Tag: foundation problems

How Do Southern California’s Soils Affect Your Home’s Foundation?

Southern California has a diverse assortment of soils, from clays to sands, rockier mountain soils to silt in the valleys. Many of these soils have their own challenges for buildings, which could help determine if your home is going to experience foundation problems.

Cracked Basement Wall Foundation Repair

Clay Soils

Some areas of Southern California, including San Diego’s eastern suburbs, have soils with a high clay content. These soils can exhibit extreme shrink-swell cycles, heaving when wet and shrinking when dry. If these changes are happening to the soil beneath your home and haven’t been mitigated, it is likely going to impact your foundation, leading to differential settlement or heaving, depending upon the cycle. When that occurs, you will begin to see the signs of foundation failure, from doors and windows sticking to cracks forming in walls.

Sandy Soils

Sandy soils don’t expand like clay soils, so heaving should not be a problem. They are susceptible, however, to both erosion and compression under load. Both of these can lead to foundation settlement by creating conditions in which the soil is less able to support the weight of a building.

Silty Soils

Silty soils, common in areas such as historic riverbeds, have some of the same issues as clay soils. They have a tendency to retain water, making for poor drainage and opening the door to heaving. As they dry out, they also shrink, making the susceptible to foundation settlement.

Loamy Soils

Loam, a mixture of the above three soil types is the best to build upon because the composition reduces the downsides of all three. Loams with higher clay contents still can experience some shrink-swell issues, however.

Collapsible Soils

Collapsible soils are prone to hydroconsolidation, which basically means that they tend to collapse when they get wet enough. In areas with collapsible soils, steps should be taking to ensure that any collapse has taken place prior to building rather than afterward. Otherwise swift differential settlement with significant foundation problems is possible.

Are You Experiencing Foundation Problems in Southern California? Contact Foundations on the Level

At Foundations on the Level, we offer expert foundation repair services in San Diego and Orange counties. If your home is experiencing foundation problems, contact us today.

Are Cracks Around Windows & Doors Serious?

No one likes to see a crack in their wall, and cracks around doors and window frames are no different. At minimum, they detract from the look of your home. But regardless of cosmetic damage, the more important question is whether the cracks are signs of serious structural problems.

The answer, like so much with cracks around your home, is “It depends.”

A crack radiating from a window frame

Why Do Cracks Form Around Doors and Windows?

Many homes develop some measure of cracking over the years, and window and door frames are among the most common locations.

This is because the window or door frame had to be “cut out” of the wall, meaning the wood framing, block or other material doesn’t extend all the way from floor to ceiling. The window and door frames, therefore, represent weak points where cracks from stress caused by settlement or other issues is likely to occur.

Windows and door frames are also susceptible to problems caused by weather. Expansion and contraction from temperature changes and varying levels of humidity can also cause cracking.

Finally, the same problems that can cause issues in other portions of your wall can also cause them around doors. These include drywall installation problems and water damage.

How Can You Tell If a Crack is a Sign of Serious Structural Problems?

First let’s get one cause out of the way: Is there staining around the crack? If the wall is drywall, does it feel damp or soft. If so, water problems are the likely cause. Structural problems might or might not be contributing to the water getting into the walls, but either way, finding the source of the water and stopping it is crucial.

It is isn’t water, next turn your attention to the direction and size of the cracks. If the crack is just a hairline, it might be caused by settlement, but minor enough settlement not to constitute foundation problems. In these cases, properly patching the crack will likely be enough. Just watch to see if the cracks reopen or widen, because that is a sign of an ongoing problem.

Also, if the crack is in an exterior basement or foundation wall, ensure that the crack is properly filled, not just cosmetically covered up. That is key because these cracks can cause water problems rather than be caused by them. Foundations on the Level offers crack filling services in San Diego and Orange counties in California.

Cracks around doors and windows that indicate serious settlement and foundation problems are usually wider than a hairline and extend diagonally from the frame. Another test is to try the door or window itself. Doors and windows that stick and seem misaligned are a sign of foundation or structural problems.

How Do You Fix Cracks Around Doors Or Window Frames?

This depends on the severity. If the crack is just a surface level issue, implement a surface level, cosmetic fix, albeit one done the right way so the crack doesn’t reopen on its own.

If foundation problems are causing the cracks, however, repairing the cracks is only papering over the real problem. And that repair won’t last in most cases because the cracks will just reopen.

Instead, the foundation problems themselves must be dealt with. There is a good chance that your home needs underpinning. At Foundations on the Level, we employ push piers or helical piers to stabilize and level a building’s foundation permanently. Because while no one wants to need foundation repair, you really don’t want to need foundation repair twice.

Need Foundation Repairs in Southern California? Contact Foundations on the Level

If you think the cracks around your doors and windows might be foundation problems, contact the foundation pros at Foundations on the Level.

Common Slab Foundation Repair Problems & How to Solve Them

There are so many reasons why your slab foundation might need repairs. In this article, we’ll talk about common slab foundation problems homeowners have and some foundation repair solutions for these problems.

Problem No. 1: Slab Foundation Settlement

Foundation Settlement is another way to say that the foundation, or parts of it, is slowly sinking into the ground. Settlement can be divided into two main categories.

  1. Uniform settlement
  2. Differential settlement
A crack radiating from a window frame

Uniform settlement is by far the less harmful. This is when the entire foundation settles roughly the same amount. Small amounts of uniform, or roughly uniform, settlement generally isn’t a significant issue. It might cause some minor hairline cracking that might need to be repaired if it leads to water intrusion. Generally, however, it does not cause structural issues.

Differential settlement, however, occurs when a portion of the slab settles more than the rest. As you might expect, this can cause a host of problems.

Issues Caused By Differential Settlement

  • Wall Cracks: If a portion of the foundation isn’t being properly supported by the soil below, it places some of the walls under a level of tensile or compressive force that is sometimes more than the wall can withstand, leading to cracking. This can affect both interior and exterior walls, with stair-step cracks common in exterior masonry walls. Some vertical cracks wider than a hairline can also appear. Often they are wider on one end than the other depending on which section of the house is settling.
  • Slab Cracks: The same forces being applied to the walls are also being applied to the slab floor. This can cause cracking, sometimes including an elevation change on either side of the crack. This of course can lead to another problem.
  • Water Intrusion: Slab cracks offer an avenue for water to make its way into your home, particularly if you have poor drainage around your foundation.
  • Sticking Doors and Windows: Differential settlement can shift the whole home out of alignment. Outside of leading to cracks, this also causes problems for doors and windows. The door or window likely will no longer fit the opening correctly. Some places might stick while others have gaps.
  • Tilting Chimneys: If your chimney is on the outside wall of the house, the settlement could cause it to start tilting and pulling away from the house.
  • Slanting Floors: If your floors suddenly start tilting in one direction, differential settlement might be to blame.

Problem No. 2: Foundation Heaving

While heaving is technically the opposite of settlement, it can cause many of the same problems. This is because it has the same result, the building’s foundation being thrown out of alignment.

Generally heaving is related to “active” clay soils. These soils have extreme shrink-swell cycles. If the clay soil wasn’t properly accounted for during the building process, you could have a cycle of heaving and settlement depending upon the weather and soil conditions.

Frost heaving can also produce similar results.

Problem No. 3: Slab Foundation Construction Defects

If the building’s foundation slab was improperly poured or inadequately supported, it will lead to problems.

This is the only real man-made problem on the list. If the slab isn’t able to support the weight of the home, there are inevitably going to be issues.

Solutions for Slab Foundation Problems

Generally the most common cause of slab foundation problems is settlement. To solve settlement-related issues, you need to accomplish two things:

  1. Lift the foundation back to level
  2. Prevent additional settlement
ECP resistance piers raising foundation

To accomplish this, in most cases we use a foundation underpinning system. Underpinning involves sinking piers into the soil before hydraulically lifting the house back to level and transferring the load to them.

We use steel helical piers and push piers in our underpinning projects. Steel provides the strength needed to support the weight of the house while being able to be sunk deep enough to reach a layer of soil or bedrock strong enough to support the house. Many of the foundation repair methods using concrete can’t say the same thing.

Helical piers are steel bars with helical plates attached to give it the look of a giant screw. Push piers are an end-bearing pier without the helical plates which is sunk into the soil rather than screwed.

We can also repair any cracks that have been caused by the foundation problems.

Need to Repair a Slab Foundation in Southern California? Call us Today.

If you are looking for a professional foundation repair company don’t look any further! Here at Foundations on the Level, we strongly believe in quality customer service and treat every home as if it was our own. Our specialists will work directly with you to analyze the unique problems that your home is facing and come up with the best solution for your needs and budget. We have established a fantastic reputation within Orange County & San Diego County for foundation repair, slab releveling, retaining walls, and more. Contact us for a free estimate!

Foundation Crack Repairs

Your Guide To Type of Foundation Cracks & How to Fix Them

Foundation cracks are one of the most common problems homeowners face when it comes to foundation issues. Not all cracks are a sign of structural damage, but all but the smallest probably require foundation crack repairs in order to prevent the cracks from causing other issues.

Foundations on the Level specializes in foundation crack repair and foundation slab leveling. If you are a homeowner and are experiencing cracks in your foundation, give us a call to schedule a free inspection. 

foundation cracks and foundation crack repair

6 Reasons Why Foundation Cracks Form

Foundation cracks can happen for a variety of reasons, some common and some troubling. here are a few

1. Concrete Shrinkage

In some cases, hairline cracks will occur as the concrete shrinks while drying. In other cases the normal small amount of settlement for a new home will spur small vertical or diagonal cracks.

The cause is natural and the cracks themselves aren’t structural in nature. If the cracks are large enough for water intrusion, you should get them filled, but shrinkage cracks generally don’t pose structural problems for the rest of the home.

2. Differential Settlement

Our California climate is great for enjoying the outdoors, but it’s tough on foundations. Dry soil conditions mean that the soil surrounding the foundation often cracks and crumbles. 

In the event that we do experience rain, the soil quickly soaks up the water and expands. Cracks in the soil can allow for water to flow near the home’s foundation, which causes the soil to move. When the soil surrounding your home is displaced, the structural support is taken away. This causes the foundation to sink or settle. When different parts of the home settle different amounts, that is known as differential settlement. It shifts many parts of your house out of alignment, placing all of your home’s components under a great deal of stress.

Some minor settlement is to be expected when a home is built, and this sometimes yields hairline foundation cracks. If the cracks are more than a hairline, however, that is a sign of serious settlement-related foundation problems.

3. Foundation Heaving

This is the opposite of settlement, but it is still dangerous for foundations.

Instead of the weakened soil allowing the building to sink, expansive soil, well, expands when it gets wet. This pushes against the building’s foundation. Many of the issue with settlement are the same as with heaving. In both cases, problems with the soil shift the building out of proper alignment.

4. Hydrostatic Pressure

If you have a foundation with below-grade (underground) walls like a basement or crawl space foundation, water in the soil can cause serious structural cracks. Excessive or pooled water near your foundation will press inward on the foundation walls. If the pressure becomes more than the wall can withstand, a horizontal crack will begin to form in the wall, and it is likely to start bowing inward. If it is not repaired in time, these cracks can get bad enough where the wall might need to be rebuilt.

5. Tree Roots

Tree roots can sometimes cause differential settlement by drying out the soil, making it more susceptible to settlement. They can also cause cracks on their own, however, simply by pressing either against the walls of a basement or crawl space foundation or against the floor of a slab foundation.

6. Poor Construction Practices or Overloading

If a foundation wasn’t constructed well enough to support the load above or more load is added than the foundation was meant to support, this can cause cracks to appear because of the stress that the foundation is under.

Read More About Types of Foundation Cracks

How to Repair Foundation Cracks

Although cracks in your foundation are a concern, unless the foundation is literally crumbling, most foundation cracks can be repaired. The majority of cracks aren’t structural, but they can lead to structural problems if they aren’t repaired properly, and in a timely manner. 

Foundation crack repairs require an inspection and analysis of the cracks and what caused them, including the soil conditions around your home’s foundation. Here are a few methods:

1. Epoxy Injection

This is the basic crack repair when you want a non-structural crack fixed and are certain the crack’s cause isn’t going to lead to other issues going forward. This can keep out water, but if you have serious foundation issues even if the epoxy holds, new cracks will just form.

2. Carbon Fiber Staples

Foundation slab cracks can be repaired in part by using carbon fiber staples, which holds the two sides of the crack together to prevent floor cracks from reopening.

3. Tiebacks or Plate Anchors

Similar to our retaining wall repair methods, if hydrostatic pressure is causing below-grade foundation walls to crack, tiebacks or plate anchors can provide a counter force to keep the pressure from reopening the crack and causing further bowing or even worse damage to the wall.

4. Foundation Underpinning

If foundation settlement is causing your foundation cracks, you probably need actual foundation repairs in addition to simply filling the cracks. The best method comes in the form of foundation underpinning. Underpinning involves installing steel foundation piers around the footer of the building. The piers are sunk down to a load-bearing strata of soil and the building is hydraulically re-leveled before its weight is transferred onto the piers. This prevents further settlement issues, allowing standard crack repair methods to hold up long term.

Contact Foundations on the Level for Foundation Crack Repair in Southern California

We understand that no two foundations are alike. That’s why we offer a personalized approach to foundation repair throughout our San Diego and Orange County service area. Whether you are experiencing a small foundation crack, or are struggling with something more serious, we’re confident that we can work with you to come up with a customized solution to fit your needs and budget. Give us a call today to schedule an inspection!

How to Fix Uneven Sloping Floors

Uneven and sloping floors are signs of foundation settlement. In addition to your sloping floors, you’ll likely notice a few other signs. Drywall cracks and gaps between your foundation and baseboards often accompany the uneven floors. Throughout this post, we’ll walk you through how we fix uneven, sloping floors.

foundation repairs for uneven sloping floors

In most cases, foundations need to be raised in order to reverse and prevent further foundation problems. In order to do this, we install steel resistance piers, also referred to as helical piers.

Helical piers are a permanent foundation repair solution. In order to install the piers, we drill beneath any shifting soil. Once we’re able to reach a stable, load-bearing strata, we connect a steel foundation bracket to the helical pier and your home’s foundation to prevent any further settlement. From there we’re able to lift and level your foundation. Although this process might seem overwhelming and intimidating, it is actually minimally invasive. Majority of the time, you are still able to live in your home while we are working on your foundation. We perform all of the work outside of the home, and with minimal disruption. However, in some projects, we may need to work from the inside, but you will not need to vacate your property.

Additionally, our installers are ECP certified, and continue learning and training to stay up-to-date on all of the current technologies and structural support solutions. We are always equipped with the most advanced products and solutions for foundation repair and structural support on the market.

If you live within our service area, contact us to schedule an inspection. Inspections and estimates are free for property owners. During our inspection, we will look at your foundation to create a customized plan on how to move forward.

Hot Dry Weather a Fire Hazard

It’s also a Foundation Hazard for Southern California Homes

We’ve been dealing with a hot, dry patch of weather with low humidity. This poses a fire threat to our area and you should be aware. What you might not be aware of is that this type of weather is also a threat to your home. How? Dry weather over extended periods can lead to foundation problems. It causes soil shrinkage and this leads to foundation problems. Here’s a bit more information on what to look for.

 

 

Soil Shrinkage – What to Look For

Depending on how much clay is in the soil around your home you may be affected by the shrink-swell capacity of the soil around your foundation. It’s important to note that you can also see damage around your pool, driveway, sidewalks, anywhere there is soil surrounding the structure. The high the level of clay minerals in the soil the more they have the capacity to shrink and swell.

You need to look for the following:

soil shrinkage leads to foundation problems in SoCal
  • Large cracks in walls
  • Cracks in foundations
  • Buckling of driveways, roads, sidewalks
  • Jammed doors
  • Jammed windows
  • Countertops pulling away from the walls
  • Cove joint cracks
  • Garage column cracks
  • Steps or stairs separating from structures

Another important thing to note is that the shrinking and swelling of soil can be cyclical with the weather patterns. When there are swings in the weather and the soil shrinks and swells often this can cause quite a bit of damage.

What can you do?

Keep your gutters clear of debris. Keep good track of your downspouts to make sure they are taking water down and away from your home. The problem is, both of these DIY solutions are for when we have rain. So what about when it is dry? Be aware. There are a lot of things that are beyond our control as home or business owners. If you see any of the symptoms listed above, get in touch with a professional for advice. We can let you know the severity of the problem and if needed, provide you with a plan for the extra support you need when there is soil shrinkage and your foundation is at stake. Need help? Contact us today.