Expert Foundation Repair Services In Stockton, CA

Ground movement and the sometimes catastrophic foundation damage are both prevalent in Central California. Homeowners in Stockton, Sacramento, San Francisco, San Jose, Manteca, Livermore, and other nearby cities should be equipped to deal with foundation issues, as the likelihood of under-home damage is higher than in many areas throughout the United States.

Stockton is a hotspot for foundation problems primarily because of the unique geology and climate in the area. We’ll explain each of the underlying causes of foundation damage below as well as how each threatens your foundation’s structural integrity.

Expansive Soil & Claypan

The soil throughout Stockton isn’t uniform, but the majority of the dirt in developed areas has an abundance of clay in it. It’s referred to as expansive soil, and it has a high shrink-swell capability.

Stockton’s expansive soil is dangerous for foundations for several reasons.

The first issue with the soil is its ability to swell when it gets wet.

During periods of rainfall in the area, the ground absorbs an unusually high volume of runoff and retains it in the tiny gaps between clay particles. When the ground expands, it places excess pressure on your concrete slab and foundation walls.

The inward stress can be intense enough to crack the concrete, creating instability and necessitating expensive structural repair.

The second problem with Stockton’s expansive soil is that it shrinks when it dries, often losing all of the volume gained during rainfall. California is well-known for its dry summers, and during these long periods of little to no rain, the earth can lose all of the moisture in the upper layers that interact with your home’s foundation. The drying soil slowly shrinks around your home, causing your foundation to sink into the earth.

The clay soil often dries unevenly depending on the depth, which can lead to differential settling. As portions of your foundation sink at different speeds, sections can crack under the unequal pressure. The result is often massive structural damage and the potential for foundation failure.

The third and final problem with Stockton’s soil is that the clay particles retain moisture for long periods, meaning the ground drains very slowly.

Runoff easily gets trapped on or near the surface, contributing to flooding and the risk of water intrusion and moisture problems.

Much of Stockton is underlain by San Joaquin soil, which makes up a claypan at relatively shallow depths.

The clay pan is comprised of plastic, expansive soil that drains exceptionally slowly and holds moisture for an abnormally long time. This sub-surface claypan contributes to the issues with flooding and water intrusion.

Below-Average, Seasonal Rainfall

Stockton residents enjoy warm and sunny weather nearly year-round, with just 55 days of rainfall each year and virtually no chance of snow. The 21 inches of annual rain is just over 50% of the national average, and while this is ideal for enjoying the outdoors, it also contributes to foundation damage.

During the summer months with minimal precipitation, the ground around your foundation can dry completely, increasing the risk of differential settling beneath your home. To make matters worse, the winter months bring significantly more rain.

The wet-dry cycle that is common throughout the year in Stockton creates constant soil swelling and shrinking. The added stress on your concrete substantially increases the likelihood of foundation problems.

Earthquakes

Earthquakes are a common occurrence throughout most of California due to the proximity to the San Andreas fault system. While Stockton is affected by this enormous fault, it’s also situated within miles of four other major fault lines, all of which contribute to the risk of ground shaking.

Earthquakes can cause immediate foundation damage if they shift soil into or away from the concrete under your home. They can create added stress that cracks the concrete and leaves you with structural damage.

Additionally, they can damage plumbing lines that are run through the concrete, a common design choice in homes that are built slab-on-grade.

Ruptured water lines can leak beneath your home, increasing the risk of differential settling and hydrostatic pressure on your slab. They can even develop massive ground instability that could compromise your foundation’s structural integrity.

Flooding

Lastly, Stockton is prone to flooding. Tidal flooding from heavy rainfall or tsunamis caused by earthquakes can raise water levels throughout the San Joaquin River, causing an overflow. Additionally, concentrated rainfall in the winter can quickly back up to the surface, mainly because of the claypan and expansive soil that drains runoff very slowly.

Flooding saturates the earth and makes damaging hydrostatic pressure more of a threat. It also increases the chance of water leaking through foundation cracks or pores in the concrete and creating water and moisture problems in your home.

There are various warning signs that indicate foundation damage in Stockton because of the different stresses on the concrete from the underlying causes mentioned above. Below, we’ll discuss the most prominent symptoms and the likely culprit of each.

Foundation Cracks

Most home foundations crack within the first few years after new construction, so it’s essential to be able to tell the difference between structural damage and normal settling cracks. The location and orientation of the fissures are the most prominent telltale signs as to the source of the gap.

Hairline Surface Cracks

Hairline cracks on the surface of your slab or crawlspace or basement floor are most often from routine settling of the concrete. Provided they remain thin and level across the gap, the best course of action is to have a foundation contractor apply a waterproof sealant.

Wide or Unlevel Surface Cracks

The cracks on your slab can widen beyond ⅛”, continue growing years after construction, or have one side that rises or sinks below the other.

If this is the case, the crack more likely represents structural damage from differential settling. These gaps require stabilization in addition to an epoxy or polyurethane sealant.

Cracks on Foundation Corners

If you notice cracks spanning the corners of the outside of your foundation, they likely indicate differential settling. This type of damage can be severe and could lead to foundation failure, so it needs to be treated as quickly as possible by a foundation repair contractor.

Vertical Slab Cracks

Cracks that run vertically on the outside edge of your slab are most likely from normal concrete settlement. They seldom signify structural instability, so the concrete repair process simply includes a sealant to prevent water and moisture problems.

Crawlspace or Basement Wall Cracks

If you have a crawlspace or basement, you may find cracks on the interior foundation walls. Horizontally-oriented cracks generally develop if the hydrostatic pressure from the soil outside is too severe for your foundation to resist. As such, horizontal cracks indicate structural damage and need stabilization.

Wall cracks in the shape of stair steps suggest differential settling and a high potential for structural instability. These gaps should be stabilized immediately to avoid additional sinking.

Poor Indoor Air Quality & High Water Bills

Finally, you may notice the adverse effects of a leaking foundation or ruptured plumbing pipes in your living space. Water and moisture seeping through your foundation will likely cause increased indoor humidity.

The temperature of humid air feels more extreme, so an uncomfortably hot living area or unusually high cooling bills may indicate a moisture issue.

Mold growth can occur if your foundation allows water and moisture to accumulate beneath your first floor.

Whether the mold develops between your slab and flooring or in your crawlspace or basement, the spores can trigger allergy symptoms in you or your family. Therefore, indoor allergic reactions can be a sign of water or water vapor seeping through the concrete under your house.

Finally, earthquakes can break water pipes under your home or embedded in your slab and create under-home leaking. You may notice associated mold growth or high indoor temperatures, or an unusually expensive water bill may indicate a significant and dangerous leak.

Identifying foundation damage shortly after it begins to show symptoms is often the best way to minimize property damage and your repair costs. Unfortunately, the warning signs often go unnoticed in our daily routines.

Below, we’ll include a detailed foundation inspection you can complete every three to four months to locate symptoms of under-home problems as early as possible.

Inspect Your Foundation Thoroughly

Begin by examining the concrete under your home. If you have a slab foundation, complete this portion of the inspection outside, where you’ll look for cracks and signs of sinking. The corners of your foundation are the most likely to be affected by differential settling, so pay careful attention to those areas.

If you can expose the top surface of your slab during a home improvement project, check for cracks that may need sealing or stabilization there as well.

If you have a crawlspace or basement, look for cracks on the interior walls, as well as signs of water damage and moisture accumulation. These include efflorescence on the walls, mold growth, musty odors, samp air, pest infestation, standing or puddling water, wet areas of concrete during or following precipitation, and any other signs of water damage.

Check Your Living Space

Next, head inside your home and look for signs of foundation movement shifting your wall framing or floor joists. These symptoms include bowing walls, nails pushing through the drywall, doors and windows getting stuck, sheetrock cracks around the corners of rooms or wall openings, and sloping or sagging floors.

It’s a good idea to check for musty smells, visible mold growth, high utility bills, and unseasonal allergies during your inspection as well, all of which can signify a water or water vapor issue below.

Check Your Home’s Exterior

You can complete your examination by checking for signs of foundation problems outside. Look for cracks in the siding or chimney, a leaning chimney, and uneven roofing, all of which often result from differential settling.

Your landscaping can help identify if you have particularly expansive soil or dangerously inadequate drainage on your property. Sinking sections on your lawn, puddles forming on the grass during rainfall, leaning retaining walls, and gaps between the concrete and the soil during the dry summers can all suggest issues that could lead to foundation damage.

Stockton homeowners pay an average of $5,500 for foundation repairs, but prices as low as $250 or over $20,000 are not uncommon. Your total will depend on the type of repair needed, the extent of the underlying problem, and whether your foundation solution includes a warranty. We’ll include some more specific repair costs below.

Cost to Seal Settling Cracks

Settling crack repair is often the most affordable foundation solution. A general contractor in the Stockton area typically charges between $250 and $750 for this service, with larger or less accessible cracks costing toward the higher end of that range.

Cost to Repair Horizontal Wall Cracks

Horizontal cracks in your foundation wall generally require earth anchors for stabilization. These cost approximately $1,000 for a total between $3,000 and $5,000 in most cases.

They’re often coupled with an exterior drainage system to reduce hydrostatic pressure going forward. You can expect to pay an additional $2,000 to $3,000 if your home requires this add-on service.

Cost to Correct Differential Settling or Sinking Foundation

Underpinning, a form of concrete leveling, is typically the best solution for issues with differential settling. The process calls for supportive push piers to be installed beneath your foundation to add support that may be lost by sinking soil.

Steel piers and helical piers cost around $1,000 and $3,000, respectively. Your total price for this basement or crawlspace repair will often be between $5,000 and $20,000.

Some smaller concrete lifting jobs can be accomplished with mudjacking, also called slab jacking or polylevel. This process includes the addition of a cementitious solution beneath a concrete slab to raise it back to its original position.

This is a cheaper fix at around $2,000. However, it’s best reserved for pool decks, garage slabs, and patios, as it’s not always permanent and isn’t ideal for repairing structural damage.

Cost to Repair Foundation Leaks

Water and moisture problems related to a leaking foundation are best remedied with a basement waterproofing system.

Your system should be customized for your property by a foundation contractor with years of experience and positive testimonials to minimize cost and maximize efficiency. A basement system can include a French drain, dehumidifiers, sump pumps, vapor barriers, crawlspace encapsulation, drain tiles, gutter systems, and more.

The average cost for waterproofing services is $5,500, but you can expect to pay anywhere between $2,000 and $10,000, depending on what equipment your property requires.