Expert Foundation Repair Services In Portland, OR

Unfortunately, property owners in Oregon experience very high rates of foundation damage.

Many areas throughout the United States have specific foundation issues due to climate or soil, but homes in Portland and the nearby cities of Eugene, Linn, Hillsboro, and Happy

Valley experiences multiple risk factors that are less common in other cities.

Oregon is known for its heavy rainfall and earthquake activity, both of which can be hazardous to foundation integrity and longevity.

Several key factors put Portland home foundations at risk of damage. We’ll discuss each of these in detail below.

Heavy Rainfall

Precipitation is one of the most challenging factors to deal with when keeping your foundation problem-free. Portland receives an average of between 40 and 60 inches of rain annually, nearly double the national average.

Rain affects foundations in a few ways, one of the most severe of which is the build-up of hydrostatic pressure.

If you have a basement or crawlspace foundation under your home, the concrete block wall relies partially on pressure from the ground outside to remain stable.

Heavy rainfall unavoidably creates an excess of runoff on your property, which soaks into your soil and causes it to expand.

As the soil gets heavy and more voluminous from moisture, it puts additional pressure onto your concrete walls, often causing cracking or bowing. When the soil dries, it can shrink and pull away from your foundation wall, leaving gaps that cause variations in pressure against your concrete and additional problems.

Seismic Activity

Earthquakes cause shifts in the ground that can be catastrophic for foundation integrity. Soil shifts readily in response to seismic activity, but concrete cannot flex or bend in response. Foundation cracks commonly occur in the wake of heavy earth movement, but even small fissures in your concrete can become significant problems over time, given the stress placed continuously on your foundation.

Oregon and much of the Pacific Northwest experience earthquakes on a regular basis. Luckily, about half of the state is considered low risk for seismic activity. However, the entire coastline is at high risk, and the other third or so, including Portland, is at medium risk.

In fact, in response to the high rate of earthquakes in Portland, Beaverton, Clackamas, and the surrounding areas, seismic retrofitting has become a very common foundation repair in the area.

Even worse is when cracks in your concrete caused by earthquakes are exposed to the heavy precipitation in Portland. Each gap in your concrete wall or basement floor is a potential entry point for water vapor or liquid water to enter your basement or crawlspace.

Tree Roots

Trees force their roots into the ground and can create massive pressure on nearby foundation walls. Over time, large roots can force entire concrete block walls to bow inward and eventually crack.

Unfortunately for those living in Portland, an invasive tree species referred to as the “Tree of Heaven” or “the Widowmaker” is more of an issue than most other species. The tree has strong, pervasive roots that grow rapidly and can damage home foundations, and it is spreading across the city quickly.

Oregon has named the Tree of Heaven a dangerous invasive species and a nuisance in both Portland and Salem due to the damages it causes to the environment and properties in the area.

Radon

Radon is a radioactive gas that occurs naturally underground as a byproduct of uranium decay. It can be very hazardous to your health and that of your family, and it’s the leading cause of lung cancer in non-smokers.

It’s more prevalent in some areas in the U.S., and the Oregon Health Authority has noted that several cities throughout the state, including Portland, Tigard, and Gresham, are at high risk for radon issues.

While radon isn’t known to cause damage to your foundation, it can seep through the porous concrete beneath your house, and especially through foundation cracks.

Many homeowners in Oregon choose to seal their foundations to ensure that their homes are protected from harmful gas. There are a variety of foundation treatment methods that can mitigate the threat of radon in your home.

One of the best ways to keep your home protected from expensive foundation repairs is to address minor issues as quickly as possible.

Below, we’ll discuss the most common signs of foundation damage in Portland so you can identify and correct small problems before they become significant ones.

Foundation Cracks

Cracks often form in concrete foundations in response to soil movement. Heavy rainfall and seismic activity in Portland will often cause gaps to develop in your foundation wall or basement floor.

Small fissures and those that are less than ⅛” thick that run vertically are generally caused by settling and soil movement and don’t present major problems. However, getting any crack in your concrete inspected by a foundation repair company is wise, especially if they show signs of worsening.

Damp or Wet Basement

Heavy rainfall in Portland means that your foundation will continuously be working to keep water and moisture out. Unfortunately, liquid water can drip in through cracks and wick directly through porous concrete, eventually evaporating into your basement or crawlspace.

Many Portland homeowners deal with basement water problems and damp air under their homes as a result. If you feel heavy or moist air when you enter your basement, you likely have some type of foundation damage causing water intrusion that should be addressed.

Mold Growth

If you don’t notice moisture or water under your home, you may discover mold or mildew growth there. Mold thrives in dark, moist areas, so the presence of spores on surfaces in your crawlspace or basement is a good indication that your foundation is leaking.

Even if you don’t find cracks in your concrete, the above-average rainfall in Portland can create hydrostatic pressure outside your home that can force water through solid concrete, which then evaporates into the air.

Efflorescence

Efflorescence is white, fuzzy residue left behind on concrete surfaces after rainwater seeps inside. It typically looks like whitish water stains, but it’s actually a build-up of minerals that remains on your foundation walls after the water evaporates.

Efflorescence is a good sign that the hydrostatic pressure outside your home is high in response to heavy Oregon rainfall and improper drainage.

Foundation Settling

Finally, you may find that your foundation settles in areas after long periods of rain or seismic activity, both of which are common in Oregon. When soil expands and shrinks due to precipitation or shifts after an earthquake, portions of your foundation can lose support from the surrounding earth.

This added pressure on your concrete can cause foundation sections to sink, often resulting in uneven basement floors, stair-step cracks in your concrete block walls, or your concrete slab separating from the walls.

Foundation damage in Portland can occur from an isolated event, like a flood or earthquake. However, many foundation problems start small and get worse over time. As such, there are a few things you can do to ensure you identify foundation problems quickly.

Inspect Your Foundation Regularly

Portland home foundations are under attack regularly from heavy rainfall, flooding, and earthquakes. Some of these events may seem normal to you, but they can cause damage to the concrete that supports your house. Inspecting your foundation routinely is an excellent way to keep an eye out for signs of minor damage that could worsen.

If you have a basement or crawlspace, a thorough visual inspection once every three to four months can help identify potential weaknesses that need to be addressed. Check for cracks, efflorescence, uneven floors, and bowing foundation walls.

Be sure to check for moisture build-up on walls, ducts, or pipes under your home, as well as mold growth or musty odors. If in doubt of the severity of any damage, ask a professional for more information.

You can do a preventative check of your home by ensuring your sump pump is functioning, clearing clogs from outdoor drainage systems, and making sure the ground around your home is sloped appropriately away from the foundation walls.

Check for puddling around your home during rainfall, as this can be a sign of poor drainage and precursor to foundation damage.

If you have a slab foundation, complete a thorough exterior inspection of the concrete visible under your home. Instability due to heavy runoff and earthquake activity can cause crumbling, cracking, or sinking slabs, particularly around the corners of your home.

Many Portland properties are set into sloped properties and have walk-out basements. If this is the case with your home, check both the interior and exterior foundation walls that are visible, and pay special attention to the wall that backs the highest elevation on your land. This is generally where the most runoff will accumulate and create problems.

Any damage discovered should be reported to a foundation repair contractor. Many offer free inspections and can determine if your issue needs to be addressed.

Check the Other Levels In Your Home

Since your entire house relies on your foundation for a level base, there are several things you can look for in your first and second floors that can indicate foundation problems.

The floor joists throughout your home sit on beams and studs supported directly by your foundation. As such, uneven or wavy floors in the above-ground levels of your home could indicate that seismic activity or moisture issues common to Portland have created foundational instability.

Similarly, the framing behind your walls can shift if your foundation is damaged from the risks we’ve discussed above. Signs of framing shifts include nails popping out of your drywall, walls bulging in or bowing out in your upper floors, and cabinets or countertops pulling away from walls.

Inspect Your Windows and Doors

The ground movement from seismic activity in Portland can leave portions of your foundation unsupported. As concrete gets stressed from this lack of support, it can cause your home’s framing to become unlevel.

Even small movements can often be seen around door and window frames. As the sturdy frames shift, the far less durable sheetrock cracks to allow for movement. Diagonal cracking in the drywall extending from the corners of your doors and windows is often a sign of foundation damage.

You may also notice that multiple doors or windows get stuck and are challenging to open and close if the frames shift.

Get a Radon Test

Since Portland homes are at high risk of radon, you should get your home tested regularly for the presence of the gas.

Radon testing can give you some peace of mind but also indicate potential water damage as well. Radon can enter the area under your home similarly to runoff and groundwater, so detecting radon can get you started on a solution for limiting the gas in your home and also finding weak spots that could be allowing rainwater in during heavy precipitation.

Due to the dangerous nature of the gas, you may need a certified inspector to test before you hire a foundation repair expert to seal and protect your home.

The total cost of foundation repair services in Portland can vary quite a bit depending on several things.

The most significant factor will be the extent of your damage. Portland foundation repair can cost anywhere from around $500 for a basic crack repair up to $10,000 or more for extensive reinforcement and complete radon sealing and basement waterproofing.

The repair solution you choose for a given problem can have an impact on the cost as well. For example, a sinking foundation can often be repaired with mud jacking, foam jacking, or stabilization with piles. Mudjacking costs around $1,000 on average, while foam jacking and piling can easily reach up to the $5,000-10,000 range.

The size of your home will affect the price quite a bit as well. Larger homes typically require more work. For example, waterproofing a 1,000 square foot basement in Portland will cost around $5,000 on average, whereas the average cost for the same job on a 1,500 square foot home is about $8,000.

The age of your home can affect the price of repair as well. Most homes in Portland were built before 1950, and many were constructed in the 1800s. Older construction material often needs more reinforcement and repair, and many require a seismic retrofit. Be prepared to pay more to repair your home’s foundation if you live in a historic house or one that was built decades ago.

Lastly, the condition of your basement can affect your total cost of repair. An unfinished crawlspace will require minimal preparation, while a finished basement needs demolition before the job and a remodel afterward. These additional steps can add to the price significantly.