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 helped save us thousands! Great service, will recommend!
Andrew Y. | May 26, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 23, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 20, 2023
Another company said that our foundation was too far gone and needed to be replaced. That’s when we found Regional Foundation Repair. They helped save us thousands! Great service, will recommend!
Andrew Y. | May 26, 2023
We’ve had water in our basement countless times since we moved in. This service sent a contractor who spent a few days installing a waterproofing system and bam - no issues since! Thank you so much!
Eddie W. | May 23, 2023
Finally a foundation company that responds, helps gets the job done, and offers a warranty for the work! Will use again, and recommending to friends and family.
Jessica B. | May 20, 2023
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The frequent rain for which Seattle is known causes more than minor inconvenience. For many homeowners in the city, foundation issues are more widespread than in many other parts of the United States because of the nearly constant precipitation. While the continuous rainfall is partially to blame for foundation issues in the city, there are several other factors at play that lend to expensive foundation repairs.
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 Seattle. Our pros have years of experience and are familiar with the nuances of Seattle 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 what causes foundation problems in Seattle and how you can identify and address them before they become significant issues. We’ll also offer some insight into average Seattle foundation repair costs.
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: 05/28/2023
Location: Seattle, WA
Description: Hi, would you have time available to come out and look at a 1902 house that is on a brick foundation? I am looking to find out if it is sound or needs repair/reinforcing. thanks
Date of Request: 05/27/2023
Location: Seattle, WA
Description: I have a house on stilts on the side of a hill. The stilts sit on 9 ft deep (I have been told) piers. It was built in 1981. It has a lean to one side. If I recall, it is less than inch or so. But I don't recall exactly. There is also cracked drywall in the house. I am hoping to get this fixed before I do renovation work on the house.
Date of Request: 05/27/2023
Location: Seattle, WA
Description: Our finished basement flooded and we theorize that our 60 year old foundation might have cracks that contributed to this. We need to have our foundation assessed and potentially worked on. Thanks!
Date of Request: 05/24/2023
Location: Seattle, WA
Description: We have a corner of our house (the original part built in 1947) that needs a stronger foundation if we are to expand as we want to. From what I've read/been told this will mean something along the lines of underpinning/a foundation jacket on our north side and north east corner (the rest is solid concrete foundation). As mentioned, we are also looking to expand so we'll be looking for contractors in the near future as well. Would love to hear what your take on it is. Thank you for your time.
Date of Request: 05/21/2023
Location: Seattle, WA
Description: Hi - trying to find help assessing a basement leak for a family member's house in Poulsbo. The house is in rough shape. Appreciate any help you can offer.
Date of Request: 05/19/2023
Location: Seattle, WA
Description: Need a quote to repair approx 20' of rotting sill plate. there is no access to it from the interior of the house. Need repair complete by the end of January
Does Foundation Movement Affect Seattle, Washington?
Unfortunately, homeowners in Seattle experience foundation movement and other issues quite regularly. Foundations and their battle to keep runoff out are among the most common problems when it comes to home repairs in the city.
What Causes Foundation Problems In Seattle, Washington?
There are several factors at play in Seattle that lends themselves to foundation leaking and damage.
Seattle is perhaps best known for its excessive rain. While the accumulation of precipitation is right around the average for the United States, rainfall frequency is much higher than most areas throughout the country.
Runoff from precipitation is one of the leading causes of foundation problems. Rainwater soaks into the ground around your home and gets held against the concrete. Liquid water can easily find its way into your basement or crawlspace through cracks that form during settling or as a result of ground movement.
Even if your foundation isn’t cracked, water can wick through porous concrete and drip or evaporate into the area under your home.
With rain nearly every other day in Seattle, the dirt is wet or at least moist for much of the year. This means that homeowners in the city are at a high risk of basement water problems.
Large amounts of water can be devastating to your home’s interior, but even seemingly insignificant volumes can cause significant damages. Water vapor coming in through your foundation can lead to mold growth, crumbling foundation walls, or cracks in your concrete if it freezes inside. Over time, the water intrusion that Seattle homes are exposed to due to constant rainfall can even lead to very costly and dangerous structural issues.
Unfortunately, regular precipitation in Washington state also has the potential to cause ground instability. To make matters worse, Seattle is full of hills and already unsteady ground due to its geology. As such, the city is prone to frequent landslides. Even minor landslides can cause additional problems with water intrusion. More importantly, they can cause structural damage and instability in your home.
Your foundation walls rely partially on the surrounding soil’s weight to remain upright, but additional stress from a landslide can create more pressure than the concrete can withstand. This often results in a horizontal crack forming on your basement or crawlspace wall. Horizontal cracking is usually a clear sign of structural instability, and restabilization can be very costly and involved.
Landslides can also cause differential settling of the ground around your home. When the soil moves at different rates beneath or around your concrete, it can leave sections unsupported. These portions can crack or separate due to the added stress and sink into the ground. This type of instability is commonly corrected with expensive underpinning or piling.
Earthquakes are relatively common in Seattle and the Puget Sound’s surrounding areas, including Bellevue, Vashon, Tacoma, and Everett. Although they’re typically not strong enough to cause severe property damage, even relatively minor movement of the ground can compromise your foundation.
Since concrete doesn’t readily flex or move within the earth, displacement of soil around your home from earthquakes can cause immediate structural instability or cracking that can lead to worsening problems over time.
Many areas throughout Washington have soils that are far less than ideal for sturdy construction. Eastern parts of the state have compaction issues as a result of peat or, more commonly, loessial silt. However, much of Seattle and Western Washington – including Kirkland, Olympia, and Renton – is built on what is referred to as expansive clay soil.
Expansive soil has a high concentration of clay, which means it holds moisture more readily than other types of dirt and expands when it gets wet. Soil expansion presents a major threat to foundations.
As your soil absorbs water from the nearly-constant precipitation in Seattle, it grows in volume and weight, putting more and more pressure on the exterior of your foundation. This stress is called hydrostatic pressure, and it presents a two-fold problem for Seattle homeowners.
First, expansive soil readily holds water against your concrete, which can force liquid water through cracks or weaknesses, and it can allow water vapor to wick through your foundation and add to the humidity of your under-home area.
Second, the increased hydrostatic pressure makes the threat of horizontal cracking from rainwater more prevalent. Expansive soil combined with the wet conditions in Seattle can quickly cause foundation instability.
Lastly, Seattle experiences high humidity, in large part due to the frequency of rainfall. Humidity creates another threat to basements, which are naturally prone to humid conditions. If your crawlspace or basement isn’t vented correctly or conditioned with a dehumidifier, heating, and cooling, moisture will very likely build up under your home.
Humidity presents an issue for basements in Seattle because it leaves them prone to mold growth. Mold and mildew can damage the building material on which they grow, including concrete in your foundation, and they can also cause health problems for you and your family.
What Are The Signs of Basement Foundation Damage In Seattle, Washington?
Given the potential for foundation damage in Seattle and the fact that small issues can escalate rapidly in the city’s conditions, identifying problems under your home quickly is imperative. Below are some signs that your home’s foundation may be leaking or structurally compromised.
Cracking is among the most common problems in Seattle foundations, as the regular rainfall, expansive soils, and earthquakes contribute to the formation of fissures. There are a few different types of cracks, each of which requires varying levels of attention.
Hairline cracks in your concrete floor or thin gaps that run vertically on basement or crawlspace walls typically aren’t indicative of structural damage. They form most often during natural concrete settling.
While they likely don’t need any reinforcement, they should be sealed by a foundation specialist to reduce the chance of Seattle rains making their way through them and into your home. Wall gaps over ⅛” wide may require additional repair measures.
When the expansive soils commonly found in the Seattle area absorb moisture and put added pressure on your concrete, a horizontal crack can form in your foundation wall. This often results in the upper portion of your wall getting displaced and sliding along the fissure.
Horizontal cracks typically indicate severe structural damage, and an appropriate wall repair should be carried out by a concrete repair contractor immediately.
Stair-step cracks can form in response to differential soil settlement, which occurs regularly in Seattle due to the soil consistency, frequent rainfall, or landslides. A section of your concrete becomes unsupported due to soil movement and separates from the rest of the foundation.
Stair-step cracks are usually severe issues and should be inspected and restabilized by a foundation repair specialist.
The hydrostatic pressure created by Seattle’s regular rainfall and expansive soil can cause your concrete block walls to bow inward. This process usually precedes horizontal crack formation. While it may not indicate loss of structural integrity, it should be addressed quickly to prevent the issue from worsening.
Water intrusion in Seattle basements is one of the most common foundation problems due to the regular rainfall. As hydrostatic pressure increases with runoff, the wet soil forces liquid water and moisture through your concrete. Foundation cracks are easy entry points for rainwater, but even solid concrete can allow water vapor to pass through and evaporate inside your basement or crawlspace.
Water intrusion is often straightforward to spot. You may notice humid air when entering the space under your home, or you might see water accumulation on the floor.
Efflorescence is a good indication of water intrusion as well. Efflorescence looks white and powdery, and it flakes off the wall when you touch it. It’s an accumulation of minerals and salts left behind when water evaporates after entering your home.
The effects of foundation problems aren’t limited to your basement, and you may notice decreased air quality in your home as a result of water intrusion.
Air from under your home commonly enters your living space in a process called the stack effect. Elevated humidity from your basement can make cold and warm temperatures seem more extreme on other floors of your home. This often results in less comfortable living conditions and higher heating and air conditioning costs.
Mold spores from your basement or crawlspace can also move up to your living space. Mold can cause allergic reactions, so unexplainable itchy eyes, respiratory problems, and sneezing can indicate under-home mold growth.
How to Find Signs of Foundation Damage In Seattle, Washington?
Locating indications of damage or areas of your foundation that are prone to damage can help fix your issues early and prevent them from worsening. In the long run, keeping an eye on the below signs can save you money, time, and frustration on more expensive foundation repair services.
Most severe foundation problems don’t occur suddenly; large vertical or floor cracks grow from small ones, horizontal cracks are usually preceded by bowing foundation walls, and mold doesn’t grow as soon as moisture is present. As such, inspecting your foundation for these issues once every quarter can help prevent them from becoming major issues.
For basements and crawlspaces, inspect the inside and outside for cracks, walls that aren’t perfectly plumb, signs of leaking or moisture build-up, and uneven floors. For slab foundations, inspect the outside for crumbling, cracking, or sinking. Pay special attention to the areas backing the highest elevation on your property if you live on a slope, which is common in Seattle.
In addition to your quarterly foundation inspections, check your home for signs of damage or leaking after landslides, earthquakes, or heavy rainfall.
Since your entire home relies on your foundation for support and a level footing, issues under your house regularly present themselves inside.
Keep an eye out for signs of shifting or sinking foundations, which can lead to nails bulging through your sheetrock, windows and doors sticking, cabinets or countertops separating from the wall, or bulging walls. You can also look for cracks forming in the drywall, especially in the corners of rooms or around the corners of your window and door frames.
Hydrostatic pressure is a leading cause of foundation damage in most areas and especially in Seattle, given the frequent rainfall. You may be able to identify drainage problem areas on your property based on your yard.
During rainfall, especially when heavier than usual, walk the perimeter of your structure looking for puddles or particularly soggy portions of soil. These are especially problematic the closer they are to your property. Consider having a foundation contractor install an exterior drainage system if you notice the pooling of water around your property.
Additionally, landscaping features like garden beds or retaining walls can be affected by hydrostatic pressure as well. If you notice these leaning outward, you may have a higher concentration of clay on your property, which could help predict foundation instability.
Cost of Basement Foundation Repair In Seattle, Washington?
Foundation repair in Washington averages around $5,000. However, the cost varies wildly depending on the type of problem you have, the severity, property layout, and your home’s size. We’ll break down the average price for the most common foundation repairs in Seattle below.
Sealing vertical foundation wall cracks and hairline cracks in cement floors with polyurethane or epoxy typically costs between $500 and $1,000. Additional cracks or those over ⅛” thick will require more work and can cost upward of $2,000.
Severe water intrusion through cracks or concrete wicking can be more costly because they often require basement waterproofing. This is an involved process that can utilize vapor barriers, waterproof sealant, exterior drainage systems, sump pumps, and other measures to keep water out. In Seattle, basement waterproofing normally costs around $7,500 but can increase over $10,000 depending on the extent of your problem.
Minor foundation sinking can sometimes be repaired with a minimally invasive process called mud jacking or slab jacking. This averages around $1,500-2,500 in Washington.
Stabilizing bowing walls is often done with earth anchors that help prevent further inward movement. These cost anywhere from $5,000 to more than $10,000, depending on how many you need.
Severe structural problems – including horizontal cracks, stair-step cracks, and heavy foundation sinking – often require underpinning. This is a reasonably invasive but effective stabilization method that is typically priced on a per-pier basis. Foundation repair experts in Seattle typically charge up to around $3,000 for a single pier, and the total cost for underpinning will depend on how many your home requires for adequate support.
