Expert Foundation Repair Services In Olympia, WA

Foundation movement absolutely affects homes in the Olympia area. There is some form of precipitation here approximately 170 days a year. That’s a lot of wet foundations, crawlspaces, and basements. We don’t experience much snow, and the summers are quite balmy, but the flooding and high winds in Olympia and surrounding areas, like Shelton and Longbranch, pose considerable problems for Olympia foundations.

We are definitely fortunate to live in Olympia. We have the Washington State Capitol, Monarch Sculpture Park, and Port Plaza Park. Tornados aren’t very prevalent, and we enjoy mild, sunny summers. That doesn’t mean we are without our faults, some of which wreak havoc on our home’s foundations. Here are some of the major players.

Water

Water is a foundation’s arch nemesis. It is the Kryptonite to your super home. Olympia sees higher than average rainfall amounts, so water damages are a big issue around here. As rain and moisture from wet weather, such as snow, accumulates under the house’s foundation it causes myriad issues, including cracking, heaving, and sinking. Water pools into pockets that push on the foundation until it forms weak areas. This is why waterproofing your basement area is so important in Olympia.

Faulty Gutters and Downspouts

With all the rain we get in Olympia, a sturdy and efficient gutter and downspout are absolutely necessary. If you don’t use them, rain puddles form at the base of the foundation and, with time, cause cracks and buckling. Gutters and downspouts age and corrode like everything else and need to be replaced every so often. Rust sets in after 5 or 10 years and prevents gutters from adequately directing water. Once the downspout and gutters corrode, water easily leaks into foundations, basements, crawlspaces, and floors. A new gutter is far cheaper than foundation repairs.

Soil Swelling and Shrinkage

An issue caused by excess moisture, swelling, and heaving can destroy a foundation. The excess water causes the soil to heave upwards with enough force to push up the interior flooring. The opposite happens with soil shrinkage. Dry, hot temperatures lead to a ton of moisture evaporation which causes the soil to shrink. When the soil shrinks, the foundation no longer has the proper support and your house begins to lean, the walls start to crack, and the floors start to have waves.

Incorrect Construction and Soil Preparation

Mistakes like backfill that’s premature or too high can cause trouble with the foundation. If construction mistakes aren’t caught right away, they will cause significant problems later with even bigger repair costs. The same is true for soil. The correct preparations have to be made before the structure can be built on the site. Soil has to be tested to find out if there are harmful minerals in it that can corrode the foundation. It also must be properly compacted before construction begins.

Vegetation Roots 

It’s vital to take note of any small trees and saplings growing where you plan to put your foundation. As vegetation grows, the strong root systems apply massive pressure on adjacent foundation walls. Large bushes and trees native to Olympia can push walls over in time. The Tree of Heaven is deemed an invasive species in the state of Washington because of its powerful root system and its tendency to damage foundations and sewers systems.

Another invasive tree to avoid in the Olympia area is the Black Locust. It grows fast and can reach over 100 feet. It has a Herculean root system that helps it to spread so quickly. The state of Washington recommends both types of trees be removed from within 500 feet of a structure’s foundation, but complete removal is best.

No one knows your house like you do. If you think something may be amiss with your foundation, it probably is, especially if you’re seeing signs like wavy floors, cracks in walls, sticking doors, and weird smells. No matter what sign rears its ugly head first, you need to address it right away to minimize further damage. Here are the most common signs of foundation damage in Olympia.

Odors and Humidity

It’s easy to overlook a weird smell coming from the basement or under the sink, but it could be a sign of some major damage occurring. Odd odors can mean there is stagnant water pooled somewhere slowly eating away at your foundation. Unusual humidity is another sign to look out for. Your basement should only feel extra humid before or after a good rain. If it seems to be that way a lot when the weather is dry, you may have a problem.

Cracks or Bows in Walls

An unstable foundation can’t support a wall properly. Without the proper support, walls bow, crack, ripple, and splinter. An air pocket, settling or upheaving soil, and excess moisture can all cause changes in a wall’s appearance and structure.

Foundation Upheaval

When your floor begins heaving, it feels like something out of an old horror movie. One day everything is normal, and the next there’s a large mound forming in the middle of the kitchen floor. Too much water has seeped into the soil. The excess mass from so much water causes the soil to swell and heave the foundation upward.

Sticking Doors and Window Gaps

When the soil under the foundation settles or swells, it isn’t unusual to find doors are sticking or don’t close properly. You might also find windows have a gap when they didn’t before. Doors will stick due to humidity immediately before and after a big storm. If it hasn’t been storming, it’s probably a sign that the foundation is settling, especially if you’ve noticed other signs around the house like weird odors or cracking walls.

Space Between Wall and Cabinet

A small space between the wall and the kitchen cabinets might not catch your eye right away. It seems harmless, but it gets worse fast when the problem is in the foundation. Before long, there’s a 1/8″ or 1/2″ gap. When the foundation is no longer level, neither are the walls and cabinets.

Tilting Chimney

As a foundation begins to settle, the chimney goes along with it. As one side of the foundation settles into the ground, the chimney doesn’t have the same reinforcement beneath it and will start to lean, sometimes even separating completely from the structure. It’s not always apparent at first, but as soon as you notice it, do something about it. A tilting chimney can topple faster than most people realize.

Wet Crawlspace

A wet crawlspace is an obvious signal that there is water seeping in somewhere. The most common areas for leaks are around the walls or through faults in the foundation. Humidity can account for some moisture in a crawlspace, but it should not be wet. Any puddles are a clear sign that the foundation is in trouble.

Not every foundation problem requires our structural engineers to successfully repair. That’s not to say they aren’t an excellent resource to have in your homeowner’s toolbox. Our structural engineers perform thorough inspections to provide you with an engineering report that identifies all the problem areas in the structure of your home. Our structural engineers don’t make their money by taking a huge cut on your construction deal. They simply inspect and report. You can be assured that their information is sound and impartial.

You’ll also get skilled and experienced advice on the best way to fix the problems they identify. Get a structural engineering report from our experts before you buy a structure of any kind to make sure there are no major problems. A structural engineering report can usually be obtained for between $750 and $1,500 in the Olympia area. It’s an investment worth the money and a fantastic way to find out where you stand when it comes to your home’s foundation.

The cost of foundation repair services in Olympia and surrounding cities, like Chehalis and Anderson Island, varies a lot depending on a few factors.

The biggest one being how much damage has already been done. Foundation repair around the Olympia area can cost anywhere from $400 for a basic repair and up to $25,000 for widespread reinforcement and total waterproofing and sealing.

The manner in which you choose to repair any foundation problem also has an impact on the cost. In some cases, you can fix a sinking foundation by stabilization with piles. Sometimes mud or foam jacking works best. The price of stabilizing with piles can reach $5,000 to $10,000 without much effort. Average prices for mud jacking start around $1,000. Foam jacking prices start at around $7,000 to $10,000 on the average. These prices vary a bit with the season and other environmental factors.

The size of the structure also contributes to the price. A four-bedroom ranch will require more work than a small one-bedroom. If your home is as tall as the Washington State Capitol, you’ll probably need to apply for some financing. Waterproofing a 1,500-square-foot basement in Olympia, on the other hand, will cost approximately $4,400 give or take.

The soil in Olympia affects your foundation. Any soil has an effect on the foundation it’s under. The most common type of soil in Olympia is Bentonite. Bentonite was created by seawater weathering properties on long ago fallen volcanic ash. There are a variety of soil types in Olympia due to glaciation and climatic differences.

The loamy soil of Olympia is far easier to build on than the silt and clay, which requires a bit more prep time, but holds up well as time goes by. Environmental factors have a huge impact on soil, so keep an eye out for any signs of disrepair as your home ages.