Southlake - house foundation question (Castle Hills, Post: subdivision, live, costs)

[pinipig523]

Looking at building in Southlake - we're looking at a custom build. The majority of builders are doing post-tension slab in the subdivision, but we were wondering if we should pay for upgrading the foundation to post-tension w/ piers...?

Thoughts? Money wasted?

The additional cost is $6K.

[Bypass13]

If you have money than sure. If its going to be a stretch then slab is fine. That's what most homes have and it works fine in most cases unless area has a major soil issue.

[Gino'61]

We bought a house in Southlake a couple years ago that was built in 1996. It had the foundation repaired in 2004, theoretically with a life time warranty.

I was told that this is a very common repair in the area. I would do it for peace of mind.

[pinipig523]

Yeah the builder's and other builders' engineers have said that post tension slab is adequate for the soil studies, but I keep hearing horror studies from others on CD that I'm reluctant... Unless other SL people can attest to the longevity of their foundations.

Hey Gino- what is your SL home's foundation?

[jdallas]

If you are doing a true custom build, I'd hire an independent structural engineer to review the dwgs and soil studies first before making a decision. If it's a semi-custom production builder, then the base plan has likely been designed for non-specific geography and I'd likely spring for the piers. Like Bypass said, post tension slab is likely fine but I'd do it if for no other reason than it will help with any future repairs. Regardless, be sure to take pics of the process and keep a record set of the drawings for future use. They will be very helpful if it needs to be revisited at some point.

[Gino'61]

The home's foundation is originally slab, it was repaired with the Cable Lock system by a company called Olshan Foundation Repair, which provides the lifetime warranty. Hope it helps!

[Rakin]

There are very little foundation problems in Southlake due to the more sandy soils in the area. I would listen to the Foundation Engineer before I took a poll on CD with strangers who are not heavily experienced in foundation issues in SL Texas.

[jsafstrom]

Originally Posted by Gino'61

The home's foundation is originally slab, it was repaired with the Cable Lock system by a company called Olshan Foundation Repair, which provides the lifetime warranty. Hope it helps!

The 'lifetime warranties' only apply to the areas that were repaired. Not the entire foundation in most cases.

Talk with an independent structural engineer. I heard from an engineer that poured piers actually caused heaving (lifting) of a house in an area of Castle Hills. I just mention this because piers are not always better under a slab.

[skids929]

Well if you are asking which is better, Piers all the way. Price suggests that. Post-tensioning can be fine in the right conditions if they install it right. Although a slab is NEVER ideal in any application where it's tricky to address problems. e.g a house.

I would say before you make a decision check around, if anything find some polls about foundation issues in the area. Like, within the local area, since soils can vary within SL. My family lives in southlake and I SWEAR they have a foundation issue since they have a floor on the second level that is noticeably sagging. I mean big-time sag..Not sure what would cause this..But I digress..Honestly, ask yourself how you will be there too, AND...see if you can negotiate if nothing else..Tell the builder you will spend money on some other aspect of the house (upgrades that you like and will be able to use) and see if they will throw the P&B in there. Never hurts to try, never hurts to ask.

Not sure it actually costs them that much more time and materials to do a P&B over post tension. It's custom, there is alot of flexibilty, especially at your price point. And I am a firm believer the more your worth and can spend, the more you should be a chisel and make the people you spend your $$ with, work harder for it. Negotiate.

[pinipig523]

I don't think I can do piers and beams because it'll cost significantly more, but I can do piers and post tension slab... I already haggled with my builder to the max... I'm not sure if I can have him swing free piers.