Expert Foundation Repair Services In Aurora, CO

Unfortunately, foundation movement and its associated issues are prevalent in central Colorado. Property owners in Aurora, Denver, Wheat Ridge, Littleton, Westminster, and many other nearby cities experience problems with their foundations on a regular basis.

There are several underlying causes of foundation problems in Aurora. We’ll discuss these below and go over how each of them affects your home.

Expansive Soil

The ground in the Front Range, including the city of Aurora, has an uncommonly high ratio of clay to other soil constituents. Clay particles are tiny and compact easily, making them ideal for water absorption. Clay soil also expands when it gets wet, and these two factors create several issues for home foundations. Most significantly, the soil swells in the presence of runoff. Most of the movement occurs in upward and lateral directions, which means it pushes up against your slab and concrete block walls with more significant pressure than when it’s dry. The stress created by clay-rich soil is called hydrostatic pressure, and it can quickly compromise your foundation’s structural integrity, often leading to inward wall bowing and cracking.

Expansive soil also loses volume as it dries, creating additional issues for your home. During periods of little or no precipitation, the water in the ground evaporates or seeps further into the earth, leaving the soil around your home to shrink. The dirt can pull away from your foundation in areas of rapid drying, leaving those sections of foundation without the support they need to hold up your home. This process, called differential settling, can lead to foundation failure over time. Lastly, the clay particles in Aurora soil retain water for a longer time than silt or sand. As such, moisture from runoff is held and pressed against your foundation for extended periods, allowing it to seep in through cracks or pores in the concrete. This can contribute to under-home moisture build-up and water damage.

Bentonite in the Soil

Many areas of the United States are affected by clay soil. However, the ground in Aurora is particularly problematic because it contains an uncommon clay called smectite, also referred to as bentonite. Bentonite swells even more than the typical clay particles found in American soil, sometimes up to eight times its original size. The presence of this type of clay in Aurora makes the issues with expansive soil significantly more destructive and hazardous for foundations.

Dry Climate

Much of Colorado is considered to have an arid climate, and Aurora is no exception. The city receives around 17 inches of rainfall annually, which is about 50% of the national average. The average relative humidity is under 50%, significantly lower than most of the United States. Additionally, the state is prone to moderate, severe, and extreme drought. The frequent and extended lack of rainfall in Aurora regularly allows the soil to dry out almost entirely. This contributes to differential settling, as it increases the risk of the ground shrinking unevenly beneath your house.

Heavy Snowfall & Mild Winters

Lastly, Aurora experiences mild winters with temperatures regularly in the high 30s and low 40s, but they receive around 50 inches of snowfall during those same months. The combination of excessive precipitation and relatively mild temperatures means that the snow that falls in the city rarely persists for more than a few days. The runoff from a large amount of snowmelt in a short period creates problems with the expansive soil. It contributes to soil expansion which causes foundation damage, and it saturates the ground and remains in contact with your concrete, commonly leading to water intrusion. The frequent change from dry summers to heavy-runoff winters and back again causes regular foundation movement from the shrink-swell pattern that the soil follows. Over time, this expansion and reduction in size lead to dangerous differential settling.

There is a myriad of symptoms that are common in and around foundations in Aurora that indicate damage. We’ll discuss these below, as well as the probable cause of each.

Foundation Cracks

Foundation cracks often form during the concrete’s natural settling process, but some can indicate severe structural damage. The easiest way to tell the difference is by looking at where they form, so it will be best to explain what the different foundation cracks mean based on their location.

Hairline Floor Cracks or Vertical Wall Cracks

Hairline cracks that form on your crawlspace or basement floor or in a vertical orientation on your concrete block wall are most often from settling. These typically occur within the first few years after new construction, and they’re present in virtually every home. As long as the cracks don’t widen to more than ⅛” or have one side protruding past the other, they can simply be sealed with epoxy to prevent water from seeping into your under-home area.

Horizontal Wall Cracks

Gaps in your foundation wall that run horizontally are significantly more hazardous and generally indicate structural problems. They frequently occur in Aurora when the expansive soil exerts excessive hydrostatic pressure on your foundation walls. The concrete flexes slightly but cracks when it can no longer bear the additional stress. This kind of damage requires immediate structural repair.

Stair-Step Cracks

Stair-step cracks are also common in Aurora because of the risk of differential settling. When an area of your foundation loses support from the shrinking soil below, it cracks away from your house and settles into the ground. The weak seams between concrete blocks in your basement wall give way and break in a step pattern. These gaps are structural in nature and should be addressed by a foundation repair company as soon as they are identified.

Bowing Foundation Walls

Hydrostatic pressure is a severe issue in Aurora because of the clay and bentonite in the soil. When the ground first begins putting inward pressure on the concrete, it bows slightly before eventually giving out and forming a horizontal crack. Therefore, inward bowing of your foundation wall indicates a high risk of structural damage and should be addressed as quickly as possible.

Uneven Basement Floor

As we mentioned above, hairline cracks in your slab that are level from side to side are typically harmless and form because of the normal settling of your foundation into the earth. However, if a crack in your crawlspace or basement floor widens or one side of the gap rises above the other, you’re likely suffering from differential settling that is causing a section of your floor to sink below the rest of your foundation. You may also notice a sloping floor under your home, which points to the same issue.

Moist or Wet Basement of Crawlspace

Another widespread problem in Aurora is water intrusion and moisture build-up in crawlspaces and basements. Expansive soil contributes to the issue, as it holds runoff against your concrete for long periods, and the rapidly melting snow in the winters makes the problem worse. Many homeowners who experience active water seepage find puddles on the floor in their crawlspace or basement, water-damaged building materials, sagging insulation, water trickling in through foundation cracks, and wet spots or water stains on the concrete.

Water vapor is equally as damaging, but it can be more challenging to identify. Typical symptoms of water vapor wicking through the pores in your concrete include musty odors under your home, mold growth, insect or rodent infestation, damp air when you enter the space beneath your house, and efflorescence, which is a white, powdery deposit of minerals that accumulates on your concrete walls. Some property owners notice symptoms of water intrusion or moisture build-up in their living space as well if the air from under their home seeps into the upper floors. Mold spores traveling into your living area can cause non-seasonal allergy symptoms. Humidity making its way into your house can make temperatures feel more extreme, often leading to increased utility bills as you and your family try to compensate for the temperature changes.

Your foundation is under constant pressure from the weight of your house and the surrounding soil, so small problems tend to worsen significantly with time. One of the best ways to limit property damage and the associated cost of repair is to monitor your foundation for changes and repair comparatively minor damages before they become severe. Below are some guidelines for finding foundation issues quickly after they form.

Inspect Your Foundation

Many foundation issues go unrepaired because they simply aren’t noticeable during our daily routines. Scheduling a dedicated foundation inspection once every three months or so is an excellent way to make sure you find signs of developing problems. Begin by checking the visible portion of your concrete outside. Look for cracks, crumbling, and signs of sinking, which typically occur around the corners of your house. Continue inspecting the interior of your foundation walls and floor if you have a crawlspace or basement. Check for cracks on the walls and floor, and keep a detailed log of each gap you find with the length and width so that you can compare on your next inspection and ensure they aren’t growing. You should also look out for puddling water, wet concrete, musty smells, heavy or moist air, extreme temperatures, efflorescence, mold growth, water damage, and pest infestation.

Inspect Your Home’s Interior

Move your inspection inside your home to look for symptoms of foundation movement and water intrusion. The floor joists depend on the concrete below to remain level, so look for buckling, sagging, or sloping flooring in your living space. Similarly, the wall framing behind your drywall can bend and warp if your foundation shifts, so look for cracks in the drywall around wall openings, nails popping out of the sheetrock, and walls bulging inward or outward. Windows and doors can become challenging to open or close if their frames are shifted, so check for proper functionality throughout your house. Lastly, consider investigating further if you notice uncomfortably warm or cold temperatures in the summer and winter, higher-than-normal utility bills, or allergy symptoms that aren’t tied to changes in season.

Inspect Your Home’s Exterior

Finish your inspection outside to look for problems on your home’s exterior and with your landscaping. The most obvious signs of foundation damage outside include cracks in your siding, a leaning chimney, and sagging or wavy roofing. These symptoms all suggest that foundation movement is an issue on your property. You can also look for pots in your lawn, puddles in your yard after snowmelt or rainfall, cracks in the soil indicating dry clay particles, and gaps between the ground and your house, which can predict issues with differential settling.

The average cost for Aurora foundation repair services is around $5,000, but the price can vary from several hundreds of dollars to tens of thousands, depending on the type and extent of the damage. We’ll break down the costs for the more common repairs in central Colorado below.

Cost to Seal Foundation Cracks

Most concrete repair specialists charge between $300 and $800 for crack sealing, depending on the length and width of the gap. Broad vertical wall cracks may require more extensive repair to prevent further widening, which can cost up to about $1,200.

Cost to Repair Horizontal Wall Cracks or Bowing Foundation Walls

Inward wall movement – including bowing and eventual horizontal cracking – caused by hydrostatic pressure are best repaired with earth anchors. Foundation repair contractors sink an anchor into your yard and attach them to your inner crawlspace or basement wall with a tension rod. The rod is tightened to pull your wall back into its original position and resist further movement. Most walls require three to five anchors, for a total cost of $3,000 to $5,000. Some foundation repair experts opt for carbon fiber support strips to prevent further movement of bowing walls. This is a cheaper repair at around $2,000 on average, but it’s a less permanent solution than wall anchors and typically doesn’t include a warranty.

Cost to Fix Stair-Step Cracks or Sinking Foundations

Differential settling issues like stair-step cracks and uneven floor cracks generally require stabilization via underpinning. Concrete repair specialists place push piers under your home to offer support that the shrinking soil fails to provide. Steel piers cost approximately $1,000 each, while shallow helical piers run about $3,000 each. Most foundation sinking issues require three to five pilings for a total cost between $3,000 and $20,000. Of course, additional piers will drive that price up further.

Cost to Waterproof Your Basement or Crawlspace

Water intrusion is a prevalent issue in Aurora, so many property owners find that their homes require a basement waterproofing system. These systems cost an average of $5,000 but can range from $2,000 to $10,000 and beyond, depending on how comprehensive the system is. Full basement systems often include a French drain, sump pumps, dehumidifiers, a vapor barrier, and crawlspace encapsulation.