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
Professional, Efficient, and Friendly Service
Licensed Structural Engineers On Call 24/7
Flexible Payment Plans & Financing Options
Laser Level Measuring Practices
Worry Free Warranties On All Services
Littleton, Colorado is a beautiful place to live, offering affordable housing, proximity to major cities like Denver, and an abundance of nature and entertainment. Homeownership in the area does have its downsides, though, as foundations are prone to severe damage due to several geological and climatic anomalies.
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 Littleton. Our pros have years of experience and are familiar with the nuances of Littletonsoil 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 foundation problems in Littleton, the symptoms they typically bring about in homes, and how you can identify damage before it becomes significant. We’ll also go over some average pricing for typical foundation repair services in the area.
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: Littleton, CO
Description: Foundation repairs, part of home has basement and jacks need to be leveled, the other is on slab where one side of slab appears to be sinking
Date of Request: 05/31/2023
Location: Littleton, CO
Description: Looking at methods to jack up the front of the house that has settled and would like to get a quote for the work. lease contact me at your earliest convenience. Thank you!
Date of Request: 05/31/2023
Location: Littleton, CO
Description: We are about to close on the house at the above address and the bi-level lower slab has settled towards the back of the house. It appears the slab has settled the length of the house and in the garage as well. The back patio also slopes a bit towards the house. I'd like to request a free quote to see how you recommend fixing it. If you have availability I would like to try to schedule the eval/estimate for Friday Feb. 5th. I look forward to hearing from you. Please let me know as soon as possible because I am scheduling other contractors for second opinions.
Date of Request: 05/28/2023
Location: Littleton, CO
Description: Good Morning, I have a crack in the basement wall. I have been told it needs to be filled with epoxy and repaired. is this a service you provide? Thanks for all your help!
Date of Request: 05/25/2023
Location: Littleton, CO
Description: I'm a realtor and we're getting ready to list a property. I need an email address so I can send you an engineer's report to get a quote for a structural repair with helical piers
Date of Request: 05/23/2023
Location: Littleton, CO
Description: now that I have all the carpet pulled out, it appears that previously this home had some mud-jacking. All slaps look good except one spot. trying to consider if round 2 is needed, or something else is going on.
Does Foundation Movement Affect Littleton, Colorado?
Central Colorado is a bit of a hotspot for foundation issues. Homeowners in Littleton, Lakewood, Westminster, Wheat Ridge, Aurora, Castle Rock, Englewood, Arvada, and many other nearby cities are affected by ground movement that can cause severe property damage.
What Causes Foundation Problems In Littleton, Colorado?
Several factors contribute to the prevalent foundation damage in Littleton. We’ll discuss each of these below and offer an explanation of the type of damage each can cause in your home.
Expansive soil is the culprit for countless instances of foundation damage throughout the United States. The Littleton area is built on soil abnormally high in clay content, which means it’s characterized by poor drainage and expansion when it gets wet. Expansive soil is problematic for Littleton foundations for a few primary reasons.
First, clay absorbs moisture rapidly and grows in volume when it comes in contact with water. Runoff from rain or melting snow in Littleton can cause the ground to swell up to about 110% of its dry volume. The growing dirt can put undue pressure on your foundation walls or your concrete slab, often bowing them inward to the point where they crack and require structural repair.
Second, clay loses volume as it dries, and dry expansive soil is just as problematic as when it’s moist. As runoff evaporates or soaks deeper into the earth, the dirt around your home can shrink away from your foundation, leaving it without the support it needs to hold up your house.
This shrinking process can occur at varying rates under different parts of your property, leading to differential settling of your house. The concrete can only flex so much with the unlevel soil beneath it, so it commonly cracks in response and sinks into the ground to meet the earth again.
Lastly, clay absorbs more moisture than silty or sandy soil, and it holds it for more extended periods. Water in the soil is forced up against your foundation during and following precipitation, and it’s held there for a long enough time to seep in through cracks or pores in your concrete. As such, moisture build-up and water intrusion are widespread problems in Littleton.
The type of clay in an area’s soil can dramatically affect the ground’s swelling and shrinking action. There are many types of clay material occurring across America, and Littleton and the surrounding cities have a high occurrence of bentonite, also referred to as smectite.
Bentonite is capable of severe swelling, sometimes reaching up to eight times its original volume in the presence of water. Although many states are affected by clay soils, Littleton foundations are at an exceptionally high risk of damage due to the unusual presence of bentonite.
The effects of clay soils on concrete foundations are made much worse by heavy runoff.
While Littleton receives about half of the national average rainfall annually, residents do have to deal with an impressive 65 inches of snow every year. Melting snow can create just as much runoff as rainfall, especially in Littleton, where the winters are relatively mild. The snow that does fall on the city dissipates rather quickly.
The combination of heavy snowfall and rapid melting lends to worse problems with expansive soil. The ground in the winters gets saturated quickly with heavy snowmelt, leaving it prone to swelling.
Aside from the snowfall commonly seen between November and April, the city is excessively dry. Rainfall is minimal during the summer, which gives the soil plenty of time to dry out.
As we mentioned previously, dry expansive soil is just as hazardous to foundations as wet expansive soil. The drying of the ground means the dirt frequently shrinks away from your concrete and leaves sections of it unsupported, contributing to the problems with foundation settlement.
What Are The Signs of Basement Foundation Damage In Littleton, Colorado?
The underlying causes of foundation damage can present many different symptoms in your foundation and under your home. We’ll discuss the most prevalent signs of a foundation problem in Littleton below.
Foundation cracks can mean various things depending on their location and size, indicating anything from normal settling or newly poured concrete to severe structural damage. We’ll break down the types of gaps below and include the most likely cause of each.
Thin cracks form in most foundations as the cement settles naturally into the ground under the weight of your house. These can develop in a vertical position on your crawlspace or basement walls or on your concrete slab.
They are often harmless as long as they don’t continue growing more than a few years after new construction and don’t widen to more than ⅛”. The best course of action is to seal them with epoxy or polyurethane to prevent water from getting through them.
Horizontally-oriented cracks that form on your concrete block wall should be cause for concern, as they suggest that the wall’s integrity has been compromised. They occur when the hydrostatic pressure from the surrounding soil becomes too much for the wall to resist. This is another typical issue in Littleton because of the bentonite and clay-rich dirt in the ground.
Cracks that form in the shape of stair steps are another sign of hazardous differential settling on your property. When areas under your home lose support from the soil underneath, they can crack off of your property and sink into the ground more rapidly than the rest of your home. The downward movement creates a step-shaped crack on your crawlspace or basement wall.
These cracks generally indicate structural problems and need a foundation repair contractor to carry out stabilization.
Inward bowing of your foundation walls can be an easy sign to miss, but it usually means they’re suffering from structural damage caused by the inward pressure from soil expansion. They often lead to horizontal crack formation when the concrete can’t flex any further.
The shrink-swell soils in Littleton create frequent earth movement around and under your home’s foundation. Eventually, the concrete slab is likely to crack from differential settling, and an area of your foundation will settle into the ground more rapidly. You may notice floor cracks where one side of the gap is raised above the other, or you may just discover that your floor slopes or isn’t level, depending on the extent of the damage.
Lastly, many homeowners in the Littleton area experience water intrusion or moisture build-up under their homes. The expansive soil, bentonite, and heavy snowfall can all contribute to these problems.
Water can seep into your home through foundation cracks and is typically identifiable by wet or stained concrete in your basement or crawlspace, water puddling on the floor or trickling down the walls, and water damage to construction material, including insulation and sheetrock in finished basements.
The expansive soil holds moisture against your foundation for long periods, allowing water vapor to wick directly through solid concrete even if there are no unsealed cracks. Signs of moisture build-up include musty odors, damp air in your under-home area, and efflorescence, which is a deposit of minerals on the wall after intruding water evaporates into the air.
Mold thrives in damp conditions, and insects and rodents are naturally attracted to moist areas. As such, you may notice mold growth or signs of a pest infestation under your home if you’re experiencing problems with water or water vapor getting into your home.
How to Find Signs of Foundation Damage In Littleton, Colorado?
Foundation problems typically begin as seemingly harmless issues, but they tend to develop into severe damage over time. For this reason, identifying issues under your home early and having them repaired can help keep repair costs and property damage to a minimum. Below are some tips for finding foundation issues before they become severe.
Foundation repairs are often the last home improvement project on a homeowner’s mind because the concrete is out of sight. The best way to keep an eye on changes is to carry out a dedicated inspection of the concrete every three months or so.
Start outside and look for cracks in the visible concrete beneath your house. Make sure you’re thorough, as even small gaps can leave your home open to water intrusion.
Once you’re done outside, go down into your crawlspace or basement if you have access and assess for damages there. Look for new or developing wall and floor cracks, bowed walls, puddles or wet spots on the concrete, water damage, signs of pest infestations, mold growth, and efflorescence. Pay attention to the smell and feel of the air, as musty smells and heavy air can indicate damages.
Report any significant or new damage or problems to a concrete repair specialist.
Damage below your home typically creates symptoms in your upper floors because the framing relies on your foundation for support. Continue inspecting for foundation problems inside your home.
Look for drywall cracks around wall openings and room corners, nails bulging out of the sheetrock, cabinets pulling away from the wall, buckling or sloping flooring, and doors and windows that get stuck. These can all be signs of your framing or floor joists shifting in response to foundation movement.
You should also be on the lookout for uncomfortably warm or cold air, unexplained allergy symptoms, or musty smells in your living space. These can signify moisture issues under your home because the air moves up from your crawlspace or basement in a process called the stack effect.
Finish your inspection by checking the outside of your house and your landscaping for signs of foundation problems. Look for sagging roofing, leaning chimneys, and cracks in your siding. Additionally, keep an eye out for pots in your lawn, leaning or crumbling retaining walls, and gaps between the soil and your foundation. These often indicate that your soil isn’t adequately drained and may cause damage to your home.
After large amounts of snow on your property melts, head outside and look for puddles in your lawn. This can be another sign of improper drainage.
Cost of Basement Foundation Repair In Littleton, Colorado?
The average price of foundation repair in Littleton is around $5,000, but the cost to fix specific issues ranges from approximately $300 to $20,000 or more. We’ll offer some pricing based on common foundation repair services in central Colorado below.
A concrete repair expert can seal most foundation cracks for around $500. The price can be as little as $250 for smaller gaps or up to about $800 for long or wide cracks.
The damage caused by hydrostatic pressure is often best fixed with earth anchors. They consist of large pieces of metal that get sunk into the ground several feet away from your house, a wall anchor placed inside your foundation wall, and a tension rod to connect them.
Earth anchors can pull your wall back into place and help resist further movement.
This type of basement or crawlspace repair costs approximately $3,000 to $5,000, depending on how many your wall needs.
The crippling effects of differential settling are usually best remedied with underpinning. Foundation repair companies will place push piers under your house to support the foundation. Steel piers are the cheapest options at around $1,000 each, and helical piers are the most expensive at about $3,000. The total cost can be anywhere from $3,000 to $20,000, and sometimes more.
Very minor instances of settling can sometimes be corrected with mud jacking, also called slab jacking. This concrete leveling process involves pumping a cementitious material under your slab to raise the sunken portion back to its original position. This repair isn’t permanent and typically doesn’t include a warranty, but it’s a much cheaper alternative at around $2,000.
Water intrusion is a prevalent problem in Littleton because of the expansive soil, bentonite, and rapidly-melting abundance of snow. As such, the installation of basement waterproofing systems is a common repair in the area.
A complete basement system utilizes various methods for limiting water and moisture intrusion, including French drains, sump pumps, crawlspace encapsulation, vapor barriers, and gutter systems. The total cost can vary quite a bit depending on what your property requires, but the average price falls somewhere around $5,000.
