keep your raised foundation in good condition. These include:

Cleaning the Vents

Regularly clean the vents to remove any debris that may be blocking airflow. Use a brush or vacuum to remove leaves, dirt, and other debris from the vent openings. This will help to ensure that the crawl space is properly ventilated.

Controlling Vegetation

Keep vegetation trimmed back from the foundation walls. Overgrown plants can trap moisture against the walls and create a favorable environment for pests. Trim back any branches or leaves that are touching the foundation. Remove any weeds or grass that are growing close to the walls.

Maintaining Drainage

Ensure that the drainage system around the foundation is functioning properly. Clean out any clogged gutters or downspouts. Check the French drain (if you have one) to ensure that it is not blocked. Make sure that the soil is properly graded to slope away from the foundation. Proper drainage is key to preventing water damage.

Controlling Pests

Take steps to prevent pests from entering the crawl space. Seal any cracks or holes in the foundation walls. Install screens on the vents to prevent insects and rodents from entering. Consider hiring a pest control company to treat the crawl space for termites and other pests.

Monitoring Moisture

Regularly monitor the moisture levels in the crawl space. Use a moisture meter to check the moisture content of the wood framing. Look for signs of condensation on the walls or pipes. If you notice excessive moisture, take steps to address the problem, such as improving ventilation, installing a vapor barrier, or encapsulating the crawl space.

Improving Your Raised Foundation Exterior

Beyond basic maintenance and repair, there are several improvements you can make to your raised foundation exterior to enhance its appearance, functionality, and energy efficiency. These improvements can also add value to your home.

Skirting Options

The foundation skirting not only protects the crawl space but also contributes significantly to the home’s curb appeal. Consider these skirting options:

• Brick or Stone Veneer: Adding brick or stone veneer to the foundation walls can give your home a more traditional and upscale look. This option is durable and requires minimal maintenance.
• Wood Siding: Wood siding can provide a warmer and more natural look. However, it requires regular painting or staining to protect it from the elements. Choose a durable wood, like cedar, and ensure it is properly treated.
• Fiber Cement Siding: Fiber cement siding is a durable and low-maintenance option that can mimic the look of wood or other materials. It is resistant to rot, insects, and fire.
• Metal Skirting: Metal skirting is a cost-effective and durable option. It is available in a variety of colors and styles.
• Concrete Blocks: A simple and sturdy option, concrete blocks can be painted or covered with a veneer for a more finished look.

Ventilation Upgrades

Proper ventilation is crucial for maintaining a healthy crawl space. Consider these ventilation upgrades:

• Automatic Foundation Vents: These vents automatically open and close based on temperature and humidity levels, providing optimal ventilation.
• Powered Vents: Powered vents use a fan to circulate air through the crawl space, providing even more ventilation.
• Crawl Space Encapsulation: Encapsulating the crawl space involves sealing it off from the outside environment and installing a dehumidifier. This can significantly reduce moisture levels and improve energy efficiency.

Landscaping Enhancements

Improve the appearance and functionality of the landscaping around your foundation with these enhancements:

• Decorative Gravel: Adding decorative gravel around the foundation can improve drainage and prevent weed growth.
• Planter Boxes: Installing planter boxes along the foundation walls can add color and visual interest.
• Walkways: Creating walkways around the foundation can make it easier to access and maintain the area.
• French Drain: A French drain can effectively divert water away from the foundation, preventing water damage.

Lighting

Adding lighting around the foundation can enhance its appearance and improve security.

• Landscape Lighting: Install landscape lighting to highlight the foundation walls and landscaping.
• Motion Sensor Lights: Install motion sensor lights to deter intruders.

Choosing a Contractor

For complex repairs or improvements, it’s important to hire a qualified contractor. Here are some tips for choosing a contractor:

• Get Referrals: Ask friends, family, or neighbors for referrals.
• Check Licensing and Insurance: Ensure that the contractor is properly licensed and insured.
• Get Multiple Bids: Obtain bids from several contractors and compare their prices and services.
• Read Reviews: Check online reviews to see what other customers have said about the contractor.
• Ask Questions: Ask the contractor questions about their experience, qualifications, and approach to the project.
• Get a Written Contract: Make sure to get a written contract that outlines the scope of work, payment terms, and warranty information.

Safety Precautions

When working on your raised foundation, it’s important to take safety precautions to protect yourself and others. These include:

• Wear Protective Gear: Wear safety glasses, gloves, and a dust mask when working with concrete or other materials.
• Use Proper Tools: Use the proper tools for the job and follow the manufacturer’s instructions.
• Work in Well-Ventilated Areas: Work in well-ventilated areas when using chemicals or solvents.
• Be Aware of Utilities: Be aware of the location of underground utilities before digging.
• Support Structures: Properly support structures before removing or replacing any load-bearing members.
• Follow Safety Codes: Follow all applicable safety codes and regulations.

Conclusion

Maintaining and improving your raised foundation exterior is essential for protecting your home and preserving its value. By performing regular inspections, addressing repairs promptly, and implementing preventative maintenance measures, you can ensure that your foundation remains in good condition for years to come. Whether you choose to tackle some of the work yourself or hire a qualified contractor, taking care of your raised foundation is a worthwhile investment.