Expert Foundation Repair Services In Washington, DC

Foundation movement is a severe risk for homeowners in D.C. Foundations in Washington, Alexandria, Fairfax, and many other nearby cities in Maryland and Virginia regularly experience damages that can be costly and time-consuming to repair.

Washington, D.C residents deal with foundation problems regularly, primarily due to the soil composition and climate in the area. We’ll talk about each underlying cause of foundation damage in D.C. below and how each contributes to problems with your under-home area.

Expansive Soil

The soil on which a home is constructed plays a significant role in the stability and persisting integrity of the structure. Much of Washington, D.C. is built on expansive soil, meaning it has a high concentration of clay particles. Clay can pose a severe risk for home foundations for several reasons.

First, clay particles absorb water in more significant volumes than typical dirt and retain it for more extended periods. Several soil associations in Washington are considered poor bases for construction, and many other soil types in the city are far less than ideal.

The inadequate drainage of these soils means they hold runoff against your concrete for days or weeks following rainfall, exposing your home to water intrusion and moisture build-up.

Second, clay soil expands when it gets wet, as the tiny particles attract water through capillary action and swell as they accumulate moisture. Expanding soil grows laterally and upward, placing undue stress on your basement walls and concrete slab.

Concrete is rigid and cannot flex in response to the hydrostatic pressure, so it typically cracks to relieve the stress. This leaves you with a structurally compromised foundation.

Lastly, expansive clay soil shrinks when it loses moisture. After the runoff suspended in the ground around your house drains or evaporates, the soil shrinks and can provide less support to your concrete. This process is typical in most areas, but the clay concentration in the soil can cause the drying and shrinking to occur at varying rates under and around your home.

The uneven shrinking around your home is called differential settling, which finds sections of your foundation losing support from dry soil while others remain braced by moist soil. This can quickly lead to structural damage that compromises the integrity of your foundation.

Above-Average Rainfall

Expansive soil is hazardous to foundations, but the danger is only present when moisture changes occur in the soil. Unfortunately, Washington, D.C. experiences above-average and frequent rainfall, contributing to varying moisture levels in the ground.

The city sees approximately 43 inches of rain annually, which is nearly 30% higher than the national average. The above-average rainfall leaves the soil saturated more often, increasing the chances of it expanding to dangerous levels and extending the interaction time between moisture and your concrete.

Additionally, the rain falls about two days a week, creating an unideal wet-dry cycle for the soil. The rapid swelling and shrinking of the earth leave home foundations at higher risk of uneven settling.

Frost Heave

The frost depth in Washington, D.C. – which is the depth to which the water in the ground freezes – is just 2-1/2 feet. For homes built on slab-on-grade foundations, this means that the ground will likely freeze below the lowest part of the cement.

When the water in the ground freezes, it expands and places additional pressure on your concrete. The upward force of the freezing water can heave portions of your foundation, leaving you with structural damage.

Homeowners with crawlspaces, basements, and D.C.’s more common English basement are at less risk of frost heave, but the expanding water suspended in the clay-rich soil can have some dangerous consequences for concrete block walls.

Flooding

D.C. residents are, unfortunately, very aware of the risk of flooding. There are multiple potential causes for floods in the city, including heavy rainfall from storms, snowmelt, and flash flooding. Tidal rivers are also commonly to blame, especially the Potomac and Anacostia Rivers, which can overflow during rainfall or with rising tides.

Flooding can not only cause significant water damage, but it contributes to the already-present problems with expansive soil.

Floods saturate the ground completely, increasing the volume to which it swells and leaving your foundation prone to leaking moisture intrusion.

Earthquakes

Lastly, earthquakes can contribute to foundation problems in D.C. The area itself isn’t considered a seismic zone, but there are several zones nearby that can cause ground shaking in the city.

Even the small earth movements that are more common in Washington can wreak havoc on your home’s foundation, contributing to differential settling over time and causing shifts in the soil that put excessive pressure on your concrete.

The different causes of foundation damage in Washington, D.C. can bring about a variety of symptoms in your home. Below, we’ll discuss the most common signs of foundation damage and the likely culprit of each.

Foundation Cracks

Foundation cracks are usually the most common sign that you have a problem under your home. However, they don’t always indicate structural damage. The position of the gap can help determine the severity and the cause.

Basement Floor Cracks

Cracks in your crawlspace or basement floor – or in your slab if you expose the concrete under your flooring – are most often a result of harmless settlement.

These gaps are usually very thin and span out across the floor in a web pattern. It’s best to have a concrete repair company seal them, especially given the risk of water intrusion in Washington, D.C.

Floor cracks may continue to grow after the first few years following construction, widen to more than ⅛”, or become uneven, with one side pushing above the other. If any of these symptoms are found, frost heave or differential settling is likely the cause. This type of damage is often structural and should be repaired before the issue worsens.

Vertical Wall Cracks

Cracks that are oriented in a vertical position on your foundation walls are also typically harmless. They develop as new concrete settles into the ground under the weight of your home, and they occur on most foundations.

These are typically the easiest fissures to diagnose, as the biggest problem with them is water intrusion. Sealing them with polyurethane or epoxy is usually sufficient.

Horizontal Cracks

Wall cracks can form in a horizontal position on your concrete block walls as well, and these are significantly more hazardous. They appear when the hydrostatic pressure from the expansive soil outside becomes too much for the concrete to resist, so they’re a prevalent issue in Washington, D.C. Horizontal cracking generally requires structural repair and stabilization.

Stair-Step Cracks

The last type of gaps you may find on your foundation walls form in a step pattern along the contours of the concrete blocks. These indicate differential settling the portion of the foundation where they appear unsupported. These are structural in nature and typically require the most expensive repairs.

Bowing Foundation Walls

Hydrostatic pressure is a widespread issue in D.C. because of the concentration of clay in the soil, so the inward movement of foundation walls occurs frequently. Eventually, the stress can become intense enough to create a horizontal fissure, but you may simply notice inwardly bowing walls before that point. Bowing walls signify potential structural damage, and the more quickly they’re repaired, the less likely a crack is to form.

Damp or Wet Basement

The clay-rich soil in Washington, D.C. leaves homes in the area prone to water intrusion and moisture accumulation. When runoff is held against your foundation, the water tends to leak through foundation cracks or seep through pores in the concrete and evaporate under your house.

If liquid water is entering your crawlspace or basement, you’ll likely notice standing water, puddling on the floor, wet spots on the concrete, and signs of water damage, including wood rot on framing and sagging insulation.

Water vapor entering through your foundation and evaporating into the air under your home can be more challenging to diagnose. Most homeowners notice damp air in their basement or crawlspace, pest infestations, mold growth, and efflorescence on the walls.

Poor Indoor Air Quality

Lastly, decreased air quality in your home can be a sign of water or moisture issues in your basement. Air from under your house naturally mixes into your living space via a process called the stack effect.

Humid air moving to your upper floors can make temperatures feel more extreme. An uncomfortably cold or hot living space in the winter or summer can be a sign that humidity is accumulating under your house. You and your family may try to compensate for the moisture by turning up your heat or air conditioning, so higher utility bills can indicate an issue below your house as well.

Mold spores can seep upstairs as well, sometimes causing unusual allergy symptoms. Allergic reactions like itchy eyes, difficulty breathing, and sneezing can all point to a moisture problem in your basement or crawlspace.

Identifying the above symptoms of foundation damage is crucial for getting the problems corrected before they become structural or cause significant property damage. Below, we’ll offer some tips for inspecting your home for the damage that is common in Washington, D.C.

Inspect Your Foundation Regularly

Many property owners fail to notice signs of foundation issues because the concrete is either covered with building material in a finished basement or English basement, or because they rarely enter an unfinished cellar. As such, the best way to keep tabs on changes to your foundation is to inspect the concrete every three or four months.

You can look for cracks and signs of sinking outside, but most of the damages will appear on the inside of your foundation. Head under your home and examine the concrete for cracks, efflorescence, mold growth, musty odors, water damage, puddles or wet spots on the floor, water stains on the walls, and signs of insects or rodents living down there.

We recommend keeping a detailed report of any fissures you find in your home’s foundation, including the position, direction, length, and width. Compare your report during each inspection, and report any growing gaps to a concrete repair specialist.

Look for Signs Inside Your Home

If you have a slab foundation or a finished basement that prevents you from inspecting your concrete’s interior, you may be able to find signs of damage in your living space.

The differential settling and hydrostatic pressure that are prevalent in Washington, D.C. often cause the studs and floor joists in your house to bow or warp. Signs of this movement include cracks in the drywall around wall openings or room corners, nails bulging out of the walls in your home, multiple doors or windows becoming challenging to open or close, and buckling, sloping, or sagging flooring. Report any of these damages to a foundation repair expert.

Check Your Home’s Exterior

Lastly, the shifting of the framing and supports that can result from foundation movement can be evident outside your home. Specifically, you should look for sagging roofing, leaning chimneys, and cracks forming in your siding or facade.

You may be able to identify that you have inadequate drainage on your property or a general problem with highly-expansive, clay-rich soil. Signs include pots in your yard from uneven settling, puddling on your lawn after rainfall, and leaning retaining walls or raised garden bed walls.

Property owners in Washington, D.C. pay an average of $5,500 to fix foundation problems. The price generally falls in a very wide range, depending on the specific foundation repair service your home requires. We’ll provide more detailed information below to help you estimate what your home improvement will cost.

Cost to Seal Settling Cracks

Settling cracks should first be inspected by a foundation repair expert to confirm they aren’t a result of structural damage. If they aren’t, a foundation repair company can usually seal the gap to prevent water intrusion for between $250 and $750.

Cost to Repair Horizontal Wall Crack or Bowing Foundation Walls

If the hydrostatic pressure from the expansive soil outside causes inwardly bulging walls or horizontal cracks to form, you’ll need stabilization to restore your foundation’s structural integrity.

The best solution is typically a series of wall anchors, which pull your wall outward to its original vertical position and help withstand future hydrostatic pressure.

Earth anchors cost between $3,000 and $5,000 on average. You can expect your price to be higher if you have landscaping features that make the installation challenging or if you have a very long foundation wall that has been compromised.

Cost to Fix Stair-Step Cracks or Sinking Foundation

Stair-step cracks and wide or uneven floor cracks will require some type of support from underneath to restore structural integrity. Most foundation repair contractors use underpinning for stabilization against the differential settling that is so common in D.C.

Underpinning involves the use of push piers under your concrete to provide additional support. Your price for this basement or crawlspace repair will typically fall between $5,000 and $20,000. The cost depends on whether steel piers or helical piers are used and how many pilings are required.

Check out the video below for an illustration of how underpinning works to support your foundation:

Mudjacking is another form of concrete leveling that can fix minor foundation settlement. The cost is significantly cheaper, averaging around $2,000. However, mud jacking isn’t a permanent solution. As such, it provides less peace of mind and rarely comes with an extensive warranty.

Cost to Fix Basement Water Problems

Water intrusion and moisture build-up are widespread problems in Washington, D.C., so basement waterproofing systems are a frequent repair in the area. These basement systems are often customized for your home, and they can include exterior drainage systems, sump pumps, vapor barriers, crawlspace encapsulation, dehumidifiers, gutters, downspouts, and more.

Your price for waterproofing services will depend on how severe the water intrusion is, but the average cost is around $5,500.