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Concrete Repairs – How Long Will They Last?
How long can I expect a concrete repair like mudjacking to last? I get this question several times a week when I travel for concrete repairs. At a pace of 10 times a week and 40 weeks of quoting a season, that’s 400 times I’ve been asked this question, so I thought I’d share my answer with anyone who might want to know.
Mudjacking or slabjacking is a cost-effective and long-term fix for your sunken or uneven concrete, but how long will it last? Answer: It depends on several conditions.
How long did it take for the concrete to sink or settle? How old is your house? Was there an external source for settling such as drains or “pets”? What are the soil types?
I generally ask the homeowner the above questions to get an idea of the conditions or likely causes of concrete settling. This method of evaluation has about a 98% success rate in finding the cause for past customers.
Consider the first: “How long did it take for the concrete to set?” Many times the answer is something like “well it’s been 10 years.”
Second question: “How old is your home?” Let’s say it’s 25 years. We have now found out that they have settled there and the house is not a new build. After checking the external conditions as well as the soil, I can now answer the question: “how long will the repair take?”
Concrete lifting or mud removal should last 8 to 10 years. There is a correlation between how long concrete takes to set and how long it lasts. By injecting new material or mortar under the concrete slab, you replace the soil that has settled and now support the concrete with the new material. The grout is denser and stronger than the existing soil.
In the event that the answer to my timing question is “We just noticed the walk leveled off last year”, I can assume there is some external cause such as misdirected downspouts, critters, or some erosion grading issues. If the house is less than 5 years old, in most cases the cause is soil settling from disturbance during construction. The last scenario is a combination of 2, new construction with some external causes.
The concrete rise in this scenario will take 3-5 years if the causes are addressed: removing the critter, rerouting downspouts, or possibly adding or repairing gutters. If I just put the jack in and the home owner doesn’t follow the recommendations, I’ve only seen a repair in a year. If we take the average concrete repair based on our 20+ years of research, this is a long term repair of 5-7 years and money well spent.
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