Bailey Construction & Landscape Group, Inc. - Creating unique projects one customer at a time!
 Sink Holes
sinkhole causes house to fall into the ground and collapse bailey construction & landscape group, inc loganville, ga snellville, ga sinkhole contractorMost sinkholes occur where debris such as trash, stumps, tree branches and other building materials were buried during a construction project. Over time, the debris decays, leaving an empty space under the ground.  Hidden under a layer of soil, this space goes unnoticed until it finally caves in, leaving in a sunken area, crack or hole in the landscape.
 
Less commonly, sinkholes may be caused by broken water pipes, cisterns or disturbance of the soil (by digging, drilling, soil removal),  vibrations caused by traffic or mine blasting.   Underground water can form one as well.  See below for more info

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                                          Sinkhole Loganville, Ga            Sinkhole Stone Mountain, Ga                            
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WHAT DAMAGE CAN A SINKHOLE REALLY DO??? 
Most people think that sinkholes in Georgia or anywhere else, are no big deal since they can take years to form and sink. Well, here are just some of the things a sinkhole can do:
  • Sinkholes can cause death or injury!  A loved one can just be walking and down they go!  Someone walking on your property can trip or fall into your sinkhole and injure themselves.  No one wants a lawsuit either.  If someone is injured while on your property as a result of your sinkhole, you are responsible no matter who or what caused your sinkhole! Sinkholes also have also been reported to cause entire homes to collapse on families like one did in Canada, killing the entire family. Click here to see article 
  • Sinkholes can cause structural damage like sinking fences, collapsed decks, cracked and sinking driveways, and falling retaining walls. Sinkholes can also affect your home and its foundation.
  • Sinkholes can cause foundation damage.  As stated before, your whole house could collapse if your sinkhole is ignored. Sinkhole remediation is not an option at this point, it's a must!
  • Sinkholes can also cause structural damage to driveways, roads, and bridges.  Sometimes when sinkholes form under structures like driveways, utility lines can be exposed and this causes a whole new hazard.
  • Sinkholes can destroy pools.  If a sinkhole is anywhere near a pool, it can cause the pool to crack and leak, sometimes even causing the pool to collapse.
  • Sinkholes can can kill the vegetation in your yard.  Sinkholes can expose tree roots and cause drought underground with your vegetation's roots.  Sinkhole remediation can't save the roots of trees and other plants already lost or exposed, but it can save the other plants from the same fate.
  • Sinkholes can delay the buying or selling of a home! Sinkholes have to be repaired before you can sell your home.  We get so many calls from homeowners who are purchasing a home that need an estimate for sinkhole remediation of a home they are purchasing.  In these cases, the seller almost always is responsible for the sinkhole repair unless noted in their contract with the buyer.  If you cover up a sinkhole and sell your home without proper sinkhole remediation, the buyer can come back and sue you.
 
HOW NOT TO REPAIR A SINKHOLE
      Sinkhole remediation is not a choice in most cases, it's a must! Many companies will try to just put dirt in your sinkhole or pour concrete in the hole (called GROUTING) to solve the problem. BIG NO NO!!! If you pump concrete into a hole (grouting), you are still leaving the decaying debris and material there to continue its decaying process, and the problem is still there.  Many companies may suggest this method, but if you were to do this under a structure such as a patio, driveway, retaining wall, or even your home, as your sinkhole continues to spread, it will eventually take that structure it is under with it when it collapses, causing serious structural damage or even death! The sinkhole repair bill will become even higher as you will then have to remove that concrete to even get to the root of the problem, that is the decaying material the next time the sinkhole collapses.  Remember, concrete cannot stop the decaying process of the trash pit. Sinkholes MUST be fully EXCAVATEDYou can't repair a sinkhole without removing the cause of the sinkhole, and in this case, it's decaying plant material and other vegetation  like trees and stumps.  Putting dirt in the sinkhole isn't going to stop anything from decaying either.  Putting dirt in a sinkhole also puts more weight on top of the decaying material.  This tends to speed the decaying process up as you compact those decaying materials.  Putting dirt in your sinkhole might be a quick cheap fix but for how long? It's then not of a question of if, but when will the sinkhole sink again.  Proper sinkhole remediation is very important. You risk not only the lives of yourself, but the lives of others. People have also been suggested to plant a tree in the sinkhole or other plants.  Again, the problem has not been removed, otherwise you are basically feeding an underground compost pile.  Since you can't see how large the problem is, there is no way to tell if the plants planted, concrete poured, dirt thrown in, or other materials used to fill your sinkhole, even cover it. In cases such as these, pilings or piers are needed.

HOW TO REPAIR A SINKHOLE
      The problem with sinkholes is that you just don't know how large the sinkholes are underground.  You can possibly have a tiny sinkhole or a massive sinkhole.  Most sinkhole openings look very small from the surface or all you can see is a depression in the ground.  They only way to properly repair a sinkhole is to excavate the sinkhole.  This means that all debris and rotting vegetation such as trees or stumps must be removed.  You can dig it by hand, but most of the time a small or large machine must be brought in.  Once the sinkhole is fully excavated, dirt can then be put back in to fill the sinkhole. Depending on the location of the sinkhole, gravel or crush-n-run in a VERY small amount can be put in the hole to help as well.  A sinkhole should NEVER be repaired by gravel, rock, cement or any other material.  The dirt must always be compacted correctly too.  If the dirt is not compacted, it becomes loose, erodes away, and re-sinks. Your sinkhole should be compacted every 12-18 inches and sometimes more depending on the area. The right kind of dirt must be put back into the sinkhole too.  If you put for instance, a sand based dirt back into your sinkhole, then the sand will settle and seep through any cracks in the earth and once again, you'll have re-sinking.  Once the dirt is fully compacted down, ground cover can be placed after grading.  Seems like a long expensive process, but if you are going to fix your sinkhole, do it right the first time to avoid even more costly  repair bills or damage from your sinkhole re-sinking.

WHAT IF I HAVE A SINKHOLE UNDER MY HOME OR NEAR A STRUCTURE? 
If you do have a sinkhole near a structure such as a deck or your home, a structural engineer almost always needs to be involved.  First you need to have a sinkhole consultation from a sinkhole expert like Bailey Construction to determine if you need a structural engineer.  Usually when an engineer is involved, piers or pilings are needed to be installed to support the structure. Once in place, the structural engineer must sign off on it before excavating can be done in those type of areas.  This is a safety must!! We have one of the best structural engineers in Georgia that can assist you with these type of needs!  Again, some contractors will tell you to use a method called grouting for this process, but the root problem will not be removed and again, your sinkhole will sink and take your structure and money with it!
 
WHAT DO SINKHOLES LOOK LIKE AND WHERE CAN THEY BE?
    Sinkholes can look like small or large depressions in a yard.  Sinkholes can be anywhere in a yard front,  back, or side depending on where the debris was buried.  Sinkholes can also be under crawl spaces.  Many debris pits made were dug away from the homes being built along the property lines and most of the time shared by more than one property.  We have had many homeowners that  have had a sinkhole that their neighbors share, especially along fences (where property line usually is).   Sinkholes are also commonly found right in the middle of the yard.  Again, sinkholes can be anywhere in your yard.   Sinkholes can also just look like holes in the yard.  Sometimes you might even get pools of water collecting in small depressions.  This can be caused by erosion too.
     Poor compaction of utility or sewer lines can also make depressions in your yard.  These are not sinkholes, but often appear as such.  Regrading and correctly packing soil above those areas will take care of the problem.  Sometimes erosion can cause these types of areas too, and even at times contribute to an existing sinkhole.  An estimate would be needed to determine the best plan of action to eliminate your erosion control problem.

HOW LONG DOES IT TAKE FOR A SINKHOLE TO APPEAR?
There is really no answer.  In most cases, debris rotting caused these sinkholes.  Basically the rate of decay for any given material is the determining factor.  Other factors like weather, climate, and land disturbance can alter the decay rate by speeding it up or slowing it down.  Some sinkholes seem to appear overnight while some sinkholes seem to take years upon years to form.  Think of the decaying debris as a buried artifact to better understand why sinkholes can appear literally over night. You have your "artifact" AKA sinkhole debris that has been buried and is tucked away and nestled underground in your yard.  The debris is sealed and cut off from the outside air, moisture, ect. as the dirt protects it.  Now lets say an animal starts tunneling and makes a tunnel to this debris or the land is disturbed and bingo.. a hole has been made that air can now reach this debris, along with other elements like moisture.  Once air and or moisture hits the sinkhole debris, it decays at a much faster rate, just like with artifacts that are unearthed.  Please keep in mind that there are many other causes for decay and decay rates, this was just an example of why sometimes they can appear over night. Another factor to consider on sinkhole decay rates too is if the sinkhole was man made or naturally forming.  
 
GEORGIA SINKHOLE LAWS
      A common sinkhole misconception  is that burying debris during or after construction by a contractor is illegal. As of 1991, Georgia Real Estate laws changed to try to protect the homeowner.  Buried debris or trash pits, must be disclosed when buying/selling of a home.  It should be identified on the home's plat as a part of this disclosure.  Homeowners that know they have a sinkhole can also be held at fault if they sale a home and do not disclose it to the new buyers.
      There is no enforcement  agency whatsoever, that enforces this!!!  We called and spoke directly to the head of Agriculture in Georgia  and the  Environmental Protection Agency for the state of Georgia and was just stunned to hear this when we first started repairing sinkholes.  Such an incredibly large burden is laid to rest upon the shoulders of you, the homeowner,  to solve your sinkhole problems with no help from local or state officials.
      In order to hold the builder responsible for a sinkhole, one must basically have pictures of them dumping the debris or have witnesses that can prove beyond a shadow of a doubt that the builder did this.  Unfortunately, even if this is proven, builders are given fines up to $1,000.00 and once that is paid, they can continue with business as usually.  They are also given up to 3 strikes on being turned in too.  The only options homeowners have is to sue either the builder or previous homeowner for the sinkhole repairs.  Since there are no sinkhole laws really except the Real Estate Laws for disclosure, most cases fall short and insurance companies will not cover homeowners in the state of Georgia.  Homeowners, such as yourself, find that the only option they now have is to repair the sinkhole themselves or call an expert sinkhole repair company such as Bailey Construction & Landscape Group, Inc. 
 
OTHER SINKHOLE CAUSES 
    Sinkholes can be cause by other variants as well.  Sinkholes are very common in Florida and Georgia.  Sinkholes in Florida tend to develop as a result of eroding limestone that occurs with groundwater under the surface.  This happens in Georgia too, but not as much.  As the water moves underground, it carries with it the limestone one grain at a time (erosion), leaving cavities underground.  Sinkholes are also referred to as builder pits or trash pits simply because most of the sinkholes in Georgia are a direct result of builders burying trash in a pit.
      Atlanta is notorious for sinkholes being created by old sewer pipes left underground by the city and not disclosed to homeowners. Atlanta sinkholes are still caused by all the other ways too.  Most of the time however, especially in Georgia, sinkholes are cause by builders burying trash and construction left overs from new homes.  We find trash and other things in them, but the most common thing we find in the sinkholes are trees, limbs, and stumps.

Cities We Provide Sinkhole Repair In:
Alpharetta, Atlanta, Athens, Auburn, Avondale Estates, Bethlehem, Braselton, Buckhead, Buford, Cumming, Dacula, Decatur, Douglasville, Duluth, Dunwoody, Flowery Branch, Gainesville, Grayson, Houschton, Jackson Lake, Jefferson, Johns Creek, Kennesaw, Lake Burton, Lake Lanier, Lake Oconee, Lake Rabun, Lake Jodeco, Lawrenceville, Lilburn, Loganville, Madison, Marietta, Monroe, Oakwood, Roswell, Sandy Springs, Smyrna, Snellville, Social Circle, Sugar Hill, Suwanee, Winder
30004, 30008, 30013, 30016, 30019, 30022, 30024, 30034, 30038, 30039, 30040, 30041, 30043, 30043, 30044, 30045, 30047, 30052, 30058, 30060, 30062, 30064, 30066, 30067, 30068, 30071, 30075, 30076, 30078, 30080, 30083, 30084, 30087, 30092, 30096, 30097, 30101, 30102,3 30114, 30115, 30126, 30127, 30132, 30134, 30135, 30144, 30152, 30188, 30189, 30213, 30214, 30228, 30236, 30252, 30269, 30274, 30281, 30303, 30324, 30331, 30340, 30341, 300342, 30349, 30350, 30360, 30506, 30518, 30519, 30533, 30534, 30542,30566, 30642, 30680, 30721, 30906, 31093, 31548, 31901, 31904, 31909
Gwinnett County, Cobb County, Walton County, Rockdale County, Henry County, Fulton County,
North Metro Atlanta