Lifting a house and replacing its foundation is a big undertaking that requires careful planning and professional help. Whether you’re dealing with structural issues, looking to expand your living space, or need to protect your house from floods, this guide on how to lift a house and replace foundation will walk you through the steps. We’ll cover the basics, preparation, the lifting process, and what to expect when installing a new foundation.
Quick Summary
House lifting involves raising a home using hydraulic jacks and steel beams to address foundation issues or expand living space, requiring careful preparation and professional expertise.
Replacing the foundation after lifting a house is a detailed process that includes removing the old foundation and constructing a new, sturdy one, with choices such as concrete blocks, helical piers, or poured concrete depending on soil and structural conditions.
Ensuring safety and compliance throughout the house lifting project is crucial, including adhering to building codes, preparing the site, and maintaining foundation integrity, while also budgeting for various costs associated with lifting and new foundation installation.
1 Understanding the Basics of House Lifting
House lifting fundamentally involves various house lifting methods, such as:
Raising a home off its foundation without compromising its structural integrity
Using hydraulic jacks, steel beams, and advanced machinery to hoist the structure safely into the air
Providing a solid solution for dealing with a compromised foundation or expanding living space
Blending age-old construction principles and modern engineering prowess
Using hydraulic jacking to offer a gentle and precise means to elevate your abode with minimal disturbance
Often referred to as house raising, this sophisticated operation requires the expertise of experienced professionals. It’s not just about the lift itself; it’s about preparing your home to withstand the stresses of being hoisted and ensuring that it lands back on solid ground, ready to face whatever comes next. The use of cribbing, or temporary wooden structures, adds an extra layer of support, cradling your home throughout the operation.
Preparing for a House Lifting Project
Initiating a house lifting project involves more than the lift; thorough preparation is the first step. Securing the right general contractor is akin to finding a maestro to conduct an orchestra, someone who can harmonize the complexities of engineering, surveying, and carpentry into a seamless performance. This maestro will guide you through the dizzying array of paperwork, from permits to utility disconnections, ensuring every note is in place before the curtain rises. And when it comes to permits, be prepared to budget accordingly, as these can range from a modest $1,000 to a more significant $5,000, depending on your locality.
The next step involves preparing the site. You must prune the greenery, unburden the basement of its contents, and detach any structures not taking part in the aerial ballet. The goal is to provide a clear space for the professionals, allowing for unimpeded operations and precise lifts.
Step-by-Step Guide to Lifting a House
Lifting a whole house requires the delicacy akin to handling a piece of origami. The process is methodical, each step deliberate. Here’s how it’s done:
Detach the lifelines—electricity, water, gas—to ensure the house is ready for its journey skyward.
Create openings in the foundation for the steel beams that will serve as the backbone of the lift. These beams are then carefully threaded through.
Rest the beams on sturdy screw jacks that are ready to bear the weight of your world.
Now comes the lift, a gradual ascent where each increment is measured in fractions of an inch, slowly separating the entire house from its earthly ties. Beneath it, cribs rise like the columns of ancient temples, providing a temporary sanctuary for the suspended structure. And when the desired height is reached, the house rests, poised above its former resting place, waiting for the new foundation that will anchor it once more. The descent will reverse the process, gently lowering the house lifted back onto solid ground.
Temporary Supports and Cribbing
Cribbing is the unsung hero of house lifting, a time-honored technique that uses interlocking wooden beams to create a sturdy support system. As the house ascends, these cribs are the hands that hold it aloft, meticulously constructed and adjusted to ensure the house remains level and secure. While this method has been trusted for over a century, it’s not without its challenges—chief among them being the time and labor required to build and dismantle these wooden structures.
Replacing the Foundation
Once your house is lifted, attention turns to the ground below. Replacing a foundation is a two-fold task: removing the remnants of the old and ushering in the new. It’s a delicate operation that often requires an inspection from a structural engineer to ensure that the new foundation meets all the necessary safety and stability standards.
Ultimately, you aim for a sturdy foundation that offers support, longevity, and increased value for your home.
Choosing the Right Type of Foundation
Choosing a foundation for your raised home isn’t a one-size-fits-all decision. The ground beneath your feet, including expansive clay soil, plays a crucial role—soil conditions, climate, and your house’s unique structural design will guide your choice.
Will it be:
Concrete blocks, known for their cost-effectiveness and speed of construction
Helical piers, which offer unparalleled stability in shifting soils
Poured concrete, with its strength and permanence
Each option has its merits and drawbacks, and weighing these against your needs is essential in making an informed decision.
Installing the New Foundation
With the house secured in its elevated state, the stage is set for the new foundation. This is when the vision of a sturdy, long-lasting underpinning for your home becomes a reality. The construction of foundation walls is meticulous work, requiring precision and attention to detail.
This new foundation serves as more than a structure; it forms the bedrock for your home’s foundation, while the existing foundation may not provide the same level of support as the current foundation due to potential foundation settlement issues.
Addressing Common Issues During House Lifting
Even meticulously planned house lifting projects can face unexpected challenges. For instance, wood framing that has bowed or twisted over time may resist attempts to straighten it during the lift, requiring a careful balance between correction and preservation to avoid damage. And while aiming for a perfectly level home is the goal, some older structures may have settled into their quirks, making complete rectification a delicate dance.
Be vigilant for hidden pests like termites, which could compromise the integrity of the lift. Also, keep an eye out for signs of differential settlement, which could indicate deeper issues with the soil beneath your home.
Ensuring Safety and Compliance
In house lifting, safety takes precedence. Local building codes, particularly in seismic zones, may have strict requirements that must be met to ensure the structural integrity of your lifted home. Adhering to OSHA guidelines is not just a regulatory necessity; it’s a commitment to the safety of everyone involved in the project.
Proper site preparation, including marking underground utilities, is essential to avoid any unwelcome surprises. And let’s not forget about insurance—a thorough review of your homeowner’s policy will give you peace of mind that your investment is protected during the lift.
Budgeting for Your House Lifting Project
House lifting requires financial foresight. The costs can be as varied as the houses themselves, with factors such as size, foundation type, and additional work like basement construction playing significant roles in the final tally. While lifting alone might set you back anywhere from $15,000 to $80,000, replacing the foundation can add another $20,000 to $100,000 to the bill. And don’t forget about the ‘hidden orchestra members’—the plumbers and electricians—who will need to disconnect and reconnect your utilities, adding to the overall cost.
Benefits of Adding a Basement
As your house is elevated, it might be worthwhile considering adding a basement. It’s a chance to not only add square footage but also to enhance the value of your property. A basement can serve many purposes—an extra bedroom, a home office, or a cozy den—all without altering the external footprint of your home.
And for those in flood-prone areas, raising your home to the required flood protection elevation and adding a basement provides a buffer against rising waters, keeping your home dry and secure.
Hiring the Right Professionals
The success of your house lifting project is largely dependent on the professionals you engage. Experience matters, as does a proven track record with similar foundations. Licensing and insurance are non-negotiable, offering assurance that your project is in competent hands.
Take the time to gather references and compare bids—remember, this is an investment in your home’s future, and you want to be sure you’re entrusting it to the best in the business.
Maintaining Your New Foundation
With your new foundation in place, it’s key to conduct regular maintenance for its continued longevity. Here are some tips for maintaining your foundation:
Schedule biannual inspections to catch early signs of trouble, such as cracks or signs of shifting.
Conduct plumbing inspections to prevent leaks that might undermine your foundation’s stability.
Keep your gutters clean to prevent water damage and soil movement.
Maintain consistent soil moisture to prevent soil movement.
Act swiftly to repair minor cracks before they become major concerns.
By following these maintenance tips, you can ensure the stability and longevity of your foundation.
Summary
House lifting is an intricate and transformative process that can breathe new life into your home. From understanding the basics to maintaining your new foundation, this guide has traversed the full spectrum of considerations, ensuring you’re equipped with the knowledge to embark on this remarkable journey. Whether to protect against natural threats or to revitalize an aging structure, lifting your house is a testament to the ingenuity of human engineering and the resilience of our homes.
Frequently Asked Questions
Is house lifting safe for older homes?
Yes, house lifting can be safe for older homes if done carefully and with thorough consideration of the home’s structural integrity and pre-existing conditions. Professional planning and execution are crucial for ensuring safety.
How long does the house lifting process take?
The house lifting process can take several months to complete, as the house is raised incrementally for stability and safety, including preparation and foundation replacement work.
Can I stay in my home during the lifting process?
It is advisable to vacate the premises during the lifting phase of the project for safety reasons. Temporary relocation may be necessary until the project is completed.
What factors influence the cost of a house lifting project?
The cost of a house lifting project is influenced by factors such as the size of the house, the type of foundation required, permit fees, and the cost of disconnecting and reconnecting utilities. These factors play a significant role in determining the overall cost of the project.
Will adding a basement increase my property taxes?
Yes, adding a basement can increase your property taxes due to the increase in home value, but the additional space and functionality often make it a worthwhile investment.