Expert Foundation Repair Services In Newport, OR

Unfortunately, foundation movement and several other foundation problems are widespread throughout Oregon and concentrated on the coast. Property owners in Newport, Toledo, Seal Rock, Waldport, Depoe Bay, and other cities in the surrounding area experience under-home damage at an alarming rate.

Newport foundations are at high risk of damage, mainly due to geologic and climatic factors. We’ll explain each of the typical culprits of foundation problems below and include information about how each can compromise your home’s structural integrity.

Expansive Soil

The dirt throughout Oregon is widely varied, but the Bandon, Lint, and Nelscott soils underlying most of Newport have an abundance of clay particles in them, making the ground expansive.

Expansive soil is problematic for construction for several reasons, the most dangerous of which are related to its capacity to shrink and swell with changes in moisture content.

The most significant damage in Newport often occurs when the ground around your home gets wet and expands. Runoff from rainfall soaks into the ground and gradually increases the soil’s volume.

The more water that seeps between the tiny clay particles in the dirt, the more the earth swells against your foundation and places excessive hydrostatic pressure on the concrete. Your slab or basement walls can crack under the stress, creating structural damage.

During the summer months, when Newport experiences insignificant rainfall, the moisture in the soil can drain deeper into the ground, leaving the soil surrounding your concrete to dry. Newport’s expansive soil loses volume when it loses moisture, meaning it can pull away from the concrete and leave portions of it without adequate support.

This process can occur unevenly under your house due to the clay content, causing only sections of the concrete to lose support and sink into the earth. Differential settling is a widespread issue in Newport that can cause severe structural damage.

The clay in the soil also absorbs and retains water readily, so the ground remains saturated for longer than dirt with better drainage capabilities.

As such, the soil holds runoff against your foundation continuously, increasing the risk of it soaking through pores in the concrete or through foundation cracks. The resulting water damage and moisture accumulation are both prevalent problems in Newport.

Lastly, Coastal Oregon is underlain by cemented hardpan, which is a layer of subsoil that is highly plastic and has exceptionally slow drainage.

This soil layer contributes to saturation above, worsening the hydrostatic pressure on your foundation and increasing the likelihood of water intrusion.

Above-Average Rainfall

Oregon is well-known for its abundant rainfall, and Newport residents contend with an enormous 76 inches of rain annually. This is nearly 250% of the national average.

The excessive runoff from the above-average rainfall poses two threats to home foundations in the area. First, it keeps the ground saturated almost constantly during the months with heavy precipitation.

This increases the volume of the soil and the resulting stress on your concrete slab or foundation walls. Additionally, the persistently high moisture content in the ground makes foundation leaking more probable.

Residents do get some reprieve from the above-average rainfall from May to September when monthly averages are about a tenth of the rest of the year. The dry period can contribute to differential settling, and the cycling of wet to dry and back again makes hazardous foundation movement more of a problem.

Flooding

Flooding is a significant problem in Newport for several reasons, all of which are directly related to the above-average rainfall.

First, flash flooding can occur during heavy precipitation because the clay soil and the hardpan in the region drain slowly and often cannot keep up with the runoff. Water regularly pools near the surface during rainfall, and the slopes in the city can cause flash floods to occur.

Stream and ocean flooding can also affect Newport if the rainfall causes the tides to rise. Storm surge is most common in winter when rain is at its peak in the area, and it can create an overflow of ocean or bay water onto the surrounding area.

Flooding contributes to ground saturation, increasing the risk of undue hydrostatic pressure on your concrete and water intrusion.

Seismic Activity

Earthquakes are a common occurrence on much of the west coast, and Newport, in particular, is at high risk of seismic activity. The significant faults off the coast cause frequent earth-shaking and contribute to ground movement that is so detrimental to home foundations.

Earthquakes are one of the few phenomena that can cause instant structural damage if it shifts soil toward or away from your foundation. They can also contribute to differential settling over time, even if the area only experiences relatively minor quakes.

Radon

Lastly, Newport homes are at moderate to high risk of radon, an odorless, colorless gas that is deadly to humans in large quantities.

Radon typically seeps through fissures in home foundations, and while it doesn’t cause damage to the concrete under your home, your foundation should be sealed to prevent the gas from seeping inside.

Foundation damage in Newport can appear in several different ways. The symptoms you see in your home will often help diagnose the underlying cause of the issue.

Below, we’ll discuss the most prevalent signs of foundation damage in the area and the likely reason each appears on your property.

Foundation Cracks

Fissures develop on most home foundations, even if there isn’t a threat of structural damage. The severity of a concrete crack can often be determined by its location and physical appearance.

Slab or Basement Floor Cracks

If you have a slab foundation or a concrete slab acting as your crawlspace or basement floor, you will very likely find cracks on the surface.

Hairline cracks where both sides are level typically aren’t indicative of structural damage.

They form as your concrete settles after new construction, and they seldom need extensive repair. While they’re not severe, these gaps should be sealed by a foundation repair company given the risk of water intrusion and radon in Newport.

Wider floor fissures or those with one side of the concrete lifting above the other are more dangerous, as they generally suggest differential settling.

These gaps require stabilization as well as a waterproof and radon-resistant sealant.

Vertical Wall Cracks

Vertically-oriented cracks in your crawlspace or basement walls are almost always from normal concrete settling after your foundation is constructed.

A foundation contractor should seal these to keep water and radon out, but they rarely necessitate additional concrete repairs.

Horizontal Wall Cracks

Cracks that span your wall and are parallel to the floor result from excess hydrostatic pressure on the exterior of your concrete block wall.

These cracks require stabilization to prevent future movement, as well as sealing. Unfortunately, this type of damage requires structural repair and is prevalent in Newport because of the soil’s capacity to swell and the above-average rainfall.

Stair-Step Wall Cracks

Lastly, fissures in the shape of stair steps on your block wall indicate structural damage that is most often caused by differential settling.

The repairs for this issue are generally the most costly, as they require invasive and complicated stabilization methods like underpinning.

Damp or Wet Basement

Water and water vapor are both likely to enter your foundation, usually through cracks or pores in the concrete.

You may notice puddles or standing water in your crawlspace or basement, wet spots on the floor or walls, water damage to construction material or items in storage, mold growth, efflorescence on the walls, and damp air or musty odors when you enter the area.

Insects and rodents are attracted to moisture, so pest infestation beneath your house can also suggest moisture accumulation.

Moist air and mold spores can enter your living space if they build up under your house.

Humidity can make your upper floors feel abnormally cold, so uncomfortably cool temperatures in your home or above-average heating bills can suggest a moisture problem below. Mold spores can trigger allergy symptoms indoors, making them another indication of a leaking foundation.

Identifying symptoms of foundation damage quickly can limit how much the problems progress, the damage they create on your property, and ultimately, the cost you pay to repair them.

Below, we’ll walk through a detailed foundation inspection you can complete every few months to monitor your home for signs of a problem.

Inspect Your Foundation

Start by inspecting the concrete under your home, which is where most foundation problems will first become evident. Check the strip of concrete under your home outside for cracks and signs of sinking, which will generally be most apparent around the corners of your structure.

If you have access to the area under your house, head there next and continue searching for fissures. We recommend writing and updating a detailed report of the location, length, and width of any cracks you find so that you can monitor slow changes.

You should also check for symptoms of water or water vapor in the area, including water damage, wet concrete, mold growth, visible water accumulation, damp air, efflorescence, and pest infestation.

Check Your Living Space

Foundation problems affect your entire home because the framing and floor joists rely on the concrete for level and sturdy support. Any significant insufficiencies in the foundation will present symptoms throughout your home’s interior.

Look for cracks in the drywall around windows and doors, bowing walls, gaps appearing between walls and cabinets or countertops, multiple windows or doors getting stuck, and any signs of buckling, sloping, or uneven floors.

You can also check for increases in utility bills and assess any recent indoor allergy symptoms you or your family may have experienced in response to mold under your home.

Check Your Home’s Exterior

Similarly, the outside of your house can show symptoms of foundation damage or problematic soil. Cracks in the siding, a cracked or leaning chimney, and irregularities in your roofing can all signify foundation issues.

Check your landscaping for soil pulling away from your concrete during the dry summer months, leaning retaining walls or sea walls, an uneven lawn, and puddles on the surface of your yard during rainfall.

These can all be signs of soil that could damage your foundation over time.

Get a Radon Test

Finally, you can have a professional carry out radon testing to determine if the gas is entering through your foundation. The EPA recommends that you complete at least short-term testing once annually to monitor levels in your home.

Newport homeowners pay approximately $5,500 for foundation solutions, on average. Your repair service could cost you just a few hundred dollars or more than $20,000, so estimating the total can be challenging.

We’ll include some more specific pricing below to help you get a better idea of what your home improvement will cost.

Cost to Seal Foundation Cracks

A general contractor can seal most foundation cracks for around $500. Wall repair for smaller gaps may cost about $250, while larger ones can approach $750.

Cost to Fix Horizontal Wall Cracks

Wall anchors are the best solution available for excess hydrostatic pressure outside your house. These anchors pull your wall outward and help maintain a vertical position even if stress from saturated soil outside continues to affect your foundation.

This crawlspace or basement repair costs most homeowners in Newport between $3,000 and $5,000 on average.

Mudjacking can be used for minor differential settling issues and costs about $2,000, on average. However, this is not considered a permanent solution and typically doesn’t include an extensive warranty.

The risk of water intrusion in the area also commonly requires a French drain or another exterior drainage system to limit the moisture content in the soil immediately around your home. You can expect to pay an additional $2,000 or so for a French drain or around $8,000 for a footing drain.

Cost to Fix Stair-Step Wall Cracks

Differential settling issues are most often treated with a concrete leveling technique called underpinning. Supports are placed beneath your foundation to reduce your foundation’s reliance on the shrinking soil.

Steel piers and helical piers are the most popular options, and these push piers cost between $1,000 and $3,000 each. Most foundation repair contractors charge between $5,000 and $20,000 for this basement or crawlspace repair solution.

Cost to Fix Ongoing Water or Moisture Problems

Water and water vapor accumulation under your house can often be solved entirely with a basement waterproofing system.

Minimal leaking problems may simply require a French drain, gutter system, and dehumidifiers, while a basement system for more extensive leaking may also include vapor barriers, crawlspace encapsulation, sump pumps, and floor drains.

The cost for these setups generally falls between $2,000 and $10,000, depending on how extensive your system needs to be. The average price charged by most waterproofing companies is approximately $5,500.

Cost for Earthquake Retrofitting

Retrofitting your home to protect it from the damaging effects of earthquakes will typically cost around $5,000. Pricing can range from $3,000 to about $10,000 based on the methods that are required and suitable for your property and location.

Cost for Radon Testing

A radon test is a simple, quick procedure that costs between $150 and $750 in most cases. If a short-term test comes up with potentially dangerous levels, more extensive testing may be required. This additional test can cost between $500 and $1,000.