Expert Foundation Repair Services In Vancouver, WA

The short answer is yes. Vancouver sees a lot of rain, which can have a huge impact on foundations. The temperatures get neither extremely hot nor freezing, but there are a plethora of weather-related issues that cause movement in a foundation and the soil beneath it. Surrounding cities such as Seattle and Victoria deal with similar foundation issues.

Vancouver is fortunate in many ways. The weather is seasonably mild most of the time, and it isn’t very often we see a natural disaster. However, we do see our fair share of foundation issues. Here are the major culprits.

Moisture

We get a lot of rain in Vancouver. It isn’t difficult to understand how detrimental that can be to a porous concrete foundation. As rain and moisture from other wet weather accumulate under the house’s foundation it can cause all sorts of issues, including cracking the foundation itself. It pools into pockets that wear and push on the foundation until it forms weak areas. It can also lead to water intrusion and flooding.

Improper Construction and Soil Preparation

Mistakes such as premature or too high backfill can cause trouble with the foundation. If mistakes during construction aren’t caught in time, they can lead to big problems later with even bigger costs to correct them. The same is true for the soil. Proper preparations must be made before the home can be constructed on the site. Soil has to be tested and properly compacted before construction begins, especially because the expansive soil is so problematic in Vancouver.

Roots of Trees and Bushes

Pay attention to where small trees and saplings are growing when you pour your foundation. As large vegetation grows, the powerful roots apply intense pressure on adjoining foundation walls. Big trees can push over entire walls given enough time. The Tree of Heaven has been deemed an invasive species in Vancouver because of its ability to extensively damage sewers and foundations.

Another tree to look out for in the Vancouver area is the Black Locust. It grows very quickly and can reach heights of over 100 feet. It has a very robust root system that allows it to spread quickly. The city of Vancouver recommends both types of trees be removed from within 500 feet of a home’s foundation.

Gutter and Downspout Issues

With all the rain we get in the Vancouver and Seattle area, a sturdy and functional gutter and downspout are invaluable. Without them, rain puddles at the foundation and eventually causes cracks and buckling. Gutter and downspouts get old like everything else and need to be replaced every once in a while. Rust sets in after a decade or two and prevents gutters from properly directing water. Once downspouts are corroded, water can easily leak into basements and foundations.

Soil Swelling

One of the most common causes of foundation problems in the Vancouver area is soil swelling. Just as it sounds, soil can swell and expand under a foundation, which causes it to shift, crack, and heave. Soil swelling is caused by extreme rainy conditions. Certain soil types are more prone to absorbing large amounts of moisture and must be considered when designing the foundation. Mainly associated with fine-grained clay soils, swelling damages can be very expensive to repair. It’s estimated that shrinking and swelling soil issues cause approximately $2.3 billion in damages annually in the U.S.

Soil Shrinkage

We don’t see a lot of soil shrinkage issues, but it does happen, especially in areas like Minnehaha and Salmon Creek. Long spells without rain can lead sandier soils to dry out. The drier they become, the more prone the foundation is to dry out along with it. If the soil gets dry enough, it will develop pockets of air and cracks in which rainwater can fill and rinse away dry dirt, leaving the foundation without the support it requires.

The signs of basement foundation damage aren’t always obvious. Sometimes it is something subtle, like a strange odor and lingering humidity. Other times, you can’t miss it, like sagging floors or cracked walls. No matter what sign shows itself first, it’s vital to act action as soon as possible to stop the problem from getting worse. Here are the most common signs to look for.

Sticking Doors and Gaping Windows

When your foundation isn’t level, nothing else is either. A sloping floor will make your wall slope as well. If you’ve recently noticed that doors are closing properly or windows have a small gap at the top or bottom, your foundation is likely settling.

Weird Odors and Lingering Humidity

We don’t always notice strange odors right away, especially if they come from the basement, but weird odors can mean there’s too much moisture under the house. Excess humidity is another clue. If it hasn’t been raining and your basement is always super humid, you’ve probably got a problem starting. You don’t want to ruin a lovely night out at somewhere like Hudson’s Bar and Grill by coming home to a stinky, humid home. Not to mention, your nights out will have to be cut back to pay for the repairs.

Cracks in Walls and Floors

One of the most obvious signs of foundation damage is cracks. You might find them inching up the walls or across the floor, but if you see cracks forming, your home’s foundation is definitely in trouble. The soil underneath could be swelling which could cause the floors to become uneven or even upheaval in the foundation or floor itself.

Tilting Chimney

When your foundation begins to settle, it takes the chimney with it. As one side of your house settles further into the ground, the chimney will no longer have the correct support beneath it and will begin to lean one way or another, sometimes even completely separating from the house. It may not be noticeable at first, but as soon as it becomes apparent it should be repaired. A tilting chimney can fall quicker than you realize.

Wet Crawlspace

A wet or even just damp crawlspace is a good indicator that there is moisture leaking in somewhere. It could be around the walls or through the foundation itself. Humidity can account for some moisture, but it should not be wet in your crawlspace. Any puddling or pools of water is an obvious sign that the foundation is in trouble.

Our structural engineers inspect homes, buildings, and other structures to judge their sturdiness. They conduct very thorough inspections that reveal every structural problem a home’s foundation faces. They are wonderful tools to have when purchasing a new home you know nothing about. They can also come in handy when you’re about to sell your home, or you want to take on a big renovation project.

Despite all their benefits, you don’t need our structural engineering reports to fix minor foundation issues. Seek out our structural engineers when buying a new property, especially in a historic district like Hough, or when you have a big, complicated job. Otherwise, just ask us! We’ll let you know if we need to bring in our engineers.

A lot of factors go into the price of foundation repair in Vancouver. The extent of the damage and the size of the house are two of the biggest. A tiny crack in a wall won’t cost nearly as much to fix as a large upheaval of soil under the house.

The average cost of basement foundation repair in Vancouver is approximately $4,700. Small jobs such as minor cracks and fissures are between $150 and $1,095, while big projects like major renovations run closer to $10,950 or more.

Minor damage caused by expansive soil movement can usually be repaired for less than $5,000. Major damage can cost $30,000 to $50,000 and occasionally up to $100,000 or more to repair depending on the size and age of your home.

The soil under any foundation anywhere affects the foundation. Everything from the composition and pH of the soil to how it’s treated before construction has a major impact on the foundation. If you’re just building a home or purchasing property unfamiliar to you, it’s important to start with a soil test.

The soil in Vancouver is expandable due to the high clay and silt content. Another name for expandable soil is Bentonite. It’s formed from weathering of volcanic ash in seawater. The seawater converts the volcanic glass in the ash to clay minerals which cause it to change volume drastically when water is present. There is a lot of clay and silt soil in Vancouver that is left from the days that sedimentary, igneous rocks covered the area, many thousands of years ago.

The soil here can be heavy with silt clay and dirt, or highly grainy like sand, both of which can cause a variety of problems for a structure’s foundation. Some parts of Vancouver are notorious for problematic soil issues while others require little preparation at all.

The soil in Vancouver is slightly acidic and can be very rocky in some places. While a bedrock or slate foundation can be very sturdy for a home, rocky soils can also pose some structural problems.

Expandable soil causes a big problem in Vancouver foundations. Considerable damage is done as soils expand and heave when exposed to moisture, then shrink, settle, and shift when dry. It’s an unavoidable problem in many areas of Vancouver. Fortunately, many advancements have been made in foundation engineering in the last 20 years, and several foundation systems have been developed to withstand the specific issues expandable soil produces.

In many cases, concrete pillars are set into bedrock. Concrete beams then are placed atop the pillars. A thick cardboard spacer is usually placed under the beams so that if the soil heaves, the spacer will be crushed, but the floor won’t be damaged. The walls, especially in finished basements, are separated from the concrete slab by 2-4′ with small spikes to absorb shock as well.