Expert Foundation Repair Services In Sacramento, CA

Sacramento is California’s state capital. While it gets warm here, up into the 100s during the summer, it is centrally located between the mountains and the shore, each being only a short drive away. The city is just over 150 years old. It is spread out with older homes having roomy yards in front and back. In recent years there has been a housing boom with a lot of newer development and houses lying closer together.

Tree-lined streets remain common, and even in the downtown area, trees are an integral part of the landscape providing shade from the summer heat. Tree roots can be a problem for house foundations. So can the seismic activity from the generally mild, yet abundant, earthquake activity in the area.

There are a variety of foundation types in Sacramento and the surrounding area. While there are not a lot, there are some older homes that have full basements. Most houses here either have a crawlspace or slab foundation. There are benefits to each and there are potential problems, too.

Crawlspace foundations are built with footings and block walls around the outside perimeter of the house. This allows for airflow under the home and prevents moisture buildup which, generally, is not a problem in Sacramento. As the name implies, a slab foundation is made of one solid slab of concrete. This type of foundation is often used in areas, such as Sacramento, that do not suffer from freezing temperatures followed by thawing which could, in time, harm the cement.

Earthquake Damage

People who live in any place that experiences earthquakes know firsthand what damage the earth’s movement can do. From relatively minor issues, such as cupboard contents hitting the floor and loose bricks falling from chimneys, to more extensive structural damage or electrical issues breaking out into fires, earthquakes can leave homes and their owners shaken.

The earth’s movement is also trying on the foundation of any building, including houses. Depending on the relative location of an earthquake to your home, its severity, and how the earth’s plates shifted during the quake, it can have major effects on your foundation, causing cracking and, in some cases, support failure.

Hydrostatic Pressure

Many foundation problems result from a shifting of the soil underneath the foundation itself. That is often caused by hydrostatic pressure, a result of the groundwater levels affecting the soil, which changes from season to season. In a wet winter, the soil absorbs more water causing the pressure to increase resulting in pressure against the foundation itself. That can cause the foundation to shift and crack.

Tree Roots

If trees are growing close to the house, their root structures can become a problem as they grow. The roots expand outward from the tree and increase in diameter. Many think that an older tree has deeper roots. That is not always true. Either way, the roots can affect the surrounding soil and can affect the foundation itself.

Soil Erosion

With continued water levels changing seasonally, and year after year, from mild rains to heavy rains and subsequent dry spells, the soil will erode. This will not only settle a foundation, but can sink it unevenly in some places. In some cases, the soil may not have been compacted well before construction, which can add to foundation failure.

Luckily, there are a lot of signs of basement foundation damage inside and outside a house, making problems easy to spot. Most symptoms are similar, no matter the cause. Some signs can be found on the exterior of the home, others on the inside. Some of those exterior signs include:

• A leaning chimney. A chimney that is connected to the house foundation and is starting to tilt, or lean, is a cause for concern that the foundation around the chimney footing is either settling or sinking.

• Stair-step cracks. Cracking that follows along the lines of the brickwork or concrete block walls in the mortar areas, which hold the bricks or blocks together, is a definite sign of foundation settling.

• Trim separation. Gaps between the exterior walls and the trim around windows and door frames, as well as the eaves, are also signs of foundation problems.

• Cracks in the porch or stoop. Again, very narrow cracking narrower than 1/8″ is less of a concern but should still be attended to.

Signs of foundation problems that show up inside the home include:

• Leaning walls. Any wall, exterior or interior, of a structure should be straight up and down. Leaning is a sign of foundation problems.

• Walls that show bowing. As with leaning walls, bowing and buckling walls are also signs of a foundation problem.

• Drywall cracks. Cracks in drywalling and loosening of drywall tape due to foundation weakness are more evident the higher up you look on the wall or a second floor.

• Slab floor cracking. Floor cracking can also be indicative of a foundation problem, but may also be a sign of the floor itself settling.

• Damaged doors or window frames. Frames that have gaps from the wall, or doors and windows that no longer open and close properly, stick, or will not latch properly are further signs of a foundation problem.

• Cabinets that no longer properly fit. This may be especially noticeable in the kitchen where there are a lot of cabinets. If you find gaps from the ceiling or space between the cabinets where there once were none, this could be from foundation settlement. Other signs are cabinets pulling away from the wall, or their doors no longer staying closed.

Conduct Regular Inspections

The best way to reduce foundation repairs is to be proactive. Inspecting your foundation, along with the rest of the structural integrity of your home, is the best way to find minor damage that could worsen with time.

If your home has a crawlspace foundation, or one of the rarer basements in Sacramento, take a flashlight through the areas you can reach for a visual inspection. Looks for cracks, bowing, or sagging in the flooring. Check for moisture along the walls or possible leaks, no matter how small, from pipes. In the crawlspace and anywhere the pipes go, check for mold. If you prefer, you can contract with a professional to perform regular checkups for you.

In the case of a slab foundation, a routine exam along the exterior of the house should be done every 3 to 4 months. Look for cracks in the concrete. Outside the routine timeframe you set up for regular inspections, if the area experiences an earthquake, especially if it was felt locally, it is a good idea to perform a checkup following the incident.

Make a point of checking such things as the door frames and window sills. Open and close doors and windows that are less frequently used to assure they are working properly, easy to open and close, and look for any gaps from the frame to the walls.

Have a termite inspection once a year. If you have a regular pest service, they should be able to add this to your schedule and perform it for you. If not, most pest service businesses offer termite inspection and should supply you with a written report of their findings.

While there is no requirement that you have to hire a structural engineer, having one assess any structural problems with your foundation is definitely a good idea. He or she can take soil samples and thoroughly explore your foundation and its integrity.

The structural engineer should work closely together with your contractor, whom you hire to perform the work to fix your foundation, and determine the best course forward for repairs of any foundation problems found with your home. They will work with you to assure that all repairs are within the requirements of the city and within a budget you can afford.

To maintain the value of your home, you must follow city guidelines when having work done on your home, including foundation repairs. Check with the city’s building office regarding a permit for the work. You will need to file for one and submit an engineer or architect’s plan to be certified.

Having work done without a permit can end up costing a lot more than the permit fee. And if anyone is willing or wants to perform the work without a permit, they likely are not a reputable foundation repair contractor.

The median age of houses in Sacramento is 43 years. They could easily be seeing some foundation problems by that age. The foundation is the most important component of your home. Why? Without that solid base, everything else will start to fall apart.

Housing costs are up in Sacramento. The average sale price of a home in town today is $440,000. The housing market is hot here! Spending money on foundation repairs is well worth the cost to keep your home in tiptop condition.

The cost of foundation repair can typically range between $4,100 and $11,500. It depends on just what needs to be done. Pricing includes materials, labor, equipment, and clean-up.

Simple small crack repairs in a slab that do not affect the structural integrity should cost under $1,000 to fill. They should be taken care of, however, to prevent moisture problems and subsequent structural problems down the road.

If a house is showing signs of sinking, there is a much bigger problem, and it will cost more to repair. The house and foundation need to be brought up to their original height and secured. This can cost around $4,500 or more depending on the depth of the work that needs to be done.

Sacramento has soil that has formed alluvium, a combination of clay, sand, and gravel. However, most of that compound is clay. When it is wet, clay soil absorbs and expands. That can put pressure on a foundation. That clay also loses its cohesion, or breaks down, during an earthquake or other seismic activity and can change its consistency, which is also hard on a foundation.

Care should be given to draining water away from the home. Drought-resistant plants should be used for landscape design close to the structure. Care should be given for proper drainage in case of heavy rains or other water-related issues.