Foundation repair in CO

What Causes Thornton Homes to Settle

Mon, May 14 2012, 00:00:00 -500

A lot of people believe houses just settle over time, is this true?

Yes, many times, home settle—this can be due to the compaction of fill soils, which is the most common reason. Other problems include settling due to hydro compactible soil, hillside creep, subsidence, and clay soil shrinkage. However, settling should not just be ignored as it places additional stress and friction on your home's foundation.

1. Compaction of Fill Soils
Fill soils, no matter how well compacted, will settle over time. This will usually cause some cracking and uneven sloping in your basement slab. When your slab behaves this way, it is a signal that your foundation is also moving. Don't be too alarmed, though, because slabs are made to crack and aren't terribly costly to replace. You do want to make sure that your foundation remains stable and functional with no cracking because your foundation is NOT made to crack.

2. Hydro-compactible Soils
You probably know this soil under the common term of "sand" or "loamy sand". It's the type of soil that collapses rapidly downward when it gets wet. Obviously, this is problematic if your home is resting on this soil because a heavy rain, broken pipe, or sprinkler mishap can cause rapid shifting, settling, and cracking of your foundation.

3. Hillside Creep
This movement can look very similar to settling, but it's actually where one portion of your home is sliding down a hill. This usually occurs with multi-level homes built into hillsides. The lowest level starts to shift down the hill and it looks and feels like that level is settling.

4. Subsidence
This movement is generally localized and abrupt. It's similar to a sinkhole type of situation. Subsidence can occur over mines, but many times it is simply that a pocket of hydro-compactible, or weak soil has dropped.

5. Clay Soil Shrinkage
Clay soil is most famous for heaving, however, it does contract if the clay dries out. This can cause problems for a foundation, especially if the clay was quite swollen and then dries it. It puts a great deal of stress on the foundation walls and footer.

Drywall Cracks and Foundation Concerns to Fix Before You Paint Your Arvada Home

Thu, May 10 2012, 00:00:00 -500

Q7: What about walls and floors, what foundation related maintenance should we do
pre-painting?

Inspect your foundation and drywall for cracks or separation.
Diagonal cracks from electrical sockets, windows, and
doors indicate foundation settlement and mean you should
call me to come check your foundation.

Drywall cracks that reappear seasonally are also an indicator of foundation problems.

Additionally, horizontal cracks, like the ones below, are an indication of a bowing wall...

Spring Maintenace and Landscaping for Foundation Health in Denver

Wed, May 9 2012, 00:00:00 -500

Q1: As we’re walking around our homes prepping our
lawns and planting new flowers, what should we be
concerned about?

Looks for cracks that grow and shrink in size, foundation
walls that are visibly bowed or leaning, crumbling mortar
on stone foundations, and sloping floors.

Any of these situations should be addressed before you
start replacing or refinished anything on the exterior of
your home. That way, you don't risk putting a pretty new
bush right were foundation repair work needs to be done.

Crumbling mortar in an brick siding should be looked at
by a mason. Crumbling mortar in a foundation should be
checked out by a foundation repair specialist since some
foundation mortar problems are structural in nature.

Finally, sloping floors are generally split into two
categories--slabs or not. If your basement slab is sloping,
that repair could be handled by either a foundation repair
specialist, who has a special pier for that, or a mudjacker.
If you non-slab floors are sloping, that's the time to have
a foundation repair specialist out to check on things
because you may need to adjust or rebuild your pads and
teleposts.

Q2: So what do we look for first?

Check the outside of your home, especially chimney
sinking, patios that are sinking, and grading that is tilted
toward your home.

Sinking Chimneys are definitely the right type of work for
a foundation repair company to handle. They will place
between 2 and 6 piers under the chimney to restore it to
level condition. The number of piers will vary depending
on the size of the chimney, the type and condition of the
chimney's foundation, and the overall weight of the
structure.

Patios that are sinking can be releveled or repoured by
either a mudjacking company or a reputable flat work
contractor. The fact that patios are settling is a cause for
concern as there may be other issues occuring that
require a foundation repair company.

Grading that is tilting toward your home is always a
problem. You can repair the grade yourself, or hire a
landscaper to assist you with that work. Normally,
regrading is not handled by foundation repair companies,
but many will address that concern during their estimate
consultation.

Settling Homes in Arvada, CO

Wed, April 18 2012, 00:00:00 -500

A lot of people believe houses just settle over time, is this true?
Yes, many times, home settle—this can be due to the compaction of fill soils, which is the most common reason.
2. If a house is settling, how do we know?
--Windows and doors are sticking, hard to open
--Multiple nail pops are appearing in ceilings and walls
--There are large gaps in window and door frames
--Window and/or door trim are developing spaces
--Floors are starting to settle and become uneven
--Bowed or leaning basement walls
--Cracks in your foundation walls
--Interior plaster walls are cracking
--Chimneys are tilting or leaning
--Foundations are sinking
--Cracks in your basement walls

What do we do to fix an issue like that?
Today, more and more homes are being built on unstable soils. Between expansive and hydro-compactable soils and subsidence, foundations are pushed and pulled, creating movement. Each year, thousands of homeowners are faced with evaluating and repairing foundation problems. Thankfully, this means that there are reliable, engineered solutions available. So what exactly is available and is it the right solution for your structural problems? Since the root of structural problems is the soil, the first two solutions deal with taking the foundation’s weight off of unstable soils and placing it on bedrock or other stable soil—these solutions are called push piers and helical piers.

Unique foundations in Denver

Tue, April 10 2012, 00:00:00 -500

I absolutely love Denver--it's a fun city with quick access to the mountains, health conscious people, and plenty of seasonal weather changes to keep me guessing. I love the fact that we had a blizzard earlier this week and it's 63 degrees as I write this post!

There's another aspect of Denver that I love--there are tons of homes with unique touches that separate them from their neighbors. I love finding a house with an extra addition of a sunroom, or a room added on here and there. I believe it gives a home character and it's something I look for as a buyer. I'm tired of cookie cutter houses.

I was recently doing a ride along with one of our Design Specialists and we saw four of my favorite style homes--unique! He gave me a brief tutorial on possible concerns with homes that have multiple additions--more importantly, he showed me how to tell when these homes are well cared for and ready to move in!

Ask the seller if they have sketches or plans of the original home This way, you can determine where the most recent additions are. Most likely, the oldest part of the home will be different construction materials, so it may require different components if you are updating things like plumbing, electrical, or the like.

Try to determine dates the additions were constructed This will help a foundation repair specialist or other contractor know what to expect if you decide to renovate

Proper permits
This one is often hard work, especially if the building department doesn't keep digital records. It's important to know that each addition has all the proper permits, so you can rest assured that it's properly constructed and that you can sell the home later!

Uneven floors
Check out uneven floors--which occur with almost every addition. The catch is WHY the floors are uneven. It could be that the addition or the original home is settling, perhaps the floors need updated supports, or there's been water intrusion and warping.

Real Estate Bumps in Northern Colorado

Wed, March 28 2012, 00:00:00 -500

Did you know that our Design Specialists are available to assist you with questions, concerns, or estimates even if our office is closed?

That's right! Our office is currently operating under Winter Hours, which means that we're closed on Fridays. We understand that Friday is a VERY busy day for real estate, so we promise not to leave you high and dry!

Our Design Specialists want to make sure that our Realtor, Home Inspector, Buyer and Seller, as well as Investor clients are served with the same professionalism and customer service friendliness that you've come to expect--even if Amber, Colleen, and Sinnamon are out of the office!

If you have a preferred Design Specialist, please contact them on their cell phones for help--if you don't, please check out the great guys below and they'd be thrilled to help you!

Aaron Moore, Design Specialist (720) 432-2110

Jack McGuire, Design Specialist (719) 323-0901

Peter Crain, Design Specialist (303) 351-1896

Windy Weather in Denver Affects Foundations

Mon, March 19 2012, 00:00:00 -500

The weather on Sunday was a Winnie the Pooh style blustery day. As we packed up our home show booth, I was pretty certain that Piglet would go flying by at any moment. So what does windy weather have to do with foundation repair? After all, the purpose of this blog is to educate Denver Homeowners about foundation repair and maintenance.

Windy weather does two things to our soil and foundations:

1. It dries the top layers

2. It shifts dry topsoil rapidly

Both of these conditions aren't nearly as serious as say, flooding, or sudden bentonite swelling. They are; however, important to note because they affect our foundations, too.

Drying Topsoil

As the top layers of the soil dry out, our landscaping is often the only anchor holding our soil to our lots. When topsoil dries excessively in the winter and then wind storms hit Denver, you will see landscaping die and topsoil eroded. The more topsoil that we lose, the more soil layers dry out.

This leads to settling of two types: rapid subsidence or slower settling.

Rapid subsidence is rare, but you can usually see it occur in roadways, where potholes pop up like Gopher in the Hundred Acre Wood. Slower settling is much more common and usually happens over a period of weeks or months. If you notice cracks growing, it's a good idea to chart their progress. If you see growth of more than 1/8th inch, your foundation is moving and it's time to look for a stabilization solution.

Rapidly Shifting Topsoil

Whenever soil rapidly shifts, it uncovers things. In the case of our foundations, w often see cracks that we didn't know were there before. The depth and length of the crack might be hard to determine, since they usually disappear into the ground, but the width is usually a good place to start assessing.

If the crack is wide enough to slide a pice of paper into, you're probably safe just monitoring it through out the spring. If the crack is large enough to slide a credit card into, then it's a good idea to have a foundation repair expert look at it. If the crack is due to concrete shrinkage, it's a relatively cheap and easy epoxy fix. If the crack is signaling settling, then it's best to the fix the problem before the Spring Melt makes that crack leak groundwater into your basement.

Why was Coal Mining so Abundant in Colorado

Mon, March 5 2012, 00:00:00 -500

Why was Coal so Abundant in Colorado?

Coal is the decomposed and compressed remains of primordial swamps. It’s abundant here because millions of years ago, this part of the North American Continent was covered with oceans. As the oceans receded, fresh water swamps were formed that flourished with life. Trees and other plant and small animal life died; decomposing and becoming peat. Between Ice Age melting and glacial shifting, the peat became buried under tons of sand and water, which compressed under that pressure into coal. In fact, diamonds are formed from even more pressure being applied to coal, which is why Colorado diamonds were discovered in the first place.

Due to the natural unevenness of the terrain, ribbons and fields of coal formed, which vary in depth, width, and proximity to each other. Miners follow the ribbons of coal in an effort to find large fields of coal to excavate.

Why Does Coal Mining Lead to Subsidence?
Coal is primarily mined in two ways: either surface mined or underground. Surface mining is generally easy to detect, since the layers of earth are stripped away revealing the coal underneath.

Underground mining begins with vertical or diagonal shafts dug into the earth. From there, horizontal tunnels called “streets” are dug until a coal seam or ribbon is discovered. If possible, the ribbon is removed without disturbing the earth around it. This leaves empty space where the coal used to be. Eventually, pressure from the surface, including the weight of a house, press down until the empty spaces collapse. This is subsidence. Ribbons of coal crisscross throughout the Front Range and as they were mined out, subsidence risks rose.

During the mining process, larger deposits of coal are found. These areas are marked and recesses called “rooms” are created off the original tunnel. These rooms become larger voids and were usually supported from collapse by timbers that have long since rotted away.

In some cases, vast amounts of coal are discovered in a single deposit. It is often the result of an ancient lake or other body becoming completely filled with peat and turning to coal. These are called “fields”. In order to remove a field, vast excavations occur. This means that timbers are constructed to keep the soil crust above from caving in. During the mining process, portions of the coal, or other earth, would be left in pillars to help reduce the risk of cave in. As the mine tapped out the remaining coal in the area, these pillars would eventually be removed as well and replaced with rubble, or timber. Naturally, the pillars do not last forever. When the soil crust above the field collapses, large areas of subsidence occur. This subsidence usually happens quickly with dramatic results.

If you believe you might have a mine subsidence issue, it is best to have your home evaluted by an expert. THe most cost effective solution is to have a Systems Design Specialist from Peak Structural come out to determine if you're suffering from mine subsidence issues, or more common issues due to foundation settlement from active soils.

Hillside Creep in Denver

Wed, February 22 2012, 00:00:00 -500

Wikipedia defines hillside creep as the downward progression of rock and soil down a low grade slope; it can also refer to slow deformation of such materials as a result of prolonged pressure and stress. Creep may appear to an observer to be continuous, but it really is the sum of numerous minute, discrete movements of slope material caused by the force of gravity. Friction being the primary force to resist gravity is produced when one body of material slides past another offering a mechanical resistance between the two which acts on holding objects (or slopes) in place. As slope on a hill increases, the gravitational force that is perpendicular to the slope decreases and results in less friction between the material that could cause the slope to slide.

Okay, so what does that mean for a sidewalk or slab? Imagine that the slowly sliding hillside is moving like butter down a tilted piece of warm toast. Naturally, any crumbs on top of that dollup of butter are moving down the hill, too. If the butter is the soil and the crumb is a slab, you see how hillside creep could cause a slab to start shifting downward. Now in some cases, not all of the hillside is creeping, or one part of the slab is moving and the other isn't.

The Colorado Geologic Society website says: "The rate of soil creep down a slope depends on the steepness (gradient) of the slope, water absorption and content, type of sediment and material, and lastly vegetation. The rate of creep will take into account all of these factors to decide whether or not the hillside will progress downward. Creep is what is responsible for the rounded shape of hillsides. Water is a very important factor when discussing soil deformation and movement. For instance, a sandcastle will only stand up when it is made with damp sand. The water offers cohesion to the sand which binds the sand particles together. However, pouring water over the sandcastle destroys it. This is because the presence of too much water fills the pores between the grains with water creating a slip plane between the particles and offering no cohesion causing them to slip and slide away. This holds true for hillsides and creep as well. The presence of water may help the hillside stay put and give it cohesion, but in a very wet environment or during or after a large amount of precipitation the pores between the grains can become saturated with water and cause the ground to slide along the slip plane it creates. Creep can also be caused by the expansion of materials such as clay when they are exposed to water. Clay expands when wet, then contracts after drying. The expansion portion pushes downhill, then the contraction results in consolidation at the new offset. Vegetation plays a role with slope stability and creep. When a hillside contains many trees, ferns, and shrubs their roots create an interlocking network that can strengthen unconsolidated material. They also aid in absorbing the excess water in the soil to help keep the slope stable. However, they do add to the weight of the slope giving gravity that much more of a driving force to act on in pushing the slope downward. In general, though, slopes without vegetation have a greater chance of movement".

Epoxy and Other Maintenance

Mon, January 30 2012, 00:00:00 -500

When foundation walls are exposed during a foundation piering installation, or wall anchoring project, it can be an ideal time to check for maintenace opportunities.

You can choose to address problems that may not have been apparent from the interior of your basement. Once the soil has been removed from around a foundation, it's a good idea to check for three maintenance issues:

--Clogged, or crushed footing drains
--Cracks in foundation walls

Clogged Footing Drains
The average footing drain clogs with Colorado's silty clay in about 25 years--sooner in some areas. If your home was built before 1987 or so, it is likely that your original footing drain is clogged, if one was installed at all. If your home was built after 1987, your footing drain needs to be checked to see if it has been crushed. If your home is resting on clay soil, the drain may also be clogged.

Clogged or crushed footing drains will allow groundwater to enter your basement or crawlspace. Once water has found a way into your home, it is more and more likely to happen again. Footing drains can be replaced or upgraded to a French Drain system during a foundation repair, making it extremely affordable to have both services done at once.

Cracked Foundation Walls
Cracks in foundation walls can be epoxied from the outside or the inside during a foundation repair project for very little extra cost. Most epoxies are waterproof, which ensures the cracks won't weep water later.

Before Remodeling Your Denver Home

Mon, January 23 2012, 00:00:00 -500

I desperately want to redo my kitchen. My home was built in 1954 and I’m pretty sure I still have the original burnt orange and gold linoleum tile under there somewhere! Every morning, I see the chipped dark brown tile backsplash and I take comfort thinking how I’m one step closer to remodeling my kitchen. I’ve been saving money for years for this project!

Before remodeling your Denver home, it’s important to have two key areas checked out: the first one I learned about the hard way—your electrical—and the second is your foundation. Believe it or not, your home’s foundation can adversely affect your remodeling project from day 1!

In my kitchen remodel journey, I discovered that the backsplash tiles didn’t quite line up correctly after we had the cabinets and counters removed. Upon measuring the room with items removed, we discovered that the northwest corner of the kitchen had settled three quarters of an inch. At first, I thought, “what does less than an inch matter in the scheme of things?”

Actually, it mattered a great deal! My foundation was completely ruining the plumbness of my entire kitchen! The remodeler gave me two options:

Get the foundation returned to level condition, then have him back to finish the kitchen.
Allow him to shim, shift, and realign the kitchen to make the kitchen level and fix the foundation later.

I decided to have an estimator from Peak Structural out, which was pretty easy considering I work for Peak! The Design Specialist explained that if I chose to have the remodeler shim, shift and compensate for the settled foundation, then I would not be able to lift the foundation later without a great deal of cosmetic and kitchen damage!

Can’t you just see it? I spend all this extra money to make my kitchen level and then I decide to sell my house. During inspection, the buyers discover my home has settled and they want it fixed. As the foundation is raised back to level condition, the whole kitchen becomes three quarters of an inch out of plumb! The tile backsplash would, most likely, look crooked and some tiles would be loose. The cabinets would be crooked, too, and things would be prone to sliding. My counters would probably be the worst part! Could you imagine if a marble would roll from one end of the counter all the way down until it hit the stove? On top of that, how in the world would anything cook evenly in my oven with three quarters of an inch depth difference in my cakes?

Needless to say, I would then have to rectify all these issues just to sell my home! After the Design Specialist calmed me down, I realized that I was probably being a little melodramatic. I have the right people in my life to help me make the best financial decisions about my house and I appreciate that. In just a few days, I will have four push piers installed in my home to raise my northwest corner back as to level condition as possible and then we can move on to the next crisis—I think that will be deciding on paint colors.

If you have questions about your foundation, you can contact our System Design Specialists here at Peak Structural. Feel free to contact us at (303) 243-3028, or you can stop by 600 17^th St, Ste 2800 South, Denver, CO 80202.

Types of Masonry in Denver

Mon, January 9 2012, 00:00:00 -500

Clients often call us and request help with masonry. Often, it's confusing to know which type of mason a client needs, how to direct them best, and what to talk about. To make it easier, we had a great mason named Shane come to our office and teach us about the different types of Stonemasonry around the Denver area.

Types of stonemasonry are:

--Rubble Masonry
When roughly dressed stones are laid in a mortar the result is a stone rubble masonry.

--Ashlar Masonry
Stone masonry using dressed (cut) stones is known as ashlar masonry, whereas masonry using irregularly shaped stones is known as rubble masonry.

--Stone Veneer
Stone veneer is used as a protective and decorative covering for interior or exterior walls and surfaces. The veneer is typically 1 inch thick and must weigh less than 15 lbs per square foot so that no additional structural supports are required. The structural wall is put up first, and thin, flat stones are mortared onto the face of the wall. Metal tabs in the structural wall are mortared between the stones to tie everything together, to prevent the stonework from separating from the wall.

--Slipform Stonemasonry
Slipform stonemasonry is a method for making stone walls with the aid of formwork to contain the rocks and mortar while keeping the walls straight. Short forms, up to two feet tall, are placed on both sides of the wall to serve as a guide for the stone work. Stones are placed inside the forms with the good faces against the form work. Concrete is poured behind the rocks. Rebar is added for strength, to make a wall that is approximately half reinforced concrete and half stonework. The wall can be faced with stone on one side or both sides.

Crews Who Are Guests in Your Home

Mon, November 14 2011, 00:00:00 -500

The Service Company you choose matters: Look for a company who understands they are guests in your home.

The Service Company that You Choose to Work for You Does Matter

Your home is more than just your biggest investment, it’s where you raise your family, come home to dinner, and relax after a hard day. It’s a sanctuary.

You deserve a service company that will protect your home and treat it with respect. That includes putting down rugs to protect your carpet, taking measures to minimize dust in your home, and cleaning up their workspace through the day.

Peak Structural is honored to be asked into your home.

You will be served by uniformed, professionally trained technicians. We’ll put down rugs to keep your carpet clean, dust barriers to isolate our workspace, and clean up after ourselves daily. BUT, don’t take our word for it:

Our clients rate us at a 4.66 out of a possible 5 on cleanliness and clean up practices for over two years!

They rate us at a 4.83 out of 5 for the professionalism and appearance of our technicians since 2008!

“From the initial estimate through project completion Peak Structural was a pleasure to work with. You arrived on time for each appointment and did everything you said you would do. The quality of the work was high and well worth investment. Thanks for a quality job!

Mitchell McCrary

My daughter Lauren also wanted to express her thanks (she’s begging me to let her J) so I’m turning the computer over to her:

Paul,

Jacking the house was not a ball, especially because my room was in the basement!!!! All the furniture was in my room, so I was sharing a room with my brother!!!! When I saw Peak Structural, I knew they were the one! When the men came to jack the house they worked fast and in snow and cold. I was able to see the way they worked the machines, it was really interesting. When they were done I couldn’t believe it!

Lauren McCrary

FAQ: Warranties

Mon, November 7 2011, 00:00:00 -500

Does Peak offer warranties for the work that they perform?

Absolutely. The warranties are present in your contract and you receive a foil stamped copy for future homeowners as a courtesy.

Even though it’s rare, there are sometimes reasons that a company needs to return to your home to correct or adjust a foundation solution. Minimally, of course, a legitimate company will provide you with a warranty to protect you and your home in the event that the improbable occurs. But, what then? Has the company consistently, promptly honored its warranty promises? Or, has it frequently found itself as a defendant in cases of litigation or arbitration from disgruntled homeowners?

Are these warranties transferable if I sell my home?

Yes and at no cost to you or the future homeowner. Most Americans change residences, for one reason or another, every 3-5 years. When the transaction occurs, foundation repairs must be disclosed to the new buyers. Even if your home’s foundation issues are completely resolved, a buyer will still want protection against possible future problems. That’s why it’s important for the company you choose to warranty the home—regardless of who lives in it. “Lifetime” warranties are great, but if they are non-transferrable, they may prove, in real experience, to actually provide just a few years of protection and bring you no value whatsoever when it comes time to sell the home.

FAQ: Permits and Building Departments

Mon, November 7 2011, 00:00:00 -500

Is Peak Structural appropriately licensed with my building
department?

Yes. We obtain the proper licensing for any municipal or
regional building department in which we are going to be
installing a project. What's the difference? Some areas
are served by municipal inspectors. Others, by
consolidated, county-wide departments sometimes
referred to as “Regional” building departments. Anyone
can throw phrases like “Licensed & Insured” on a
business card. Don’t take chances– contact your local
Building Department and find out.

Why does it take so long to get a permit? Can I obtain
the permit myself?
In most areas, if a contractor is hired for work that
requires a permit, the contractor must be licensed and
registered with the local Building Dept. A contractor
cannot obtain a permit unless their license is current and
in good standing. In cases that involve structual changes
to the home, an engineer must design a plan and have that
plan reviewed by the building department before they will
issue a permit. In some cases, this review goes very
quickly, other times, the building department may elect to
do further research into the project specs and this can
cause delays in obtaining the permit. Yes, you can obtain
a permit only if you are performing the work on your
home and you reside there. You are expected to know
the applicable codes and are responsible to insure that
the work passes inspections. Never obtain a permit for a
contractor—this is illegal and transfers all liability for
injuries and work to you.

What happens if a permit is not obtained?
If the work requires a permit and the project comes to
the attention of the building authorities, a STOP WORK
ORDER is issued and remains in effect until the permit is
obtained– typically, after fines and/or other punitive
measures are resolved. Work performed without a
permit is often discovered before the resale of a home—
this can impede or cancel the sale, and results in you, the
homeowner, being responsible for paying fees to obtain
permits and inspections to verify code compliance.