In need of foundation repair? Our foundation repair specialists are ready to help.
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 30, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 27, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 24, 2023
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 30, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 27, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 24, 2023
Best Pricing On Labor and Materials
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Licensed Structural Engineers On Call 24/7
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Worry Free Warranties On All Services
Denver, Colorado experiences what many people think of as ideal weather conditions: summers are hot, winters are moderate, and residents enjoy sunny days for over 80% of the year. However, the weather conditions, along with the soil in the area, put home foundations at relatively high risk of damage.
Regional Foundation Repair is one of the nation’s largest provider of foundation repair service. We have 1,000s of expert technicians ready right now in Denver. Our pros have years of experience and are familiar with the nuances of Denver soil conditions so you can be sure your foundation gets fixed the right way the first time. Gone are the days of worrying about shoddy craftsmanship, overpriced service, and unqualified pros.
During the job, our technicians are trained to explain their progress throughout the day and clean up properly before leaving the jobsite.
Depending on the availability of our technicians, we can generally get your job scheduled within 2 days. To start the process just submit your information in our form and we’ll be in touch within 24 hours with a pricing quote! In some cases we may need more detail to properly quote your project, so we will reach out via phone to schedule a free onsite inspection. Depending on your location we also offer virtual quotes!
For your benefit, we’re going to discuss the underlying causes of the prevalent foundation problems in Colorado and some common symptoms of damage in the area. We’ll also offer some tips to avoid severe foundation issues and the average cost of repairing typical problems in Denver.
Pier Foundations
Concrete Slab
Basement Foundations
Crawl Space Foundation
Wood Foundation
- Erica J.
- Suja K.
- Dan T.
What Causes Bowing Foundation Walls & How It Can Be Corrected?
Foundation Crack Repair: Costs & Repair Options
Foundation Cracks
Foundation Installation Costs
Foundation Leak Repair
What Are The Common Signs Of Foundation Problems And When Should You Be Concerned?
Foundation Repair Methods
What Is Foundation Spalling & When Should You Be Concerned?
How Does Foundation Waterproofing Protect Your Home?
Date of Request: 06/01/2023
Location: Denver, CO
Description: Wanting a quote on the cost to underpin approx 900sf of basement crawl space to same depth as the rest of the basement to include one cut through foundation for conforming bedroom egress
Date of Request: 05/31/2023
Location: Denver, CO
Description: assessment of basement brick foundation north and south walls and underpinning east basement crawl space to expanding basement bathroom into crawl space
Date of Request: 05/31/2023
Location: Denver, CO
Description: Hello, We are planning some renovations to our home in the future but have noticed cracks and other signs we may have some structural integrity issues? What is the process to having an assessment done? Is there a charge for the quote? Thank you.
Date of Request: 05/28/2023
Location: Denver, CO
Description: Hi- it looks like my home is not settling right (cracks in drywall, foundation, etc.) and I'd like to know what options you propose to address it. Thanks!
Date of Request: 05/25/2023
Location: Denver, CO
Description: I am a contractor and we have a client that would like to lower their basement floor. The house is a roughly 1000 ft2 footprint. The house was built in 1929. I would like to find out what options we have. Thanks!
Date of Request: 05/23/2023
Location: Denver, CO
Description: Hi, my basement has 3 temporary screw jacks in it that I need a an estimate for repairs on. Hoping to set an appointment ASAP to get this looked at. Thanks!
Does Foundation Movement Affect Denver, Colorado?
The weather in Colorado may be desirable for enjoying the outdoors, but it can wreak havoc on home foundations. Property owners in the greater Denver area –including Colorado Springs, Lakewood, Aurora, Littleton, Wheat Ridge, and several other nearby cities – regularly deal with shifting soil and the resulting foundation damage.
What Causes Foundation Problems In Denver, Colorado?
There are several factors at play in Denver that contribute to problems under the home. We’ll discuss these in detail below.
The most significant issue for Denver foundations is the expansive soil. The dirt in the area has an unusually high concentration of clay. Clay is present in all soil, but Denver’s higher ratio causes foundation damage for three primary reasons.
Expansive soil expands when it gets wet, sometimes growing up to 10% in volume. As the soil around your foundation expands, it puts added stress on your concrete block walls and slab. The inward pressure of the surrounding soil can eventually cause bowing of your concrete and cracking, both of which can indicate a loss of structural stability.
Clay-rich soil loses significant volume as it dries, creating additional foundation issues if it shrinks away from your concrete. Your foundation relies on the ground around it for stability, so areas of concrete that lose that support due to shrinking soil can quickly become unstable.
Unsupported concrete typically cracks off the rest of your home and settles into the ground. This is a severe problem if the soil sinks at various rates, a dangerous phenomenon called differential settling.
Lastly, clay retains water longer than typical soil, which means it can hold moisture from runoff against your concrete for extended periods. The longer water is in contact with your foundation, the more likely it is to seep in through cracks or pores in the concrete. As such, water intrusion is a widespread problem in Denver homes.
In addition to the standard clay found in expansive soil, Denver and the surrounding area has a somewhat unique constituent to its dirt: bentonite. Bentonite is a clay that forms from the degradation of volcanic ash as it mixes with salt or seawater. It can hold up to five times its weight in water and expand to fifteen times its original volume in the presence of moisture.
Bentonite is a severe issue in Colorado for many of the same reasons why the expansive clay soil is a problem. However, it causes more excessive ground movement and can very rapidly cause structural damage to your home’s foundation.
Colorado is commonly ranked as one of the driest states in America, experiencing an average of around 15 inches of rain annually. This is less than 50% of the national average, and while it’s great for enjoying the outdoors, the dry climate can cause significant foundation problems.
Days or weeks without rain give the soil ample time to lose moisture. All dirt provides less stability to a foundation when completely dry, but Denver’s expansive soil can shrink excessively in dry conditions. It can pull away from the concrete, leaving your home without the support it needs. Dry periods can contribute to differential settling, foundation sinking, and a loss of structural integrity.
The melting of the snow in any area creates runoff, which soaks into the soil. The more snow an area receives, the worse the problem with soil movement will be, and the more pressure is placed on concrete foundations that can’t bow and flex with the soil.
Although Denver gets significantly less rainfall than much of the United States, it does experience above-average snowfall. Residents can expect an average of 50 inches throughout the year. The significant runoff created by the snow melting can place excessive stress on your foundation.
To make the issue worse, Denver experiences relatively mild winters, with temperatures averaging in the 40s. As a result, the snowfall that the city does get typically melts in just a few days. The heavy snowfall all melting in a short period means a lot of runoff that will come in contact with the ground around your foundation.
The expansive soil in Denver compounds the problem with melting snow. The runoff meets with the clay and bentonite in the dirt, causing the ground to swell more than it would in areas with typical soil.
Additionally, the otherwise dry climate in the area makes the snowfall more hazardous to home foundations. When expansive soil goes from dry to wet and back again in a short amount of time, the soil swells and shrinks rapidly, creating constant movement around your home.
What Are The Signs of Basement Foundation Damage In Denver, Colorado?
There are several signs of foundation damage that are common in Colorado, each signifying a different underlying problem. We’ll discuss these symptoms below and offer some insight into what causes them.
Cracks in the concrete under your house form for various reasons, some indicating structural damage and others simply putting your basement or crawlspace at a higher risk of water intrusion. The location of the crack can help you tell the difference.
All foundations settle for a few years after they are poured, and thin cracks commonly form in the slab or in a vertical orientation on your basement wall. Provided they remain under ⅛” in width, they don’t usually suggest structural problems and should simply be sealed to stop water from seeping through them. Thicker wall cracks may need an epoxy injection to prevent further widening.
If a fissure forms on your crawlspace or basement wall in a horizontal orientation, it signifies that the hydrostatic pressure on the outside of your foundation has become too much for your concrete to handle.
This is a recurring problem in Denver, as the expansive soil and rapidly melting snow can quickly increase the stress placed on your foundation.
Horizontal wall cracks indicate that your home’s integrity has been compromised, so they require structural repair as quickly as possible.
Gaps in your foundation wall appear in a step-pattern form in response to differential settling. As sections of your foundation lose support from underneath, the portion cracks and sinks into the ground until it meets the soil once again. Many Denver residents experience step-shaped cracks on their concrete block walls because the expansive soil and dry climate contribute to differential settling.
A stair-step crack is a clear sign of structural damage and should be addressed by a concrete repair specialist immediately.
Your foundation wall may bow if the hydrostatic pressure in the surrounding soil forces it inward. You can often see your concrete walls’ bowing before horizontal cracks form. An inspection and stabilization should be carried out by a structural engineer before the problem worsens.
An uneven crawlspace or basement floor is typically a sign that your property’s expansive soil has become an issue for your foundation. The ground in Denver shrinks and swells in rapid succession because of the soil quality and climate. As such, differential settling occurs frequently with changing moisture levels.
Over time, the soil heaves upward at varying degrees under your home and can force sections of your slab to crack under the upward pressure. You may notice sloped flooring, wide floor cracks that aren’t even from one side of the gap to the other, or cracks forming in circular patterns on the floor.
Water intrusion is a widespread issue in Denver, given the expansive soil. Many homeowners in the area notice humid air in their crawlspace or basement, musty odors, water pooling on the floor, wet spots on the concrete, and efflorescence, a build-up of minerals left behind from water intrusion through the walls.
You may also find mold spores growing on building materials under your house, or pests infesting the space, as both thrive in moist conditions.
How to Find Signs of Foundation Damage In Denver, Colorado?
Identifying foundation problems early can help you limit the damage they cause to your home and the price you’ll inevitably have to pay to correct the issue. Below are some tips for locating damage under your home as quickly as possible.
Many homeowners inadvertently avoid their foundations because they aren’t visible during their regular daily routine. Neglecting this crucial area of your home can allow small problems to worsen under the stress of your home and the surrounding soil, so inspecting your foundation three to four times annually is one of the most efficient ways to identify budding problems.
Begin by checking the concrete visible on the outside of your home for cracks, crumbling, or other abnormalities. Damage commonly occurs around the corners of your foundation, so pay extra attention in those areas.
Continue your inspection under your home if you have a basement or crawlspace. Look for cracks in your floor or on your walls, and report horizontal, step-shaped, or wide fissures to a concrete repair expert. Consider using a long level to ensure your basement walls are plumb and aren’t bowing inward.
Once you’re done under your home, move up into your living space and look for symptoms of foundation damage there.
The shifting soil that is common in Denver can cause movement of your foundation, which in turn puts stress and added tension on floor joists, framing, and roof rafters. Bowing or warping of the wood throughout your home can cause floors to buckle or sag, walls to bulge inward, nails to pop out of your drywall, and cabinets and countertops to separate from the walls behind them. Look for these signs of foundation damage in all rooms of your house.
You should also check that doors and windows open and close smoothly without getting stuck and that sheetrock cracks don’t form around the corners of wall openings or near the corners of rooms.
Finish your routine foundation inspection outside, where you’ll look for leaning chimneys, sagging roofing, and cracks in any rigid siding you may have, including facades.
Next, look for signs of soil problems, which are abundant in Denver. Check for gaps between the ground and your foundation, as these can be a sign that the expansive soil has dried and shrunk away from your concrete, potentially leaving portions of it unsupported.
You can also check other landscaping features for signs of expansive soil problems, including leaning retaining walls, unlevel areas of your lawn, and soggy portions of grass after snow melts or rain falls.
Cost of Basement Foundation Repair In Denver, Colorado?
Homeowners in Denver, Colorado spend an average of around $6,000 on foundation repair services. However, your total price can range from as little to $300 up to $20,000 or more, depending on the repair needed, the severity of the damage, and whether a warranty is included. We’ll offer some project-specific pricing below to give you a better idea of what you can expect to pay to repair your foundation.
You can have foundation cracks sealed by a concrete repair specialist to prevent water intrusion, as long as they don’t indicate structural damage. Crack sealing typically costs between $300 and $800, depending on the length and width.
Most foundation repair experts use wall anchors to stabilize inward movement and pull the wall back into its original position. Most cracks require three to five anchors, each costing around $1,000. Therefore, the total project cost will range from $3,000 to $5,000.
Step-shaped cracks on your concrete block wall or floor cracks that aren’t level from side to side generally require underpinning to provide support from underneath. Push piers are used for stabilization, each costing between $1,000 and $3,000, depending on the type.
Steel piers are set deep into the earth, often to bedrock for support. They are the cheapest option available. Helical piers are designed to be set at shallow depths and are commonly more expensive.
The total cost for underpinning ranges from $3,000 to $20,000 or more, depending on how many supports are required.
Some concrete repair specialists use a process called mud jacking to correct foundation settlement. They pump a cementitious material under your concrete slab to force it back into place. This repair is significantly cheaper than underpinning at around $2,000, but the results aren’t typically permanent. Many contractors with years of experience shy away from this repair given that it won’t last.
Basement waterproofing and crawlspace encapsulation are common fixes in Denver, given the high risk of water intrusion. Foundation repair contractors in the area typically install a comprehensive waterproofing system, which includes an exterior drainage system, a gutter system, sump pumps, a dehumidifier, and a vapor barrier. The cost for a complete system total around $5,000, while less involved systems can cost as low as $2,500.
