Denver Horizontal Foundation Movement: Repair Experts

Horizontal Foundation Movement

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Signs of Horizontal Foundation Movement
Soil Expansion
Lateral Movement Repair Examples
How We Fix Lateral Movement
Lateral Movement FAQs
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It is important to remember that when soil expands, it expands in all directions and which can cause horizontal foundation movement at your Denver area home. When soil expands, the expansive force is too great for your foundation, it can push your foundation walls sideways, causing them to lean out of plumb, bow in the middle, crack, and, if left uncorrected, eventually fail.

Signs Of Horizontal Foundation Movement

A few telltale signs of this type of failure are:

Cracking in the wall itself, a long horizontal crack about halfway up the wall is typical. Often the horizontal crack will turn down at the foundation corners.
Leaning of the foundation inwards, frequently with older homes the connection between the foundation wall and the floor diaphragm is poor. This allows the wall to tilt inwards, rather than crack in the middle.
If the basement is finished, you may see drywall cracking where the wall meets the ceiling or in the middle of the walls. Often you will see interior walls that are perpendicular to the foundation walls pushed sideways.
If you have brick veneer on your house, you may see the brick overhanging the foundation wall in the middle of a long wall and sitting flush with the edge of the foundation at the corners.

Soil Expansion

Soil doesn’t just expand in one direction. When clays expand, they push in all directions, like a balloon filling up. Add the weight of water and liquefaction of soil to the equation and you have a recipe to push foundation walls out of plumb.

When a wall starts to lean form these forces, it is easy to check with a level if your basement wall is unfinished. Any new lean is of concern. If your basement is finished, look at the drywall where the wall meets the ceiling-a crack at this location can be an indicator. Another place to look is on the exterior of your home, where the foundation meets the siding or brick. If the overhang is greater in the middle of a wall than it is at the corners, it is often an indication that the wall has been pushed inwards.

Any new horizontal foundation movement of a wall at your Denver home should be addressed. Stabilizing a wall when it has just started to move is substantially less expensive than repairing a wall that has moved several inches. If you suspect your wall is leaning inwards, contact the foundation repair experts at Van Matre today- don’t wait!

Lateral Movement Repair Example

This home was amongst the worst we have seen while still standing! When the client called us, the wall was leaning at least 9”: that’s a lot of lean for a wall that is only 8” thick!

To repair a wall like this, we must first temporarily shore the walls: a wall in this condition is truly on the verge of collapse. Bracing the wall is important to make the home safe to work on. Next we excavate the soil from the foundation wall, no amount of force will move a wall against soil. In this case, we placed helical piers through the wall, and drilled the piers outward, into the adjacent soil, with an approximate 15 degree downward angle. The piers are advanced until they reach competent bedrock, torqueing the piers until an ultimate capacity of approximately 50,000 lbs. per pier is reached.

Once the piers are in place, the wall can be made vertical again, an exterior drain and waterproofing can be applied to the foundation, the wall is backfilled, and the lot is graded to slope away from the home. It is a lot of expensive work, but at the completion of a repair like this, the wall is strong enough I am happy to put my name behind it.

Watch the below videos to see progress and final completion of the repair for horizontal foundation movement issues on an Arvada, Colorado home.

How We Fix It

When the walls bow, we typically rely on steel or carbon fiber bracing (depending on the incline) to address the horizontal damage. We also use piers to return the walls to its vertical position.

There are other repair methods and various factors that you need to know about fixing horizontal foundation movement damage. Please contact us if you have any questions or to schedule a free assessment.

Call us today or fill out our short contact form.

Van Matre Construction

If your windows or doors used to open and close easily and are now tight or rubbing, you could be experiencing horizontal foundation movement at your Denver home.

Call Van Matre Construction for a free assessment.

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Lateral Foundation Movement FAQs

Are Horizontal Cracks Worse Than Vertical Cracks?

Are horizontal and vertical cracks equivalent or is one more concerning than the other? Generally speaking, horizontal cracks are usually much worse than vertical cracks. Vertical cracks are caused as a result of foundation settling, which is common. On the other hand, horizontal cracks are caused by soil pressure and will often quickly compromise a wide span of your foundation. Horizontal cracks require immediate professional inspection and repair if spotted.

Should I Be Concerned About Tiny Cracks In The Foundation?

Are all cracks in the foundation a problem or is there a distinct point at which cracks become problematic? Cracking concrete is common and may not necessarily be a cause for concern. When concrete or mortar shrinks, it can create tiny cracks that are so small you can’t even slide your fingernail into them. These tiny shrinkage cracks won’t diminish the strength or stability of the foundation, so they aren’t really cause for concern.

If the crack is larger than a shrinkage crack, you likely have a problem worth remedying. If you’re unsure about whether or not the crack in your foundation is a shrinkage crack or something larger, our foundation experts can review your foundation to help you determine whether or not it is structurally sound.

How Do I Find Foundation Cracks With A Finished Basement?

If you have an unfinished basement, it’s very easy to spot cracks or irregularities on the exposed concrete surfaces. However, a finished basement can complicate the assessment process. As mentioned previously, cracks in the drywall or interior walls pushed sideways could be signs of lateral foundation cracks.

If you have the ability to check the studs behind the finished walls, you can check for moisture or evidence of past water seepage, which would indicate a potential crack.If you can’t check your studs there are other ways to check for foundation issues outside of the basement. Signs of a failing foundation include:

Cracks in the walls of the main floor of the house (especially near windows, doors, or where the wall meets the ceiling)
Doors or windows that are more difficult to close than they used to be
Cracks in the house’s brickwork
Rising or popping tile or vinyl flooring
Separation of the chimney from the home

If you notice any of these signs in your home, it’s to your benefit to schedule an inspection with one of our Denver-area foundation repair experts who can review your home and figure out the best possible solution.

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