Limestone and brick foundation repair
Many older houses in Lawrence and the Douglas County towns stand on foundations of stone or brick. They can be repaired, but not the same way as concrete.
Stone and brick foundation repair restores the old masonry walls under historic houses by repointing joints, resetting or rebuilding loose sections, and adding support where needed. It's for owners of older houses in Lawrence's historic neighborhoods, Lecompton, Baldwin City, Eudora and rural Douglas County. We connect you with a foundation contractor experienced with masonry foundations.
What are the signs of a failing stone foundation?
- Mortar that is sandy, crumbles to the touch, or has washed out of the joints
- Stones that are loose, shifted, or have fallen out
- A section of wall bulging outward or inward
- Sagging floors or framing above a bad section of wall
- Damp walls and a musty basement or cellar
- Old cement patches that are cracking off the face of the stone
Why do old foundations fail?
Water, mostly. Old stone and brick foundations were laid with soft lime-based mortars that let moisture pass through the wall. When gutters are missing or roof water pools against the wall year after year, that mortar slowly washes out and stones lose their bedding. Clay soil adds to it by swelling against the wall when wet. A frequent complication is past repair work done with hard portland cement mortar, which can trap moisture and make the surrounding stone or soft brick deteriorate faster.
What repairs are available?
- Repointing. Raking out failed joints and refilling them with a mortar matched to the stone or brick, usually softer than modern mortar.
- Resetting and rebuilding. Taking down a bulged or loose section and relaying it, sometimes in stages so the house stays supported.
- Interior support. Steel posts and beams placed inside to carry framing over a weak wall section.
- Underpinning. Piers or new footings beneath a section that has settled.
- Drainage. Gutters, downspout extensions and grading that keep water off the wall. Without this, other repairs don't last.
Historic districts and permits
Old West Lawrence, Oread, Hancock and Breezedale are on the National Register of Historic Places, as is most of Rhode Island Street in East Lawrence. If your house is in or near one, ask the city whether historic review applies before exterior work starts. Separately, Lawrence requires a building permit when foundation repair alters the load-bearing foundation wall or adds steel posts, piers or beams.
What affects the cost?
How much of the wall needs work, the type and condition of the stone or brick, depth, access, whether temporary support is needed during rebuilding, matching mortar, permits and engineering. We don't quote prices; the contractor needs to see the wall.
Where we connect you with help
Common questions
Can I use regular mortar to fix my stone foundation?
Usually not. Hard modern cement mortar can trap moisture and damage old stone and soft brick. Repointing old foundations generally calls for a softer mortar matched to the original.
Does a stone foundation have to be replaced with concrete?
Rarely all at once. Most stone foundations can be repointed, rebuilt in sections or supported from inside, as long as water is kept away from them.
My house is in a historic district. Does that change anything?
It can. Ask the City of Lawrence whether historic review applies to your project, especially for exterior work, and confirm permit requirements before the contractor starts.
Related services
- Bowing basement wall repair
- Foundation piers and underpinning
- Sagging floor and crawl space support
- Basement crack repair and drainage
More background: Douglas County foundation repair guide.
Wall bowing in, mortar crumbling, or floors starting to sag?
Call and a foundation contractor who works in Douglas County will take a look and explain your options.