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 saved us thousands! Great service, will recommend!
Andrew Y. | October 18, 2021
We’ve had water in our basement countless times since we moved in. Greg from Regional Foundation Repair spent a few days installing a waterproofing system and bam - no issues since! Thank you so much RFR!
Eddie W. | October 15, 2021
Finally a foundation company that responds, gets the job done, and includes an actual warranty for the work! Will use RFR again, and recommending to friends and family.
Jessica B. | October 12, 2021
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They saved us thousands! Great service, will recommend!
Andrew Y. | Oct 18, 2021
We’ve had water in our basement countless times since we moved in. Greg from Regional Foundation Repair spent a few days installing a waterproofing system and bam - no issues since! Thank you so much RFR!
Eddie W. | Oct 15, 2021
Finally a foundation company that responds, gets the job done, and includes an actual warranty for the work! Will use RFR again, and recommending to friends and family.
Jessica B. | Oct 12, 2021
Best Pricing On Labor and Materials
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Licensed Structural Engineers On Call 24/7
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Worry Free Warranties On All Services
Renton is a desirable city in Washington for its perse but close-knit community, proximity to larger cities like Seattle, and access to beaches and nature. While there are plenty of benefits to living in the area, homeowners are also faced with a high rate of foundation damage, primarily because of the geology and climate in the region.
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 Renton. Our pros have years of experience and are familiar with the nuances of Renton soil 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 specific causes of foundation problems in Renton and the surrounding area, the symptoms you can expect to see if your home is suffering from one of these issues, and the best way to limit the resulting property damage and cost of repair. We’ll also provide some pricing information for the standard foundation repair services in and around the city.
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: 10/20/2021
Location: Renton, WA
Description: We have a 1000sqft Ranch style home with all or most of the support posts not being plumb or properly secured to the beams and or foundation/footings. Looking to get a quote on this type of work.
Date of Request: 10/19/2021
Location: Renton, WA
Description: I have been noticing cracks in the dry wall and in the floor on the 2nd floor beneath the carpet. I would like to know if there is a foundation problem and an estimate.
Date of Request: 10/19/2021
Location: Renton, WA
Description: My foundation settled and cracked on the downhill corner of my house. I think I need it jacked up and reinforced?
Date of Request: 10/16/2021
Location: Renton, WA
Description: I need a bid on leveling and repaing the foundation of the house.
Date of Request: 10/13/2021
Location: Renton, WA
Description: Crack in ceiling and down wall. Would like an inspection to understand if there is a large issue.
Date of Request: 10/11/2021
Location: Renton, WA
Description: Have our foundation access for cracks. We do not have water damage in the basement, however having small gnats in the wall behind the vapor barrier.
Does Foundation Movement Affect Renton, Washington?
Unfortunately, much of Western Washington is plagued with foundation problems. Real estate owners in Renton, Tacoma, Bellevue, Bothell, Everett, Kent, Snohomish, and several other nearby cities are forced to deal with foundation damage and costly repairs regularly.
What Causes Foundation Problems In Renton, Washington?
The soil composition and weather in Renton are primarily to blame for the prevalence of foundation problems. We’ll get into the specifics of how and why these factors increase the risk of an issue under your home below.
Much of Western Washington, including Renton, is situated on expansive soil, which is distinguishable from other types of dirt by its high clay concentration. Clay-rich earth creates several problems for your home’s foundation.
The first issue stems from clay soil’s tendency to expand when it gets wet. As the earth gets wet with runoff or floodwater, it swells significantly and can place extreme hydrostatic pressure on your concrete slab or foundation walls. The added stress is often intense enough to create fissures in the foundation, resulting in structural damage and the potential for total foundation failure.
The second issue is a problem specifically when the ground dries. Clay soil loses volume when the moisture content decreases, so runoff draining deeper into the earth under your foundation or evaporating into the air causes the soil to shrink.
If the shrinking occurs unevenly under your structure, sections of your foundation can crack away from your home and sink more quickly. This uneven sinking is called differential settling, and it very often requires extensive structural repair.
The third and final problem with Renton’s expansive soil is that it soaks in and retains water for longer periods than standard dirt. Therefore, it holds moisture against your foundation, often resulting in water or water vapor seeping through foundation cracks or pores in the concrete. As a result, water damage and moisture accumulation are both prevalent issues in Renton crawlspaces and basements.
Washington State is known for its abundant and frequent rainfall, and Renton is no exception. The city experiences nearly 55 inches of rain each year, which is almost double the national average. Throughout most of the year – from October to April – measurable precipitation occurs around three times every single week.
The extremely wet conditions in Renton exacerbate the issues with expansive soil. The above-average rainfall keeps the ground saturated for extended periods, increasing the frequency of swelling and the consequential foundation damage.
The constantly wet ground also leaves your concrete exposed to moisture almost constantly, increasing the likelihood of water and water vapor problems under your home.
The abundant rainfall for most of the year is punctuated by abnormally arid conditions from around June to September when the monthly rainfall is nearly four times as sparse as the rest of the year. During these months, the earth can dry completely, allowing the shrinking of the soil and increasing the risk of differential settling.
The heavy and concentrated rainfall in Renton combined with the steep slopes throughout the city make landslides a common occurrence. Landslides can create instability around and under your structure, and rapidly-moving heavy soil and debris caught in a landslide can put immense, concentrated pressure on your foundation walls.
Many homes in Renton have walk-out basements because of the slopes throughout the city. The sides of these homes where the earth’s surface is highest are at exceptionally high risk of damage during landslides because of their positioning.
Lastly, earthquakes are prevalent in Renton and pose a significant risk to home foundations in the city for two primary reasons. The first risk is created by the ground shaking during and following tectonic plate movement. The soil under and around your home can shift during an earthquake, sometimes leaving your slab without even support or moving dirt in such a way that the lateral pressure on your crawlspace or basement walls is intense enough to create structural problems.
The second risk caused by earthquakes is the liquefaction of the earth. During intense ground shaking, the soil can act as a liquid rather than a solid, allowing rapid sinking of sections of your foundation or your entire structure. Ground liquefaction can lead to severe differential settling and the loss of structural integrity.
Renton is at moderate-to-high risk of earthquakes, but most that occur daily are too minor to cause significant problems. However, even minimal earth movement can cause instability over time.
What Are The Signs of Basement Foundation Damage In Renton, Washington?
The underlying causes of foundation issues in Renton create varying symptoms in homes in the area, so not all damages will look the same. Below, we’ll discuss the typical symptoms you’ll see in Renton foundations and homes, and we’ll provide some insight into the likely culprit.
Cracks form in most home foundations and don’t unilaterally indicate structural problems. In fact, some fissures are entirely harmless and don’t necessitate repair. The position and width of the gap will often help determine how severe the issue is.
Many homeowners in the Renton area find cracks in their crawlspace or basement floor. These gaps typically spread out in a web pattern across the slab, and they’re among the most common of the foundation crack types.
Hairline cracks in the concrete floor form during the foundation’s natural settling process in the first several years after new construction. Crack repair typically just consists of applying an epoxy or polyurethane sealant to keep water out.
Wider or unlevel floor cracks suggest a more significant problem with differential settling. These types of gaps will often need structural repair as well as sealing.
Cracks on your concrete block walls in a vertical position are also usually from concrete settling. They are relatively harmless and just require sealing to prevent water from seeping through them and collecting in the space under your home.
When the hydrostatic pressure from the expansive clay soil in Renton becomes too intense for your foundation walls, horizontal cracks appear to relieve the stress.
These fissures are symptoms of severe structural damage, so you should have a foundation repair company intervene as quickly as possible to limit the structural problems in your house.
Unfortunately, horizontal wall cracks are prevalent in Renton because of the soil composition, above-average rainfall, earthquakes, and landslides.
Foundation cracks that form in a stair-step pattern on your crawlspace or basement walls usually signify differential settling. The portion of the wall below the crack is likely sinking into the earth more rapidly than the rest of your foundation, which can eventually create significant structural damage. These gaps require costly stabilization and potential preventative measures to stop future settling.
Foundation problems typically start small and worsen over time. This is true of horizontal cracks caused by mounting hydrostatic pressure from the surrounding soil, so you may notice inwardly bowing walls in your crawlspace or basement before they form. Concrete block walls that aren’t plumb are good indicators of problems with drainage and expansive soil that could lead to structural instability.
The risk of water intrusion and moisture build-up under your home in Renton is very high, primarily because of the above-average rainfall and the expansive soil’s tendency to hold the moisture against your concrete. Water and water vapor typically enter your home through foundation cracks and pores in the foundation.
If liquid water is entering your under-home area, you may notice standing water, water dripping in through cracks in the concrete, wet spots on the floor or walls, and water damage to construction material or items in storage under your house.
Water vapor evaporates into the air and increases the humidity in your crawlspace or basement, so it can be more challenging to identify. You may find noticeably heavy or moist air beneath your home, efflorescence or staining on the concrete walls, mold growth, musty odors, and insects or rodents living in the space.
The air from under your house can seep up into your living space via a process called the stack effect, so you may find symptoms of water intrusion or moisture build-up upstairs as well. Common signs include air that feels unusually hot or cold, above-average utility bills, and allergy symptoms from airborne mold spores.
How to Find Signs of Foundation Damage In Renton, Washington?
Foundation problems worsen with time, so the best way to limit property damage and repair costs associated with foundation damage is to have it repaired before it becomes severe. Below, we’ll detail a DIY foundation inspection you can carry three or four times a year to keep tabs on potentially dangerous changes under and inside your home.
You should begin by examining the concrete under your home. Start outside and look for cracks and signs of unlevel concrete around your house’s perimeter. Pay careful attention to the corners, as this is where the majority of problems with differential settling and hydrostatic pressure will appear outside.
If you have a crawlspace or basement, head there next. Look for cracks here as well, and keep a detailed log of any fissures you find along with their length and width to monitor growth.
You should also look for efflorescence on the walls, mold growth, moldy smells, standing or puddling water, wet concrete, bowing foundation walls, water damage, and pest infestation.
Move onto your upper floors, where signs of foundation movement can sometimes be more apparent. Sloping or buckling flooring, cracks in the sheetrock, nails visible through the paint over your drywall, leaning or bowing walls, and multiple stuck doors and windows can all suggest foundation damage below.
It’s a good idea to dedicate some time during your inspection to checking past utility bills for changes and asking your family members if they have experienced unusual allergic reactions.
Complete your inspection by looking for additional signs of damage outside. An uneven yard, leaning retaining walls, and puddles forming on your property after rainfall can all suggest problems with expansive soil and drainage.
Additionally, look for sagging roofing, cracked or leaning chimneys, and cracked siding on your home’s exterior, as these symptoms often indicate foundation movement below.
Cost of Basement Foundation Repair In Renton, Washington?
Foundation repair services in Renton can be challenging to estimate because there are several underlying causes of damage that necessitate different repairs. Most homeowners in the area pay around $5,500 for foundation solutions, but we’ll provide some project-specific pricing below to give you a more accurate cost estimate for your home improvement.
Most general contractors can seal non-structural foundation cracks, and they’ll generally be cheaper than hiring a structural engineer. You can expect to pay between $250 and $750 for this type of crack repair.
Issues with excessive hydrostatic pressure are best remedied with earth anchors, also called tiebacks. On average, these anchors cost around $1,000 each for a total of between $3,000 and $5,000. You may also need an exterior drainage system to help prevent future issues, and this basement system can add around $2,500 to your price.
You should keep in mind that your total cost can be quite a bit higher if excessive damage also requires you to remodel areas inside your home.
If you find wide or unlevel floor cracks or stair-step cracks on your foundation wall, the best solution is usually underpinning. During this stabilization process, a foundation repair contractor will place push piers under your foundation to provide additional support to your home. Steel piers and helical piers are most common in Renton, and they cost around $1,000 and $3,000 each, respectively.
Your total for this concrete leveling service will likely fall between $5,000 and $20,000, depending on the type and number of pilings your home requires.
Some minor settling problems can be addressed with mudjacking, a form of concrete lifting that involves raising the sunken portion of the slab with a cementitious solution. This concrete repair process is cheaper at around $2,500, but it isn’t permanent, generally doesn’t include a warranty, and offers less peace of mind.
If you’re unable to locate a contractor who will complete underpinning in your service area, Seattle foundation repair companies will often provide this more reliable solution.
Water intrusion and moisture accumulation are pervasive in Renton, so many homeowners find that they require a basement waterproofing system. These systems can consist of any number of methods for keeping water out of your crawlspace or basement, including French drains, drain tiles, sump pumps, crawlspace encapsulation, vapor barriers, waterproof paint, cracked wall repair, dehumidifiers, and more.
Most property owners in Renton pay around $5,500 for their basement system, but yours may cost anywhere between $2,500 and $10,000 based on the constituents required to protect your foundation.
If your crawlspace or basement requires mold cleanup or remediation, you can expect to add around $1,000 to your total.
