5 Signs You Need Concrete Foundation Repair in Kent

Understanding Kent’s Foundation Challenges

Kent is situated within the Green River Valley, which creates specific soil conditions that will affect the stability of concrete foundations. Glacial activity created large amounts of clay-rich soils that expand when they are moistened and contract when they are dehydrated, which creates constant stress on concrete foundations.

Kent’s seasonal fluctuations of moisture are very difficult on foundations in Kent. Wet winters saturate the soils surrounding the foundation, causing them to expand, and then dry summers cause a significant amount of contraction, causing settlement and cracking issues.

Water proximity to features such as Mill Creek and Soos Creek affects the groundwater levels and soil stability in many neighborhoods of Kent. Many properties that are located close to waterways are affected by greater amounts of foundation movement caused by fluctuating moisture levels throughout the year.

Kent’s rapid development during the mid-1900s meant that many homes were built before the establishment of today’s foundation standards. Therefore, many older homes in Kent do not have adequate drainage, the necessary reinforcement, and/or sufficient depth to withstand local soil conditions.

Horizontal Cracks in Foundation Walls

Horizontal cracks are considered to be the most serious indicator of foundation problems and generally occur because of significant lateral pressure being exerted upon the foundation walls as a result of soil movement or water entering the foundation walls. Horizontal cracks are most likely to develop in Kent during its wet season when the soils are saturated and expanding, causing the foundation walls to be pushed outward.

Vertical cracks are usually an indication of normal settlement; however, it is always good to monitor any vertical cracks to see if they continue to grow or change in orientation. Normal vertical cracks are usually no wider than 1/8 inch and do not pose a threat to the structural integrity of the foundation; however, larger cracks or vertical cracks that demonstrate recent growth should be monitored closely to identify possible structural issues.

Diagonal or stair-step cracks in concrete block foundations are indicative of differential settlement, where one part of the foundation has settled independently of another part of the foundation. Differential settlement can develop in Kent’s clay soils as a result of varying moisture levels across a property.

Where cracks are located in relation to other components of the foundation can also be an important factor in assessing the severity of the problem. For example, horizontal cracks that exist near the corners of the foundation, windows, or doors present a much greater risk to the structural integrity of the foundation than those located in the middle of the wall. Additionally, properties located near sloped areas such as Earthworks Park or other sloped terrain may have more noticeable diagonal or stair-step cracking as a result of soil movement.

Doors and Windows That Do Not Operate Properly (Sticking)

Settlement of the foundation can create a variety of structural issues that can affect the operation of doors and windows throughout the house. As the foundation settles, door frames become out of square, resulting in gaps between the frame and the surrounding masonry or woodwork, and/or the door will bind, causing it to be difficult to open and/or close.

Seasonal fluctuations in door and window problems can be an indication of the presence of foundation movement as a result of changes in the moisture content of the soil. If doors tend to stick during Kent’s wet winter months but operate properly during the dry summer months, this could be indicative of foundation movement as a result of soil moisture changes.

If multiple doors or windows exhibit similar operational problems, it is more probable that foundation issues exist, whereas isolated door or window operational problems could be the result of localized settlement. Operational problems of upper-floor doors and windows can be a sign of more extensive foundation settlement than problems experienced only with lower-level doors and windows. As a result, if you notice that your upper-floor doors and windows are experiencing operational problems, it would be advisable to seek the advice of a professional engineer or contractor to evaluate the extent of the foundation settlement and provide recommendations for repair.

Unlevel Floors

Unlevel floors are usually indicative of settlement or structural movement of some sort that is affecting the floor system of the house. Kent’s expansive clay soils make it common for differential settlement to occur as a result of the uneven distribution of loads over time.

To test for unlevel floors, use a marble or ball to measure the levelness of the floor in suspected areas. Any significant roll of the marble toward one side of the room is usually indicative of a slope in the floor that could be the result of settlement of the foundation, especially in older homes in Kent that were constructed using substandard materials or construction practices.

Floor creaking or squeaking can also be an indication of structural movement that occurs as a result of foundation settlement affecting the joints of the floor joists and supporting members. Creaking and/or squeaking usually increase in frequency during transitional times of the year when the soil moisture is either increasing or decreasing rapidly.

Separation of the floor from the wall, especially noticeable gaps along the baseboard, is usually indicators of structural movement that typically result from foundation issues. Areas of Kent that are located near steep terrain, such as areas around Lake Meridian, may have more prominent floor leveling issues.

Water Infiltration and Basement Moisture Issues

Recurring basement moisture issues or water infiltration into the basement are usually indicative of cracks in the foundation or deterioration of the waterproofing systems that surround the foundation. Both issues need to be addressed immediately, as the presence of standing water in the basement increases the risk of structural damage and mold growth. Kent’s high water table and frequent rainfall events contribute to the difficulty of keeping basement waterproofing systems functional.

Efflorescence is a white powder-like substance that forms on the foundation walls as a result of water infiltrating the foundation and transporting dissolved minerals to the surface. Efflorescence is a sign of water migrating through the concrete and weakening it over time, and indicates an ongoing issue with moisture and foundation waterproofing. Musty odors emanating from the basement or crawlspace indicate the presence of moisture and possibly mold growth and, therefore, should be evaluated by a professional.

Standing water that remains on the foundation perimeter for extended periods of time after rainfall is indicative of drainage issues that can contribute to the deterioration of the foundation. Homes located in the low-lying valley floor areas of Kent often have more pronounced drainage issues.

Exterior Signs of Foundation Movement

Visual evidence of foundation settlement, such as sunken areas of the foundation that are below original grade levels, is a sign of major structural problems and should be assessed by a professional. Settlement of the foundation is often evidenced most clearly at corners of buildings or areas of poor soil condition.

Movement of the foundation in relation to adjacent structures, such as porches, steps, or driveways, creates separation between the foundation and the adjacent structure. Separation between the foundation and adjacent structures tends to worsen with time and is a major structural concern.

Daylight penetration through cracks in exterior foundation walls is an indication of major structural damage to the foundation and should be assessed by a professional as soon as possible. Light penetration compromises both the structural integrity of the foundation and its ability to prevent moisture intrusion into the interior of the building.

Severe tilting or leaning of exterior foundation walls is considered an emergency and should be assessed by a professional immediately. Major structural damage to exterior foundation walls can be caused by excessive hydrostatic pressure and/or major movement of the soils that exceed the design capabilities of the foundation.

When to Seek Professional Help

Regardless of how many of these signs are observed, it is recommended that you have a professional foundation inspector assess your situation to determine the root cause(s) of the problem(s) and recommend the most cost-effective solution. It is usually less expensive to correct foundation problems sooner rather than later.

Rapid changes in any of these conditions indicate that active foundation movement is occurring and should be assessed by a professional as quickly as possible. Monitoring seasonal changes in the condition of your foundation will help to differentiate between minor, normal settlement, and potentially serious, ongoing foundation movement.

A professional foundation inspection includes a comprehensive examination of the foundation, including a detailed analysis of the soil conditions, drainage of the property, and structural integrity of the foundation. A homeowner cannot perform these evaluations themselves.

Kent-Specific Considerations

Homes constructed before 1980 in Kent may not meet current foundation standards and may require upgrades to handle the unique soil conditions found in the area. Knowing the age of your home and the construction methods used will give you insight into potential foundation-related issues.

Properties in areas that are known to have poor soil conditions, such as areas near former agricultural lands and/or wetland areas, may require more frequent monitoring of the foundation. Neighborhoods such as Scenic Hill and areas near former creek bed sites may experience greater amounts of foundation movement.

Kent’s drainage patterns greatly affect the stability of foundations throughout the city. Homes that are downhill from developed areas may experience greater amounts of water flow onto the property, which, over time, can negatively affect foundation performance.

Preventative Measures

One way to reduce the amount of soil movement around your foundation is to consistently maintain the moisture levels of the soil around your foundation through proper irrigation and drainage management. Consistent moisture levels will reduce the amount of stress placed on the foundation by the movement of the soil.

Ensure that the drainage systems on your property direct water away from your foundation walls. Regular cleaning of gutters and downspouts and the installation of downspout extensions will help prevent water from accumulating near your foundation. Correcting any grading issues that result in water collecting near your foundation will also help reduce the potential for foundation problems.

Regular monitoring of the condition of your foundation will help identify changes in cracks, moisture levels, and other indicators, allowing you to take action to mitigate damage before it becomes costly. Identifying potential foundation issues early will help protect your home from structural damage and expensive repairs.

Repair Options

Kent Concrete Masters offers a full range of concrete foundation repair options specifically designed to address the soil and climatic challenges in Kent. Our professionals will evaluate your situation and recommend the most cost-effective repair method based on the type of damage and the underlying cause.

Our company uses state-of-the-art repair techniques, including underpinning, crack injection, and new waterproofing systems to address both immediate and future performance requirements. We know which repair techniques work best for each type of foundation and the unique soil conditions found in Kent.

Our warranty coverage and ongoing support will give you peace of mind knowing that we will be accountable for the repair of our products for years to come.

It is unlikely that foundation problems will resolve themselves, and they will likely worsen with time unless they are addressed. Early identification of these warning signs and consultation with a professional will help protect the structural integrity of your home and your financial investment.