Top Causes of Concrete Damage in Kent & How Repairs Fix Them

Freeze-Thaw Damage and Repair Options for Freezing Weather Conditions at Kent

Freeze-thaw damage is an issue created by freezing water within the pores of concrete or existing cracks in the concrete. The freezing process expands the water inside the pore about nine percent (approximately), creating significant internal pressure, resulting in surface cracking and spalling.

Typically, damage will appear either as surface scaling, where thin layers of concrete have flaked off, or larger cracks that occur as a result of the freeze-thaw cycle being repeated. Because there are higher elevations and/or open spaces near Boeing Field, freeze-thaw damage tends to be more extreme in some of the upper-level areas of Kent.

Repairing freeze-thaw damage to concrete is done through a combination of surface preparation and specialized repair materials that can withstand the freeze-thaw cycles typical of the Pacific Northwest. Contractors completely remove the damaged portion of the concrete down to the point of solid material; then, they apply bonding agents to help the new repair mortar adhere well to the remaining good concrete. They also apply special repair mortars that are resistant to freeze-thaw damage.

Strategies for the prevention of freeze-thaw damage include applying a penetrating sealer that reduces the amount of water absorbed by the concrete while allowing moisture vapor to escape. High-quality sealers create a barrier to water entry but do not trap interior moisture that could become problematic as a result of future freeze cycles.

Soil Settling and Foundation Issues Due to Clay-Rich Soils

Kent’s clay-rich soils continue to present problems for concrete structures because they swell when moist and contract when dry. This constant swelling and contracting causes uneven settling and subsequent cracking, tilting, and structural damage to concrete slabs, driveways, and the walls of foundations.

Damage caused by uneven settling presents itself in different ways, including cracked slabs or wall segments that appear as stepped cracks; gaps between two adjacent pieces of concrete; and unevenness in the overall surface elevation of the slab or wall. Properties located in the vicinity of former agricultural land and/or wetland areas tend to experience greater amounts of uneven settling, since the organic soil materials continue to decompose over time.

When repairing uneven settling damage to concrete, the contractor will attempt to stabilize the foundation (underpin) while repairing the damaged surface area. Contractors accomplish this stabilization by using various methods, such as mud jacking or injecting polyurethane to lift settled areas back to the correct elevation and fill voids below the concrete.

Repairs for uneven settling damage to concrete also include improving drainage surrounding the concrete structure(s). Improved drainage will aid in reducing future instances of saturated soils and thereby minimize the fluctuations in moisture levels that contribute to ongoing uneven settling problems throughout the year in Kent.

Water Damage and Moisture Issues

Kent’s wet climate represents a long-term threat to the durability of concrete. Prolonged exposure to water creates chemical reactions that degrade the concrete and allow for the development of organic growth and surface deterioration.

Water damage will manifest itself in a number of forms, including surface staining, efflorescence deposits, surface spalling around joints, and degradation of surface finishes. Properties with poor drainage (i.e., lower-lying areas near Soos Creek and/or poorly graded properties) experience greater degrees of moisture-related damage.

Strategies to repair damage caused by prolonged exposure to moisture begin with locating and eliminating sources of water (i.e., improved drainage, waterproofing, and modifying surface features). Contractors evaluate drainage patterns and recommend solutions that not only rectify the immediate problem(s) but also provide long-term moisture management.

Repair procedures include removing the damaged portion of the concrete, applying waterproof membrane(s) or crystalline treatments, and building the repaired area with moisture-resistant materials. Modern repair systems include vapor barriers and drainage provisions that prevent future water entry while maintaining structural integrity.

Chemical Damage Caused by De-Icing Salt

De-icing salts and road salt are common products used to mitigate the effects of winter weather in Kent. However, the use of these products creates chemical reactions that will eventually degrade concrete surfaces. De-icing salts penetrate into the pores of concrete and react with the internal components of the concrete, causing scaling, pitting, and accelerated deterioration.

Chemical damage to concrete surfaces typically begins to appear first along edges and joints where salt accumulates most readily. Driveways located near street intersections and/or areas where snow removal equipment is operated typically exhibit greater amounts of chemical damage to concrete surfaces due to increased salt exposure.

Effective concrete repair for chemical damage requires the complete removal of the contaminated portion of the concrete, followed by the application of chemical-resistant repair products. Contractors utilize specialized cleaning and neutralizing agents prior to applying protective coatings that will protect the repaired area from future chemical exposure.

Prevention strategies include regular cleaning to remove salt residue, application of protective sealers that will resist chemical penetration, and utilization of de-icing salts that are safer for concrete surfaces during winter maintenance.

Root Damage From Vegetation

Vegetation roots searching for moisture and nutrients can create extensive damage to concrete surfaces as they grow beneath and around concrete structures. Kent has an abundance of vegetation and mature tree populations that pose a continuous challenge for driveways, sidewalks, and foundation walls in developed residential areas.

Damage caused by vegetative roots to concrete surfaces presents itself as heaved, cracked, or displaced portions of the concrete surface. Properties in proximity to mature tree stands (such as areas around Kent Commons or mature residential areas) typically suffer from root damage to their concrete surfaces as the trees continue to grow.

Vegetative root damage repair necessitates repairing the damaged concrete and managing the root system that is causing the damage. Contractors collaborate with certified arborists to manage the root system while conducting repairs to the damaged concrete. Modern repair techniques for vegetative root damage to concrete include installing root barriers, utilizing flexible joint systems, and strategically placing new concrete to minimize potential conflict areas for roots in the future.

Traffic and Loading Damage

Prolonged exposure to heavy traffic, equipment, or concentrated weights can create extensive damage to concrete surfaces, including cracking, surface wear, and structural failure. Residential areas in Kent experience damage from delivery trucks, construction equipment, and recreational vehicles that exceed the original design loads.

Damage from excessive loading will manifest itself as linear cracks parallel to vehicle wheels, surface spalling in heavily trafficked areas, and structural cracking as excessive weight is concentrated on smaller areas. Commercial vehicles servicing residential properties typically create damage patterns that require professional assessments and repairs.

Damage from excessive loading to concrete surfaces is assessed and repaired through a multi-step process. First, a structural evaluation is performed to identify the source of the damage and establish an appropriate course of action. Second, the extent of the damage is evaluated, and a repair plan is developed. Finally, repairs are accomplished either by reconstructing the damaged area with thicker, reinforced concrete or by adding reinforcement or distributing the load to other areas of the structure.

Age-Related Deterioration

Aging processes inherently cause concrete to deteriorate gradually regardless of the environmental conditions in which the concrete is exposed. Older neighborhoods in Kent contain many concrete installations that are reaching or have exceeded their estimated service life and need to be evaluated for repair or replacement.

Aging-related damage to concrete typically consists of surface wear, minor cracking, deterioration of joints, and gradual loss of strength. Neighborhoods in Kent that were developed rapidly during its period of expansion may demonstrate accelerated aging due to differences in construction practices and/or quality of materials utilized at that time.

Reparation of age-related damage to concrete focuses on extending the service life of the concrete through strategic interventions rather than total reconstruction. A professional evaluation of the condition of the concrete is required to determine which areas would benefit from repair and which areas require full-scale reconstruction.

Successful aging repairs to concrete include restoring the surface of the concrete, rehabilitating the joints, and applying protective treatments to slow further deterioration. Timely and appropriately planned repairs can add 10 to 15 years to the service life of the concrete while preserving the functional and aesthetic qualities of the concrete.

Professional Benefits of Repairing Damaged Concrete

Kent Concrete Masters conducts a comprehensive analysis of the damage to identify all contributing factors to the damage rather than just treating the symptoms. This comprehensive analysis approach ensures that the repair strategy addresses the root cause(s) of the damage and minimizes the likelihood of future problems.

Professionally executed repairs include selecting materials specifically suited for the local climate conditions and performance requirements. Experienced contractors know what products and techniques provide optimal results in the Pacific Northwest.

Quality control during repair operations ensures that the concrete surface is properly prepared, the materials are applied correctly, and that the proper curing conditions exist to guarantee successful repairs. Professional oversight of the repair operation minimizes the occurrence of errors made by inexperienced operators that can compromise the long-term success and durability of the repair.

Cost-Savings Associated With Early Repair Interventions

Repairing damage early in the process typically is much less costly than waiting until the damage is more advanced and requires a full-scale reconstruction project. Monitoring and promptly repairing minor problems can prevent these problems from becoming major repairs that impact the value and functionality of your property.

The timing of repairs can influence the complexity and success rate of repairs. Performing repairs during the dry season (summer months) in Kent ensures the best possible conditions for repair operations and minimizes the risk of adverse conditions that can complicate repair operations and compromise curing conditions.

Repairing multiple damaged areas simultaneously can also offer cost benefits by minimizing the amount of mobilization and setup costs associated with each repair. Professional contractors can effectively perform repairs on numerous damaged areas simultaneously while minimizing the inconvenience and maximizing the return on investment for you.

By understanding the common causes of damage and effective repair strategies, Kent residents can better protect their investments in concrete while maintaining safe, attractive, and functional outdoor living spaces. Successful professional evaluations and repairs ensure optimal results that will serve you and your family for generations, despite the harsh Pacific Northwest conditions.