Foundation repair in CO

Straightening Foundation Walls in your Denver Home

Wed, May 22 2013, 00:00:00 -500

What if I want my wall straight now? In some cases, basement walls have leaned or bowed in severely and a in dangerously unstable condition. Other times, homeowners want to straighten their walls right away so they can finish their basement. Either way, basement walls can be straightened immediately rather than waiting for seasonal soil fluctuations and tightening wall anchor rods over time. If you want a wall straight now, which is the case in virtually all real estate driven transactions, then we recommend excavating the soil on the outside of the bowed basement wall, having the installation crew appropriately torque the wall back into plumb condition, and then refilling the soil. Sometimes, straightening the wall immediately is the best option and it can be done at a fraction of the cost that wall replacement brings with it. Naturally, this option is more expensive than the gradual tightening process, so it's a good idea to go over both foundation repair costs when meeting with your estimator. If you have bowing or buckling walls, contact Peak Structural to schedule a free estimate. Your Design Specialist can walk you through your repair options! Call us at (303) 243-3028 or fund us online at www.peakstructural.com.

Buyers Ask Why Denver Builders Didn't Make Better Foundations

Mon, May 13 2013, 00:00:00 -500

Real estate season is gearing up here in the Front Range and our phones have been ringing with buyers, sellers, agents, and home inspectors asking the same question: Why didn't the builders do a better job building foundations in Colorado? I wish there was an easy answer to this question. I understand the frustration! I've lived in and owned 5 homes with foundation problems and it's never a pleasant reality. The simple truth is that building homes and foundations in Colorado, especially along the Front Range, is challenging at best. In fact, all the proven methods of foundation construction fall short of avoiding house foundation problems in Colorado. Traditional construction methods are often developed in more settled areas. Those areas tend not to be built on heavily expansive clay soils like Colorado. In fact, Colorado is one of the few areas in the nation where testing occurs for foundation repair technology. We've got the soil that needs it most!

The Progression of Foundation Technology

Foundation technology has advanced over the years, however it has been a slow progression. Foundation repair actually dates back to the Bronze Age, when foundations were first used in agricultural settings. Mortar wore out quickly back then, so old motor was brushed out and replaced with a manure and straw mixture. From there, mortar changed, but foundation construction didn't advance significantly until about 50 years ago, when we widely adapted the use of poured concrete foundations. From then on, foundation construction changed frequently. Some builders included rebar, others added footings to support the walls. The style, shape, and thickness of a footer were unique to the builder. This made repairing a foundation very expensive and very difficult because you never knew what you would find under the ground. Active soils along the front range are great testing ground. The Front Range of Colorado is known as one of the most active soil areas in the nation. That makes it an ideal location to test the latest and greatest in foundation repair technology. Why is Golden a great location for this? Well, the right blend of several factors play a large role, these factors include:

Seasonal Drought Conditions: the clay soil in this area dries out during hot summer months. As the clay dries, it shrinks, which leads to settling.
Heavy precipitation: heavy rain and flash flood conditions occur along the Front Range. This allows the clay soil to rapidly expand and cause heaving
Combination of Seasonal Drought Conditions and Heavy Precipitation: with heavy rain and lots of sunshine, the soil conditions in Golden change rapidly. This allows for accelerated testing of foundation repair equipment.
Maturing Trees: Golden has some very mature trees, which usually have root systems twice the size of the canopies. These trees exert tremendous pressure on foundations when they are present and can literally tear a foundation to pieces.

Recent Advancements in Foundation Technology

Recent advances lead to better solutions. Some methods of foundation repair are no longer beneficial due to the expansive soils around Westminster. For example, concrete pylons and caissons are no longer considered reliable. This is due to the soil conditions in our area. Concrete piers or caissons rely on skin friction to remain stable. Expansive soils create too much skin friction and result in concrete piers not being driven very deep into the ground. They are then just as susceptible to heave and settling as the foundation itself. Better solutions are designed for this soil. An example of a method has is designed and tested for our expansive soil is the galvanized steel pier. Steel resistance piers are hydraulically driven down through expansive soils until they hit bedrock, or other load bearing strata. From there, they are able to lift the home off unstable soils. These piers do not rely on skin friction, so they are able to be driven deeply into the ground for a long lasting solution.

Soil Conditions that Make Your Denver Foundation Move

Mon, May 6 2013, 00:00:00 -500

We’re talking about areas in Denver with expansive soil, isn’t there a concern about old abandoned coal mines in those areas, too?

Yes, the two issues actually go hand in hand. The same ancient processes that created swaths of expansive soil also led to the perfect conditions for coal to be created. Anywhere that there’s an ancient lakebed, you’ll usually find coal.

Is it possible to know specifically if a certain house is at risk?

Yes, in fact, you can call the Mine Subsidence Information Center at 1-800-44-MINES and give them a property address and they’ll give you all the information you could want.

If I already own a home and I find out it’s at risk, is there anything I can do?

I’d recommend having someone come out and check over the foundation, often times, the problem is resulting from the swelling soil. It’s also a good idea to contact the MSIC about Mine Subsidence Insurance for your home.

The last soil condition you mentioned at the start of today was hydrocompactible, what is that?

It’s basically SAND. Sand particles are larger and heavier than clay and tend to settle out of even fast moving water quickly. In fact, bands of sand are the skeletons of old riverbeds. For instance, if you look at the satellite images on Google of the areas around Arvada, you can still see where rivers used to be.

What issues occur with foundations in sandy soil?

The largest concern is settling during spring melt, heavy rain, or with plumbing problems. Pretty much any time you introduce water into hydro-compactible soil, it settles rapidly and unevenly.

If you're experiencing issues or concerns related to foundation repair and expansive soil issues we discussed today, contact Peak Structural for your FREE evaluation at [phone] or find us online at www.peakstructural.com or www.facebook.com/peakstructural

Soil Conditions Around the City of Denver

Wed, May 1 2013, 00:00:00 -500

Why is it important to know about soil conditions in the area you want to purchase a home?

Colorado has some of the most active soils in the nation, from heaving expansive soils to settling hydrocompactible soils, as well as mine subsidence issues in certain parts of the city. It’s always a good idea to know what you’re getting into when you choose a certain part of town.

Let’s start at the beginning, tell me about expansive soil.

Expansive soils are commonly called clay. It’s composed of very tiny particles of soil that swells when introduced to water. Most of the clay that exists in Denver can be found on the west side of the highway closer to the foothills. That’s not the only place, though, over 80% of Denver and its surrounding area rests on moderately to highly expansive soil.

Why is the Greater Denver area so prone to these shifting soil conditions?

There used to be a great deal of runoff streams, lake beds, and ponds in the Greater Denver area back in Paleozoic era. Clay particles are very tiny and lightweight. They mix in with rainwater and snow melt and journey down from the mountains. Once the streams and runoffs level out, the clay particles settle and form swaths of expansive soil.

What concerns are there with expansive soil?

The main concern is heave and settling cycles. Right now, with the low snowfall and high winds that we’re experiencing, there is a great deal of soil desiccation, or drying out, occurring in these areas. We’re seeing the clay soil shrink down and crumble, causing increased cracking and settling in many homes. In fact, some homes are settling 4-6” this winter!

If you believe a home you are purchasing, or already own, is suffering from expansive soil which could be affecting your foundation and structural repairs, contact Peak Structural today at www.peakstructural.com or call us at [phone].

Springtiime Maintenance for Foundations in Denver

Thu, April 25 2013, 00:00:00 -500

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.

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.

If you find problems with your home, contact Peak Structural today for a free evaluation and estimate. Our Design Specialists are highly skilled and happy to help you create a budget-friendly repair plan for your home.

Davis Residence

Wed, April 17 2013, 12:41:09 -500

The Davis Residence, built in 1999, is a two-story home with an unfinished walkout basement. When the Davis family considered purchasing the home in February 2008, they observed hairline drywall cracks in the living room and significant displacement in the basement slab floor. The Davis family decided to purchase the repossessed property at a significant discount due to the foundation concerns. In March 2008 repairs were attempted, but the cracks continued to reappear. Additionally, several news cracks became apparent in the second story bedrooms. After speaking with an engineer, the Davis family learned that their home was moving in response to underlying swelling soils and a marginal amount of hillside creep.

Heaving Slabs in Denver

Wed, April 10 2013, 00:00:00 -500

How did heaving soil cause a room to drop?

Actually, heaving soil is a term for expansive soil such as clay, silty clay, bentonite clay, and other moderately swelling to severely swelling soil. It is characterized by the extra fine particles of extremely moisture bonded soil that can rapidly expand and CONTRACT. Therefore, heaving soil--the characteristic of being prone to heaving--can, in fact, cause both heaving (the condition of swelling upward with force and causing vertical movement) and settling (the condition where moisture is depleted from the soil and rapid contraction occurs).

You know that it is heaving/swelling soils that cause sinking because it happens so quickly. If the soils were hydrocompactible, then the settling would have occurred much slower and been accompanied by water intrusion.

How do we fix it?

Well, we actually have over 50 patented products and custom solutions available for concerns like this. Depending on her budget and several site conditions, she has a number of options. Without performing an onsite inspection of the particular home, I couldn't necessarily offer a really nailed down solution. I would say that from a "typical safety factor of 2" type remedy, it is common to remove the slab and construct a wooden subfloor with an 18" void underneath. This would allow the soil to expand and contract without placing stress on the floor. She can also look at slab piers as an option, which would restore the slab to level condition, but it may not fully resolve a concern of expansion. Honestly, there are so many solutions that it is best to get a qualified foundation repair expert out to take a look!

If you believe you're experiencing these problems, contact Peak Structural today at (303) 243-3028 or find us at www.peakstructural.com or on Facebook at www.facebook.com/peakstructural

Sister Walls for Your Denver Foundation

Wed, April 3 2013, 00:00:00 -500

Sister Walls Explained

There are several options available to repair, enhance, and reinforce old brick or stone foundations. One
solution is called a sister wall, or even a daughter wall. What is a sister wall? What does it do and how can it
help my foundation?

STONE FOUNDATIONS
Over time, existing stone foundations undergo an aging process. Initially, the mortar begins to degrade, dry
out, and powder. This causes the foundation wall to lose some of its integrity in places. As aging continues,
the stones themselves can begin to powder or lose shape. In some cases, individual stones may drop out of
the foundation altogether! As a rule, foundation maintenance should be performed to brush out the old
mortar and tuckpoint, or re-grout the wall. This prolongs the life of the wall and keeps the stones in place.

BRICK FOUNDATIONS
Much like stone foundations, brick ones undergo an aging process too. Mortar performs the same drying and
powdering. Brick foundations, in general, keep shape and tend not to lose individual bricks. Instead, brick
walls will settle as mortar erodes and begin to tilt or bow inward. Prior to severe tilting or bowing begin to
effect the wall, it is best to have the old mortar brushed out and replaced with new material.

WHEN YOU NEED A SISTER WALL
In some cases, the overall integrity of the wall has been compromised. This can occur because the
foundation wall wasn't properly maintained over the years, or additions have been added to the home
without adequately reinforcing the foundation. When a brick or stone foundation wall is no longer performing
its function, a sister or daughter wall can be installed.

WHAT IS A SISTER WALL?
A sister wall is a poured concrete wall built on the interior of a foundation to reinforce a weaker foundation.
These sister walls are installed parallel to the existing wall, creating a sandwich of of the new interior poured
wall and the exterior soil providing support for the old foundation. Need a better picture? Visualize a S
'Mores treat. That's right, two graham crackers, a block of chocolate and a marshmallow. A S 'Mores is a lot
like a proper application of a sister wall. The first graham cracker is the soil on the outside of the foundation.
The gooey insides are the existing, unstable wall. The second graham cracker is the sister wall. By placing
stiffer, more rigid graham crackers around the gooey insides of a S ‘Mores, you create a stable sandwich--
exactly like the combination of solid exterior soil and a sister wall to an aging stone or brick foundation wall.
Voila! That's the proper application of a sister wall. S 'Mores, anyone?

Concrete Foundations in Denver and their Unique Concerns

Wed, March 27 2013, 00:00:00 -500

Poured concrete foundations are the most common form of basement foundation found along the Front Range. This is due to the large number of newly constructed homes, especially ones dating from the building booms in the 1990s and early 2000s.

Why cracks?
If these homes are so new, why do we see cracking in the basement walls and floors? Concrete foundations have a high bearing capacity, but that capacity is not transferred to lateral slab pressure. To make this less confusing, think of your basement wall. It's very good at holding up the entire weight of your home without breaking. This is the bearing capacity. On the other hand, the basement wall will bow or crack when pressure from the soil increases pressure against then wall horizontally. This is the lateral pressure that I was talking about.

Since we're surrounded by moderately to highly expansive soils, it's natural to see cracking because the concrete is not able to withstand those forces. Cracks less than the width of your fingernail are shrinkage cracks from the concrete curing process and aren't a big deal. Cracks that you can slide a credit card into, or are tapered should be monitored. Cracks that grow or shrink seasonally should also be marked and monitored.

Why moisture?
If cracks weren't bad enough, poured concrete basements can also development moisture problems. While basement flooding isn't necessary the focus of this article, it can occur seasonally in Colorado. For more info about wet basements, click here.

The moisture that I'm talking about is the dank, mustiness that most of us experience. The reason we feel the chilly dankness on the floor and walls is due to concrete's wicking capability. Basically, concrete has little air bubble paths inside that draw moisture up and out--it's called capillary action.

Interestingly, painting or sealing concrete walls and floors doesn't stop the capillary action, it just prevents the moisture from leaving the concrete. You may still experience moisture cracking and surrounding soil expansion, even if you seal your basement.

If your basement experiences seasonally moisture intrusions, it indicates that your surrounding soil is also having these problems and it can lead to the cracking I talked about above.

Lifespan?
With cracking and moisture present in a concrete foundation, exactly how long will it last? Thankfully, concrete foundations are easy to repair, cost effective, too. They can outlast stone, brick, and block by many years. It's estimated that a concrete foundation can last at least 50 years.

Naturally, leaving cracks and moisture untreated will decrease the ability for a concrete foundation to perform correctly. It will also decrease it's bearing capacity.

If you have questions about your concrete foundation, contact our talented Peak Structural staff at (303) 243-3028 and they will be happy to help you! You can also find us on Facebook at www.facebook.com/peakstructural

Do Denver Homes and Their Foundations Always Settle

Wed, March 20 2013, 00:00:00 -500

What causes homes to settle?

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.

Here is a description of the different soil qualities and the effects each soil type has on the structure built above it.

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.

The Foundation Repair specialists at Peak Structural have the expertise, experience and know-how to diagnose a foundation settling issue in your home. With access to superior foundation repair products and services, they will design a custom solution for your home to help stabilize your home's foundation and lessen the stresses against it.

My Denver Foundation Settled. Is There Damage to my Home

Wed, March 13 2013, 00:00:00 -500

Denver foundations are experiencing unprecedented movement during this extended drought. The experts at Peak Structural can help you assess that movement!

Peak Structural has made a very informative video that identifies some of the questions customers have about foundation movement under their home.

Enjoy the video!

One of the typical questions involves the interior signs of movement and cracking. Typically, a customer might ask:"Why am I not seeing more interior damage?

Even if a home has visibly settled, the interior wood framing and finishing materials are typically made of more flexible materials. Sometimes this wood framing doesn't settle as quickly as the foundation itself. In a sense, if has not caught up with the foundation movement underneath. Eventually, over time, the framing will catch up and start to sag as it settles down upon the settled foundation.

Peak Structural believes that understanding the fundamentals of foundation movement is an important step for every homeowner. Towards that end, they believe that customers should have access to valid, up-to-date information about the science behind foundation settlement and foundation movement, to make informed decisions about possible repair options.

Call Peak Structural today.

Cosmetic Repairs to Your Denver Home after Foundation Repair

Tue, March 5 2013, 00:00:00 -500

At Peak Structural, we want to be sure all our customers are informed about foundation issues, concerns, and solutions.

In the following video, Peak Structural answers some of the typical questions about interior cosmetic repair work.

When homeowners are looking to sell a home, they might have a foundation repair company, such as Peak Structural conduct some important foundation leveling and lifting.

Their questions usually involve questions as to when they can in turn repair some of the remaining patches and cracks in the interior drywall.

Some of these interior cosmetic repairs can be done immediately. In the case of a lifting repair project, it is important to wait until the backfill is filled in. At that point, all cosmetic repairs can be done.

We hope with our video series to keep customers informed of their options and to explain the process and timing for getting their house ready to sell!

Extended Drought Conditions in Denver, CO

Wed, February 27 2013, 00:00:00 -500

Typical Foundation Issues related to active soils in the Greater Denver Area

Foundations are susceptible to drought conditions because they rest on the Active Layer of soil right beneath your home. This active layer experienced seasonal temperature fluctuations, drying and wetting cycles from weather and landscaping, and other changes that do not impact the deeper soil layers.

As the soil underneath your foundation dries out, it loses cohesion and volume, becoming powdery and less able to support the weight of your home. Your foundation will then settle. The obvious drought related symptoms, of course, are the same classic differential settlement signs that we hear of all the time. The reason that an extended drought is worthy of discussion with area homeowners on a broad level is that it creates a much greater prevalence of these problems than would normally be seen. The ability of most soils to support the weight of a manmade structure resting upon them is dependent upon the retention of a relatively stable level of moisture.

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.

During dry weather cycles, moisture levels in soils are depleted from the top down. Therefore, while 6 months of persistent drought may result in loss of soil volume deep enough to effect settling in garages and crawlspaces or garden level foundations, dry conditions lasting a year or more will eventually dry and shrink the soils to depths of 6’, 8’, or even 10’ below the surface. This type of climate cycle can be a game changer, potentially exposing a broad spectrum of homes to settling damage. 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.

Only homes supported on “deep” foundations such as drilled caissons are relatively immune to damage from drought. These solutions deal with taking the foundation’s weight off of unstable soils and placing it on bedrock or other stable soil—these solutions include push piers and helical piers. Current meteorological forecasts call for dry conditions in Colorado’s Front Range to persist in 2013.

What does foundation damage look like?

When a foundation settles, it can cause several different types of damage. The primary sign of a settling foundation is stair-step or diagonal cracking in the corners of foundation walls. That indicates uneven foundation settlement due to active soils underneath.

If you're noticing stair step or diagonal cracking in the corners of your foundation, you should contact a settling foundation repair expert. Contact Peak Structural at ([phone] or on Facebook at http://www.facebook.com/peakstructural.

What causes Denver homes to settle

Thu, February 21 2013, 00:00:00 -500

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

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.

At Peak Structural, we aim to keep our customers informed of all the possible reasons their homes might experience stress and foundation settlement. It is important to understand the soil types and other unseen forces working on a foundation and to be informed about possible solutions.

Drought and Foundation or Slab Repair in Denver

Tue, February 12 2013, 00:00:00 -500

Drought and Slab Movement

I’m hearing from a lot of the homeowners that we've seen in recent months that as this drought continues (the weather guys are telling us to expect more of the same for 2013), the floor or walls cracks that they had us look at the end of 2012 are getting worse and it is happening a lot more quickly than people thought it would.

How is your home doing? Are you seeing anything there that has you concerned?

What to look for Long before foundations move, slabs will move in response to the drought. In an extended drought cycle like we are in, mudjacking is even more temporary than usual, and most likely, will fail within a matter of just months, not years. We have helped clients who have had to mudjack four times in just the last five months!

Do you really want to redo repairs, including removing and reinstalling carpet and other flooring, having a crew go tromping through your house, and stirring up dust repeatedly? That's why it may be time to replace and upgrade your slab. Our slab replacement price includes a premium quality 4500 psi mix AND includes fibermesh additive in the mix, which goes along way toward minimizing cracking.

Quick story: I personally poured a ¼ basketball court sized 4” slab in my backyard 9 years ago and used fibermesh additive. It had zero cracks in it for the first 6 years, and now 9 years into its life it has two smallish cracks less than 1/8” across- and its out in the weather year around! Imagine how well our slabs live indoors over the years!

If your are noticing cracked slabs and walls, it's time to get a professional estimate from a reputable company. Contact Peak Structural today, but before you do, check out what our customers have to say by visiting Angie's List, the BBB, and googling us for more testimonials.

Repairing Settling and Heaving Foundations in Denver

Wed, February 6 2013, 00:00:00 -500

Aaron, Which is easier to fix--settling or heaving foundations?

Since settling is the most common problem, it has the most “ready made” design solutions, like resistance or helical piering applications. Since these piers are in high demand, we stock a large number of them and can install an engineer’s design to repair the home pretty quickly.

So, is heaving harder to repair?

Heave is more unpredictable, not necessarily harder to repair. Because the underlying issue is swelling soil, it takes more knowledge and expertise to make sure the custom solution has accounted for the amount of heave that the soil can undergo, as well as what happens if the soil shrinks. Our engineer also has to account for things like pressure on the foundation, where the heave is occurring, whether that swelling soil has the potential to swell a lot more, how to allow for that swell, and many other factors.

What sorts of solutions are available for repairing heave?

In many cases, the best solution is to have a structured floor put in the basement, rather than constantly replacing a concrete slab. This gives the soil room to swell without disrupting the basement floor. Beyond that, we would need to look at the specific situation in order to make the best solution available.

You’ve mentioned this before, but what is the warranty situation for a piering repair?

We offer nationally backed lifetime warranties on-piering projects, which are transferable for 25 years. There is no cost to transfer the warranty and we work with sellers and buyers to make sure the warranty is understood and serves both parties.

For any foundation repair questiosn and concerns, such as foundation settling and heaving, Call or contact us today!

Settling or Heaving Denver Foundations, Peak Structural can help

Thu, January 31 2013, 00:00:00 -500

Settling or Heaving Denver Foundations

I recently had an opportunity to sit down with our top Design Specialist, Aaron Moore, to learn more about the soil conditions that impact our Denver homes.

Aaron, what are the most common types of foundation movement?

In the Denver area, you're going to see two basic types of movement: Settling or Heaving.

What’s the easy difference between the two?

Settling is when soil sinks or shrinks downward. This sort of movement can occur rapidly, or gradually over time. It’s the most common type of foundation movement throughout the Front Range. Heaving is when soil expands or thrusts upward. This sort of movement usually occurs with clay soils, in areas like Highlands Ranch and Littleton.

Aaron, is there a way that I can tell if a home is settling vs. heaving?

The easiest way to tell the difference is to look for a smiley house, or a frowny house. Homes experiencing settling tend to show this trait in their driveway and garage slabs first. If the area where the garage door meets the driveway has settled, it will look like the house is smiling. If the house is experiencing heave, the slabs will also show this issue. Houses with heaving tend to create a frown where the garage door meets the slab.

Mudjacking vs. Foundation Repair - Part 2

Wed, January 16 2013, 00:00:00 -500

Aaron, who do you recommend for an uneven sidewalk? Why?

Definitely a Mud jacking Company. Because sidewalks are not structural in nature. They are slabs and can be removed, replaced, or leveled without requiring a permit. In most cases, adding leveling injections (the fancy term for mud jacking) will not cause further risk to the stability of a sidewalk. In fact, leveling injections were designed for exactly this type of work. Also, sidewalk repair and replacement post-injection is pretty painless, so you're risk and investment are low.

Who do you recommend for an uneven basement floor? Why?

Definitely a Foundation Repair Company. A basement floor is the barometer for the overall stability of your foundation. If you're seeing sinking, or bulging, it means there is expansive soil at work on your foundation. Additionally, adding leveling injections here will increase the thickness of the basement slab, making it harder to crack. This can cause larger issues with your foundation walls later on if movement is present there.

What about uneven driveways? Should I have you come out to look at them?

Mud jacking Company all the way! Driveways are at the mercy of sun, wind, rain, snow, and uneven weight distribution. These factors cause the slabs to settle unevenly. Mud jackers have the knowledge and technology to repair these problems quickly and inexpensively. It's their number one service to clients!

However, driveways can be good signs that the foundation is under stress, too, so if you see a moving driveway, check the foundation for bowing or cracking.

What about An Uneven Patio?

This will depends on the direction of Settling. You want to select a Foundation Repair Company if the patio has settled toward the home, has a cover on it, and is attached to the house and/or is very thick. This means that water has been running into your foundation and activating the soil surrounding it. Patios that have settled toward homes are often the precursor to discovering bulging or bowing foundation walls. Select a Mud jacking company if the slab has settled away from the foundation because this is probably natural settlement over time and has most likely not impacted the foundation's stability.

Mudjacking vs. Foundation Repair - Part 1

Wed, January 9 2013, 00:00:00 -500

What is the difference between a mudjacking company and a foundation repair company?

A Mud jacking Company re=levels slabs of concrete by injecting a leveling compound. They bore a hole in the slab, then attach specialized equipment that forces leveling compound under the slab. A Foundation Repair Company uses engineered solutions to return a home's foundation to level condition. This is usually accomplished through deep foundation piering or resistance piering, wall anchoring, or other engineer approved designs

Do foundation repair companies do mudjacking?

Foundation Repair companies, like Peak, deal almost exclusively with the structural elements of a home and work within the rigorous standards of local building departments, including solutions that have long-term warranties. They will either employ a third party engineer, or have engineering staff and design staff in office to create repair systems. Foundation Repair Companies are the foundation repair and maintenance experts, they usually do not do mudjacking since it is not a permanent solution.

Who do you recommend for an uneven sidewalk? Why?

Definitely a Mud jacking Company. Because sidewalks are not structural in nature. They are slabs and can be removed, replaced, or leveled without requiring a permit. In most cases, adding leveling injections (the fancy term for mud jacking) will not cause further risk to the stability of a sidewalk. In fact, leveling injections were designed for exactly this type of work. Also, sidewalk repair and replacement post-injection is pretty painless, so you're risk and investment are low.

Who do you recommend for an uneven basement floor? Why?

Definitely a Foundation Repair Company. A basement floor is the barometer for the overall stability of your foundation. If you're seeing sinking, or bulging, it means there is expansive soil at work on your foundation. Additionally, adding leveling injections here will increase the thickness of the basement slab, making it harder to crack. This can cause larger issues with your foundation walls later on if movement is present there.

What about uneven driveways? Should I have you come out to look at them?

Mud jacking Company all the way! Driveways are at the mercy of sun, wind, rain, snow, and uneven weight distribution. These factors cause the slabs to settle unevenly. Mud jackers have the knowledge and technology to repair these problems quickly and inexpensively. It's their number one service to clients! However, driveways can be good signs that the foundation is under stress, too, so if you see a moving driveway, check the foundation for bowing or cracking.

What about An Uneven Patio?

This depends on the direction of the settling of your foundation. You want to select a Foundation Repair Company if the patio has settled toward the home, has a cover on it, and is attached to the house and/or is very thick. This means that water has been running into your foundation and activating the soil surrounding it. Patios that have settled toward homes are often the precursor to discovering bulging or bowing basement walls. Select a Mud jacking Company if the slab has settled away from the foundation because this is probably natural settlement over time and has most likely not impacted the foundation's stability.

Common Foundation Repair Questions Answered By Peak Structural

Fri, January 4 2013, 00:00:00 -500

Why does it take 4-7 days for the engineer to design the work--didn't my Design Specialist already do that?

It can seem confusing that it takes a while to get engineering designs completed, when your Design Specialist has already taken measurements. However, it is really the Engineer who crunches the numbers, checks the soils, does extensive research into the project and determines if the solution proposed by the Design Specialist, will be functional for the problem that we're correcting. The Engineer will interface with the Design Specialist and the homeowner to insure that the best solution is installed. All of this takes time to bring together into a proposal that can be submitted to the building department to obtain a permit.

Are the products being used by Peak designed for the soil conditions and problems that I am experiencing?

With so many products on the market, most of us rely on our chosen company to tell us which solution is right for us. Unfortunately, some solutions just aren’t ideal for the soil conditions present in Colorado’s Front Range and urban areas. For example, concrete erodes quickly when exposed to soil sulfates (naturally occurring salts found in the soils of many areas of Colorado), just like your sidewalk or driveway deteriorate rapidly if you use table salt to melt winter ice off of them. In the same way, cabled, segmented concrete piles can be particularly vulnerable to sulfite attack, and may not retain their structural integrity over the long haul. Another potential issue is when a product is used for an application for which it was not intended, such as using a square shaft pier to support a vertical load. These products were designed to resist pull out (tension) forces, not to bear the weight (compression) of a structure. Premature failure may result.

Thankfully, there are plenty of products available to remedy settling, heaving, bowing, or bending foundations that will work in Colorado's silty clay soil. Engineers take the unique soil conditions present on your property into account when designing the best solution to remedy your foundation problem.

The products that Peak Structural uses for all of their projects are tested and engineered by Foundation Supportworks Inc at their headquarters in Omaha, Nebraska. As a dealer network consisting of over 100 dealers throughout North America, Foundation Supportworks employs some of the most talented and expert structural experts, who design and test all their products for a variety of foundation repair issues and many differing soil conditions. You can rest assured that with the knowledge of the Foundation Supportworks network, and the local expertise of Peak Structural, our foundation repair products are designed and tested for the specific conditions found in the Front Range and Colorado urban areas.

Considering Corrosion in our Steel Foundation Repair Products

Wed, December 19 2012, 00:00:00 -500

There is typically much more steel required to resist the torsion forces during installation than is required to resist the axial forces that the pier will resist while in service. ICC-ES AC-358 addresses the issue of corrosion and quantifies the amount of corrosion loss that needs to be considered for any helical product seeking evaluation, and Foundation Supportworks designs their products with these criteria in mind.

More specific and detailed information about corrosion is available in the FSI Technical Manual.

3 Types of Foundation Movement in Denver

Wed, December 12 2012, 00:00:00 -500

Settle, Sink, and Sag

When the soil under your home shrinks or shifts, then your foundation or parts of it will settle. If the whole foundation settled evenly, you don't notice anything. But usually one part of your home settles more than another part and causes cracks in your foundation. This is vertical movement.

Bow, Buckle, and Lean
When the soil outside of your foundation wall expands, it can cause horizontal movement of your foundation. Because your foundation walls are not supposed to move inward: they crack, bowel, leaned in, push in, and sometimes slide in. Foundation walls are supposed to hold up your house and everything and everyone in it, and they aren't even standing up straight anymore, well, that's not good. Night all. This is horizontal movement.

Bubble, Bump, and Heave
This is the upward movement of a foundation or slab caused by expanding or swelling of the underlying clay soils due to an increase in moisture. Heave is more common for slabs and foundations since the weight of the home on the foundation may partially or fully affect the swell force. Heave is another type of vertical movement, only this time, the force is pushing everything upward!

Understanding Your Home's Support Structure

Wed, December 5 2012, 00:00:00 -500

Your home is quite an engineering feat! There are so many different components that go into making a home functional and safe that it can be downright complicated to repair or restore. I don't know about your experiences, but I've yet to have an easy time with a do-it-yourself project where my house is involved. I tried to put in a ceiling fan once, only to discover brittle wires, which broke off every time I tried to connect the fan. Thank goodness I work for a construction company! I called our production coordinator and he quickly informed me that this sort of problem indicates an electrician is needed pronto. Phew! Could you imagine if I attempted to hang a ceiling and wire it into brittle, old wiring? I very well could have started a house fire!

It's important to have quality people whom you can call when things aren't going well. These sorts of people can save you headaches and heartaches. They can give you a boost in the right direction to get the project back on track. I'll never forget the homeowner who contacted us two years ago because his garage door wasn't opening and shutting properly. Normally, this isn't something that we would be the best at evaluating, but the homeowner sent us a picture of their recent garage door opener installation. The garage door opener didn't sit properly along the overhead support beam for the garage, so the homeowner notched the beam and put the opener into the new opening. We came out right away to help the homeowner prop up their garage until the main support beam could be replaced. Shockingly, that big, heavy beam that was so in the way of the garage door opener was a necessary component in the overall garage structure. This sort of problem happens quite often. Things that don't seem important suddenly become essential.

Do I Remove a Tree or Not in Denver Neighborhood

Thu, November 29 2012, 00:00:00 -500

It's that time of year again! Time to take a long look at what we want to do with trees. I live in an area with "established yards". I have discovered an interesting addition to that phrase: "established yard" also means "existing grading problems" and "aging and/or infirm trees". Not across the board, but that's my house in a nutshell.

This year, I have two major renovations to accomplish remedy those concerns:
1. Fix the grade in the front and back yards next summer

2. Remove the large, mostly dead elm in my backyard this fall

Before I can embark on any Springtime or summer landscaping projects, I will need to fix my grade, I need to achieve a "sloping grade that directs groundwater away from your foundation, patios, and decking". I've contacted a landscaping company to work on that. That just happens to be why I figured out that I have a number 2 on my list. The grade of my yard isn't bad, but I have a huge tree putting pressure on my foundation's southwest corner. There is even a crack!

This raised a large question in my mind: is my foundation ok?

More importantly, do I need my foundation repaired? If I do, should I have the tree removed before or after?

On the plus side, I just happen to work for one of the only foundation repair companies in Denver! That means I walked in Monday morning and booked myself an appointment. Some days, it is fabulous to work for a service company that does exactly what I need!

I had a Design Specialist out to see things yesterday afternoon and he was very helpful about my foundation concerns. Namely, Aaron said that I should have the tree removed, that it is putting pressure on the foundation. On the plus side, the crack is superficial and I can have it epoxied pretty cheaply.

If my foundation had been more deteriorated, then Aaron would have recommended that we stabilize the foundation prior to removing the tree, in case moving the stump caused the ground and foundation to move. Thankfully, my foundation was not bad, so we can remove the tree and have Aaron back out to check things over after that! I'll keep you posted on the foundation's condition as we remove the tree.

Site Specific Conditions in Denver, CO

Wed, November 14 2012, 00:00:00 -500

I don't know about you, but I don't usually spend my life reading engineer reports about the condition of my home's foundation. Frankly, it's something I want to avoid if at all possible, unless it's really good news.

My job on the other hand, often leads me to reading through piles of engineer reports trying to develop materials to help clients. I'll be honest, it's slow work. One phrase that trips me up each and every time is "site specific conditions". Engineering reports frequently use the term to describe why one portion of a home is prone to heaving, or why a particular project may require additional piers or anchors.

What are site specific conditions?

A site specific condition is something that can't be anticipated and generally requires changes to the scope of work. These situations occur because a structural engineer or evaluator scopes a property without destroying landscaping, drywall, and other finishes. It's generally a good idea because a client may or may not choose to move forward with a project at that point and it would be extremely distressing to have to repair a torn up yard just because someone was investigating what was wrong with your home. Instead, the evaluator or engineer makes educated extrapolations about what's under the ground based on what is above it.

In some cases, the ground can be hiding something that requires the crew to adjust their plan for installation. At that point, the crew foreman must notify the evaluator and the engineer, so they can start working on a change. These changes will have to be sent to the homeowner for approval, the building department to amend the permit, and possibly even utilities or other location services for new markings to be made.

What do I do when confronted with a change in project based on site specific conditions?

Here's how the situation usually comes to fruition:

Best Case: Your installation crew finds a site specific condition that requires some sort of change, so they contact the Production Manager, Design Specialist and/or Engineer immediately. If the situation isn't a big deal, they will receive small revisions or instructions and you will be notified of what plan is in place.

Medium Case: Your installation crew finds a site specific condition that requires addition or subtraction of wall anchors, piers, or other equipment (like the cracked footing situation we described above). Everyone is notified of the possible outcomes and decides on a course of action together.

Worst Case: The site conditions are so severe that the project, or certain portions of it, must be overhauled, undone, or abandoned. This has so rarely occurred that I wasn't certain exactly what would happen until I spoke to our engineer. He said that at that point, he and the customer and the evaluator would go back to the drawing board and reassess the whole situation.

Street Creep in Denver

Fri, November 9 2012, 00:00:00 -500

STREET CREEP So what in the world is street creep? Street Creep is a real problem that is caused by thermal expansion and contraction of the concrete streets and sidewalks near your home. Concrete expands when it's hot and contracts when it's cold. Home builders and engineers typically understand this movement will occur, so they install expansion and control joints to allow for the movement. Because of changes in temperature through the year, expansion and control joints widen in cold winter months and narrow in hot summer months. The problem is that during the winter months, the widened joints in the street or sidewalks can become filled with incompressible materials, such as sand or grit. Then, as temperatures rise through the spring and summer months, the concrete expands and either compresses the expansion joints, or pushes against the adjacent concrete slabs with increasing force. When this expansion takes place, the concrete sidewalk elongates. The elongation of a typical block-length concrete sidewalk is generally a fraction of an inch per year, but can accumulate to several inches over time.

Frequently Ask Questions about Denver Foundation Repair

Wed, October 24 2012, 00:00:00 -500

What about mudjacking, can that fix my settling foundation?
A good rule of thumb for knowing who to call is the Outside vs. Inside rule. Generally, Mudjackers specialize in exterior slabs, walkways, patios, and sidewalks.

These are nonstructural elements that are naturally prone to settling, sagging, and cracking over time. Mudjackers are specially equipped to work with flatwork problems like this.

Foundation Repair Companies, on the other hand, specialize on interior poured concrete or block structures. They have specialized equipment to determine where and how a foundation is moving and can provide long term solutions with 25+ year warranties.
Another good rule is the "Attached or Not" rule. If the uneven element is attached to the house, like a front porch or basement wall, then it's best to contact a Foundation Repair Company. If the element is not attached to the home, like front steps, sidewalks, or walkways, then you can contact a mudjacker.
The nice part about Mudjacking and Foundation Repair Companies is that they work really well together. In many cases, they are able to get their individual portions of a project done at the same time, so you have less downtime and mess!

How long does a foundation repair last for?
The quick and easy answer is the lifetime of your home. Piering your entire foundation is considered a permenant solution. Fix it and forget it.

Do I need to tell someone I fixed my foundation?
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.

Do you have warranties for something like that?
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. Peak Structural offers comprehensive warranties: Fully Transferrable
Free to Transfer
25 year warranties standard
Easy to transfer—just call us!

Need a FREE estimate on your home? Contact Peak Structural today! PeakStructural.com (303) 243-3028

Denver Homes Just Settle Over Time

Thu, October 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.

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.

Look familiar?Contact Peak Structural today! [phone] or www.PeakStructural.com

Where Did that Crack in Foundation Come From

Thu, September 27 2012, 00:00:00 -500

October is an unusual month for weather in Colorado. Some years, we have fabulous, unseasonably warm weather up through Halloween. The kids run around in their ballerina costumes and don't worry about getting cold. Other years, we experience blizzards and frosts that have kids huddling in winter coats under their superhero get-ups.

Hot and Cold Weather Shift Soil Movement into Overdrive
Weather plays a major role in soundness of your home's foundation and the weird weather that we experience in October can be hard on a stressed poured concrete or block foundation. Expansive clay soil is the most common type of problem soil found throughout sections of Denver, all of Littleton, and most of the Northern Metro area. Rain or groundwater cause expansive soil to expand rapidly and unpredictably. Sun and increased air temperatures with low humidity cause that same soil to contract. These fluctuations take place repeatedly in a small time interval in October.

Where Did that Crack Come From?
The soil movment is similar to the stresses placed on a balloon when you blow it up and let the air back out repeatedly. The balloon gets misshapened and the elasticity of the fabric lessens. The soil also becomes less elastic and loses it's original shape, or settling pattern. You can even see soil cracking or mud puddling when this occurs. The shifting soil conditions cause the pressure on a foundation to bounce back and forth. This leads to cracking, settling, and bowing.

During this time of year, it is normal to see cracks grow rapidly or walls to bubble in the center slightly. If cracks grow in width, or if they lengthen more than 1/2" during this season, it is best to have a structural specialist check them out. In most cases, cracks that growth quickly, or in width, signal that foundation conditions have become severe and need attention.

What is that Bulge in the Wall?
A similar scenario plays out for wall bulges that appear "bubbly". They are often signals of rapid soil expansion and contraction with accompanying water intrusion. Naturally, concrete should never look "bubbly", and it's very tough on the tensile strength of poured concrete to expand and contract frequently. After a while, that wall will experience cracks and more permenant bowing.

Peak Team Hosts Fun Fridays in Their Denver Office

Wed, September 19 2012, 00:00:00 -500

September is the heart of Piering Season here in Denver. That means foundations are shifting in record numbers--sometimes inches in a single night. You will see cracks open wide and stay that way, sometimes, they will yawn and stretch only to snap shut again later that day. You'll notice bowing walls moving back and forth, too. It's definitely a time of year where our Design Specialists are in high demand.

That's why the staff at Peak Structural is striving to relieve as much homeowner stress as possible by staying friendly, helpful, and flexible. One secret to their success is keeping employee morale high! The Peak team implemented Fun Days to keep their busiest days in perspective. The most recent Fun Day was "Sports Fan". It was a chance for the team to show off their favorite team or athlete and add a little flair to an otherwise busy day!

By far, we had a majority Football Fan representation at the office:

Here's a great example! Our accountant, Heather, is busily sending out Paid in Full Invoices to our latest batch of satisfied customers, while wearing her favorite jersey!

Sinnamon Menke and Kerri Neill were cheering on their teams while setting a record number of appointments to have our Design Specialists provide FREE estimates to homeowners who are experiencing foundation movement.

We didn't just have football fans in the house. Here's our resident hockey diehard expressing her love for the Colorado College Tigers!

Here's our Marketing Director wearing her Tiger Tail and Puckhead shirt to show her support for CC Hockey. We think she's probably got a tiny tiger in that belly right now!

Now's a great time to have a Design Specialist out to your home to assess the foundation in light of the recent drought and rapidly shifting soils in our metro area. Don't hesitate to contact the friendly staff at Peak Structural today!

Local News Covers Drought and Foundation Problems in Denver

Tue, September 11 2012, 00:00:00 -500

One of our Design Specialists, Anthony Prichard, asked a really great question after watching this video!

Check it out!

How did heaving soil cause the living room to drop?

In fact, as they referenced in the video, you know that it is heaving/swelling soils that caused the 4" sinking because it happened so quickly. If the soils were hydrocompactible, then the settling would have occurred much slower and been accompanied by water intrusion.

How does this lady fix it, Cassi?

I would say, Anthony, that I don't know many foundation repair experts who would jack hammer a hole in a slab like that. There are non-invasive ways to check for swelling and contracting soil that aren't nearly as destructive as all that!

8 Indications Your Denver Soil Contains Sand and Why that Contributes to Foundation Settlement

Thu, August 30 2012, 00:00:00 -500

8 Indications Your Colorado Soil Contains Sand:

Some ways to tell if you have hydro-compactable soil:
1. Your lawn absorbs water quickly, but does not appear green and lush
2. Your soil is loose and blows out of your hand when you puff on it
3. You notice “rain divots” in your exposed soil (raindrop shaped dimples)
4. Soil forms a slight crust once dry that you can crumble with your fingers
5. You can feel individual particles when rubbing soil between your hands
6. You have less than 30% clay content and less than 10% water content in your garden
7. Concentric or curving cracks in concrete surfaces
8. Soil displacement occurs when you step on the soil

Why Sand Contributes to Foundation Settlement:

Well, the simple answer is that sand compresses when weather changes, leading to settling. Hydro-compactable soils can exert tremendous amounts of pressure onto the underlying soil layers. This can cause significant changes in your foundation's stability. In fact, one of the first places that you will notice changes will be in patios, chimneys, and slabs.

Wondering if your home is settling? Contact the experts at Peak Structural at [phone] or www.peakstructural.com to schedule a FREE evaluation!

Repairing Your Boulder Foundation this Fall

Thu, August 23 2012, 00:00:00 -500

Piering Season

Weather plays a major role in soundness of your home's foundation and the weird weather that we experience in the fall can be hard on a stressed poured concrete or block foundation. Expansive clay soil is the most common type of problem soil found throughout sections of Denver, all of Littleton, and most of the Northern Metro area. Rain or groundwater cause expansive soil to expand rapidly and unpredictably. Sun and increased air temperatures with low humidity cause that same soil to contract. These fluctuations take place repeatedly in a small time interval in the Fall.

Getting it Fixed Now
Piering Season is crazy. It's the time of year when the rain stops, temperatures spike, and the soil goes into super dehydration mode. Homes drop by inches, basements crack overnight, the whole world cries out for moisture. Colorado feels like an Alpine Desert, complete with dissected (shriveled) soil.

It's also the most dramatic time for shifting soils. You will see cracks open wide and stay that way. You'll notice bowed walls are shifting back into position with new damage. Corners of foundations tend to really drop at this time of year. It's an excellent time of year to have a foundation repaired because your foundation is truly at it's worse. There is a risk in waiting this long to address a foundation concern, though--it may cost more because the damage is much worse than it was in the Spring.

Getting it Fixed This Winter
The soil is frozen, or mostly frozen, and dramatic shifts are less likely. This is like a hibernation season for your foundation and surrounding soil. Right now, your foundation is about as stable as it's going to get because the soil is not experiencing influxes of water. This is the best time of year to mark the size of your cracks in the basement and mark them for future tracking.

This is the best time of year to have repair work done on your foundation because the soil is at rest and the damage is the slightest--you'll save money in crack repair and cosmetic finishing. Plus, you've saved your home from the upheaval of the other seasons.

We can fix your foundation no matter the season. The reason that we can do this is pretty cool, actually. We can pier your foundation by going through the inside of your home to install the piers. This type of pier installation is actually cheaper than digging down 8’ to your foundation wall from the outside. Not only that, but it allows us to work on your home even in winter weather conditions! You also don’t have to worry about existing landscaping. Finally, having your foundation fixed in the winter can save you money because most piering companies, like us, will offer Winter Pricing discounts.

If you’re concerned about a potential foundation problem, or believe that foundation issues are increasing over time, then I would recommend having a Design Specialist come out for a free estimate. Our Design Specialists will evaluate the structure, give you a scope of work, some tips to help minimize foundation movement, and a price. It’s nice to have piece of mind, especially when it’s a home’s stability at stake.

Peak Structural heads to Annual Foundation Supportworks Convention for Training

Thu, August 16 2012, 11:10:19 -500

Hartford, CT -- On August 15th, representatives from Peak Structural boarded a flight bound for the Annual Convention in Hartford, CT that trains Foundation Supportworks dealers from across the world. Ongoing training is a huge part of what it means to be an industry leader in foundation repair and Peak Structural is happy to send representatives from our team to Connecticut for extended training.

Representatives from Peak included:

Paul Sutton, Owner/General Manager. Paul takes personal responsibility for customer satisfaction on every job and insists on the same values for each and every member of the Peak Structural team.

Lisa Sutton, Office Manager. Lisa is responsible for the smooth interface between Production and Accounting, insuring that everything from payroll to inventory is being handled with the professionalism demanded by the Foundation Supportworks Network.

Michael Sullivan, PE, Staff Engineer. Michael is responsible for all technical materials, including design and implementation, as well as oversight of each project that Peak Structural installs. He's attending the Convention to remain abreast of the latest technoligcal developments in the Foundation Repair field.

Peter Crain, Design Specialist. Peter is representing the department that interfaces with engineering and homeowners to create the most cost-effective, structurally sound repair plans. Each solution is custom designed to meet the needs of the homeowner, while satisfying the rigorous standards of our local building departments.

Michael Horn, Foreman. Mike is representing the largest department at Peak--the Production Department. They are responsible for each and every installation. Beyond that, they are trained extensively on customer service and safety, so each installation is not only technically correct, but installed in the most safe and satisfactory manner possible.

All representatives had a good time learning about new products and services that they will be able to use in their marketing and services they offer to Colorado residents.

As a member of the Foundation Supportworks network of dealers, Peak Structural and its representatives continue to benefit from the research and development undertaken by the engineers and structural specialists at the Omaha, NE headquarters. It is this training and research that helps Foundation Supportworks dealers, such as Peak Structural, continue to offer superior products and innovative solutions to homeowners throughout North America. Peak is proud to pass on this training and superior service to homeowners in the Greater Denver area.

Abundance of Coal Mining in Colorado leads to Subsidence Issues

Thu, August 16 2012, 00:00:00 -500

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. The empty spaces collapse as pressure from the surface, including the weight of a house, press down. 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 are usually supported from collapse by timbers will rot 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 of water 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 timber beam systems 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 taps out the remaining coal in the area, these pillars are eventually 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.

Signs of Foundation Subsidence

Wed, August 8 2012, 00:00:00 -500

The signs of a shifting or subsiding foundation are not difficult to spot if you know what to look for. The presence of any of these signs indicates that structural damage has probably already occurred in your home:

--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

If you are still concerned about subsidence, the MSIC is available to answer questions about your neighborhood's risk. The Mine Subsidence Information Center is funded by a federal grant that was established to help residents become educated in mine subsidence concerns and remediation. They respond, at no charge, to requests for general subsidence information from the public. It's important to remember, though, that MSIC is a reference source and that only a qualified, independent engineer can give you an official professional opinion on the type and risk of subsidence. This is especially important if you are entering into a real estate development, sale, or transfer.

Foundation Cracks in Denver, CO

Fri, August 3 2012, 00:00:00 -500

What about cracks? When are they a big deal or a little deal?

For this test, you’ll need an old credit card and a dime. Cracks that you can fit a credit card into need to be assessed and watched. If you can fit a dime into the crack, this is a red flag and requires more immediate attention like repair.

Tapered
All of these cracks look like comet tails. These types of cracks are called 'tapered'. When a crack is tapered, it means that there's a fixed end, indicating where movement is not occurring and a wider end where the real trouble is. Tapered cracks are common causes of concern for homeowners'and rightly so. Tapered cracks give you a good indication of whether foundation movement is horizontal or vertical and where the general problem is located.

Repair
First, check out the crack to see if it's tapered since tapered cracks always indicate movement. That's serious, so it should be checked out by a professional. Not sure if the crack is still moving? Try measuring the length of the crack, or placing a thin pencil line at the tail of the fixed end and check back to see if the crack has gotten longer. Crack monitors can be a big help in determining if movement is still occurring, too. A crack monitor is glued to a foundation wall and has a grid on two separate plates that will show you horizontal and vertical movement. Your structural evaluator should have crack monitors available to install for you at no charge.

Once you've determined the crack is growing, then it's a good idea to have someone come out to determine what sort of repair you need. If the crack is indicating settling, then resistance piering is the best, permenant solution on the market. If the cracking is due to horizontal wall bowing, then a wall anchor system is the best solution. In general, epoxying the crack should only occur if 1. the crack is not changing size or shape, and 2. the foundation is not moving.

If you're not sure what to do, contact a foundation repair specialist for a FREE estimate to assess the cracks in your home and your foundation.

Older Style Foundations Needing Repair in Denver

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

What about if I have a home downtown, one that doesn’t have a poured concrete foundation?

Stone foundations or block foundations need special care. Make sure to check the mortar between the stones. If you can crumble the mortar when scraping it with your fingers, then you need to have the mortar replaced—it’s called tuckpointing.

How do I know if my old foundation is settling?

Check that your windows and doors that they open and shut properly. Check the alignment between the frame and door or window for gapping. Make notes for your specialist about misaligned doors or windows.

How to Know if Your Highlands Ranch Home is Settling

Mon, July 16 2012, 00:00:00 -500

If a house is settling, how do we know?

Foundation Repair Cost in Denver

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

How much do repairs like this cost?

I’m glad you asked! Peak has over 50 patented products for foundation repair alone! Each system is custom designed for your home. I design systems that fit all budgets and from every scope of work. Our average cost of repair is cheaper than you think, so if you have a concern, contact me for a free evaluation.

Is there help for homeowners, buyers, and sellers to be able to afford repairs like this?

Thankfully, yes, there are all sorts of programs. We’ve all heard about 203k’s, which may or may not work for you. Another option is our 12 month same as cash financing through a third party—it’s not a home equity loan, either, so you don’t have to worry about that.

Foundation Repair Warranties in Denver

Fri, July 6 2012, 00:00:00 -500

How long does a foundation repair last for?

The quick and easy answer is the lifetime of your home. Piering your entire foundation is considered a permenant solution. Fix it and forget it.

Do you have warranties for something like that?

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.

Foundation Repair Cost In Denver Metro Area

Wed, June 27 2012, 00:00:00 -500

How much is this foundation repair going to cost me? Great Question!

I am going to answer this question in a 2 part series. First, let's look at what it is costing you right now since you have a current foundation problem. Next, in part 2, we will discuss the cost of getting your foundation repaired and how to make that affordable.

These are the common things we hear when someone calls us to come out to check out their home’s foundation. So, if anything sounds familiar, let’s talk further!

1. The foundation's condition interferes with being able to redecorate our home?

Many contractors realize that if there is a foundation problem, the work that they will be doing will be adversely affected. Painting or putting in a new floor, new windows, siding, etc. cannot be done because the foundation repair must happen first.

2. Does your current foundation’s condition prevent you from remodeling too?

According to Remodeling Magazine's report 2009-2010, a basement remodel has an added property value of more than 75% per the dollar investment for the remodel. Not being able to remodel and increase the amount of square footage of livable space not only affects your plans and comfort; it affects your property value. Additionally, these days, that basement remodel makes more room and more “cents” than trading up to a different home.

3. Is your house on the market and the condition of your foundation has people walking or running away due what they see?

A foundation repair restores property values along with great transferable warranties. We get lots of calls from potential buyers who are very nervous about what they are buying. In May, we heard from a recent homeowner who said: “The excellent work allowed us to sell our home 36 hours after listing for full price! Thank you all so much!”

4. It costs to put off repairs.

Putting off a foundation repair can make for a more costly repair down the road. Conditions of the foundation continue to deteriorate more and cost of repair goes up over the years. Once you have a stable foundation, your property value increases. Often we hear from people who wished they had called sooner.

Foundation Crack Assessment In Denver Colorado

Thu, June 21 2012, 00:00:00 -500

"What about wall cracks! I have a wall crack and don't know if it is a big deal or not. Can you help me?" This is a phone call we received from a Denver homeowner. Absolutely, Peak can help!

Here is some great information on wall cracks.

Shrinkage Cracks and those people commonly refer to as "it's just settling" are cracks that tend to be very smail, "hairline" cracks that are usually 1/6 of an inch wide or less. They generally occur near the center of a span and maintain a consistent width for the length of the crack. The would not be a big deal.

Cracks are often a tell tale sign of foundation movement.

Cracks come in all shapes and sizes and move in dirrerent directions. For example, cracks can run vertical, horizontal, diagonal or have a stair step diagonal look. Cracks can split as they travel and change and add direction looking like a "Y" or "V" shape. Cracks can taper and grow larger as they travel.

How to tell when a crack is a big deal.

We, at Peak have a rule of thumb. Have an old credit card and a dime handy when looking at the largest opening in the crack. Cracks that you can fit a credit card into need to be assessed by a specialst who is trained, certified and experienced with foundations. If you can fit a dime into the crack, this is a red flag and requires more immediate attention. If you wish to monitor your crack, you can note the current width and write that down. Then, check in the future for any changes in the width. If you have any questions about a crack that you see whether it is upstairs or in the basement, connect with Peak today for a free evaluation appointment. One of our System Design Specialists will be happy to come out and meet with you personally. We’re located at 600 17^th St. Suite 2800 South, Denver, CO 80202. You can contact us at: 303 243 3028, or http://www.peakstructural.com/ Like us at www.facebook.com/peakstructural or connect with us on twitter: #PeakStructural

Repairing your settling Highlands Ranch foundation after you remodel

Mon, June 11 2012, 00:00:00 -500

Do I do the foundation work before or after I’ve painted, polished, and spackled?

I recommend having someone come out to check things before you repair the cosmetic indicators since it helps Design Specialists like me get a very accurate visual picture of how movement is occurring.

What if I’ve already done all that? Now what?

I’ll still come out and be able to evaluation the situation. I carry some very cool equipment that allows me to check for elevation changes in your house, as well as take accurate measurements of bulging walls or heaving and settling foundations.

How do you fix settling foundations in Denver

Fri, June 8 2012, 00:00:00 -500

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.

Fixing Settling Foundations without Mudjacking

Mon, May 28 2012, 00:00:00 -500

What about mudjacking, can that fix my settling foundation?
A good rule of thumb for knowing who to call is the Outside vs. Inside rule. Generally, Mudjackers specialize in exterior slabs, walkways, patios, and sidewalks. These are nonstructural elements that are naturally prone to settling, sagging, and cracking over time. Mudjackers are specially equipped to work with flatwork problems like this. Foundation Repair Companies, on the other hand, specialize on interior poured concrete or block tructures. They have specialized equipment to determine where and how a foundation is moving and can provide long term solutions with 25+ year warranties. Another good rule is the "Attached or Not" rule. If the uneven element is attached to the house, like a front porch or basement wall, then it's best to contact a Foundation Repair Company. If the element is not attached to the home, like front steps, sidewalks, or walkways, then you can contact a mudjacker. The nice part about Mudjacking and Foundation Repair Companies is that they work really well together. In many cases, they are able to get their individual portions of a project done at the same time, so you have less downtime and mess!

Foundation Repair Cost in Denver, CO

Tue, May 22 2012, 00:00:00 -500

How much do repairs like this cost?
I’m glad you asked! Peak has over 50 patented products for foundation repair alone! Each system is custom designed for your home. I design systems that fit all budgets and from every scope of work. Our average cost of repair is cheaper than you think, so if you have a concern, contact me for a free evaluation.

Is there help for homeowners, buyers, and sellers to be able to afford repairs like this?
Thankfully, yes, there are all sorts of programs. We’ve all heard about 203k’s, which may or may not work for you. Another option is our 12 month same as cash financing through a third party—it’s not a home equity loan, either, so you don’t have to worry about that.

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.

FAQ: What Happens Now that I've signed my Contract?

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

This question comes in all forms and tones. You've just signed a contract with your Design Specialist, you've submitted a deposit and you're wondering what happens next. Here's a brief description of what happens after
that:

1. Your Design Specialist submits his estimate to the office for approval. He fills out all the appropriate request forms for the engineer and compiles a list of supplies that your project will require. He makes all sorts of notes
about the specifics that you and he agreed upon. When that file is complete and accurate, you receive a phone call and email from our office, letting you know that your project has been submitted to the engineer for design.

2. The engineer, whether third party, or in house, crunches the numbers, checks the design, pulls reports and overall verifies that the proposal meets the design standards set forth by the manufacturer and the building
department. When he has finished up, we submit the paperwork for a permit.

3. Our Production Department takes over in Step 3 and submits all the paperwork to the local building department to get a permit. This process takes between 4 and 14 days depending on the building department.

4. Once the permit has been approved, we contact you to schedule the installation.

5. When an installation date is on the calendar, we call UNCC to get utility locates completed on your property.

6. As the installation date approaches, you will receive a handshake phone call from your project foreman. He's going to introduce himself, verify that he has all your questions answered, let you know about what time that
the crew should arrive and more.

7. The project is installed. There will be 2 inspections during the course of the install from local building department representatives. After the final inspection, the permit is usually closed in 1-3 business days and your
project is complete.

8. Once the final payment is received, we activate your warranty and send you a final invoice showing that you are paid in full. Voila! You have a paper trail that shows that your home's foundation repair project was
completed.

FAQ: Engineering Questions for Denver Homeowners

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

Why does it take 4-7 days for the engineer to design the work--didn't my Design Specialist already do that?

It can seem weird that it takes a while to get engineering completed, especially when your Design Specialist has already taken measurements and proposed a solution to the engineer. However, it's really the engineer who crunches the numbers, checks the soils, does extensive research into project and determines if the proposed solution will be functional for the problem that we're correcting. The engineer will interface with the Design Specialist and the homeowner to insure that the best solution is installed. All of this takes time to bring together into a proposal that can be submitted to the building department to obtain a permit.

Are the products being used by Peak designed for the soil conditions and problems that I am experiencing?

With so many products on the market, most of us rely on our chosen company to tell us which solution is right for us. Unfortunately, some solutions just aren’t ideal for the soil conditions present in Colorado’s Front Range and urban areas. For example, concrete erodes quickly when exposed to soil sulfates (naturally occurring salts found in the soils of many areas of Colorado), just like your sidewalk or driveway deteriorate rapidly if you use table salt to melt winter ice off of them. In the same way, cabled, segmented concrete piles can be particularly vulnerable to sulfite attack, and may not retain their structural integrity over the long haul. Another potential issue is when a product is used for an application for which it was not intended, such as using a square shaft pier to support a vertical load. These products were designed to resist pull out (tension) forces, not to bear the weight (compression) of a structure. Premature failure may result.

Thankfully, there are plenty of products available to remedy settling, heaving, bowing, or bending foundations that will work in Colorado's silty clay soil. Engineers take the unique soil conditions present on your property into account when designing the best solution to remedy your foundation problem.

Site Specific Conditions in Denver

Wed, October 26 2011, 00:00:00 -500

Site Specific Conditions

I don't know about you, but I don't usually spend my life reading engineer reports about the condition of my home's foundation. Frankly, it's something I want to avoid if at all possible--unless it's really good news.

My job, on the other hand, often leads me to reading through piles of engineer reports trying to develop materials to help clients. I'll be honest, it's slow work. One phrase that trips me up each and every time is "site specific conditions". Engineering reports frequently use the term to describe why one portion of a home is prone to heaving, or why a particular project may require additional piers or anchors.

What are site specific conditions?
A site specific condition is something that can't be anticipated and generally requires changes to the scope of work. These situations occur because a structural engineer or evaluator scopes a property without destroying landscaping, drywall, and other finishes. It's generally a good idea because a client may or may choose to move forward with a project at that point and it would be extremely distressing to have to repair a torn up yard just because someone was investigating what was wrong with your home. Instead, the evaluator or engineer makes educated extrapolations about what's under the ground based on what is above it.

In some cases, the ground can be hiding something that requires the crew to adjust their plan for installation. At that point, the crew foreman must notify the evaluator and the engineer, so they can start working on a change. These changes will have to be sent to the homeowner for approval, the building department to amend the permit, and possibly even utilities or other location services for new markings to be made.

The easiest site specific conditions to point out are the following:
--After excavation is completed, a crack is found all the way through the footing
--During excavation, severe footing degradation is discovered
--During excavation, it is discovered that a foundation does not have rebar present
--While removing a slab, caissons or prior mudjacking are discovered

This crack continued down through the footer and required that an extra pier be added to the project in order to stablize that crack. Thankfully, the additional pier was approved by the homeowner quickly, installed that day, and a lift was still achieved.

Why do they matter?
Each of these scenarios affects the scope of work being performed--either adding to the amount of days on the job, increases to the number of piers needed, or an alteration of a repair plan.

After excavation is completed, a crack is found all the way through the footing:
--If this is a piering project, it will be necessary to place a pier on each side of the crack, which would mean an extra cost to the homeowner
--There is also a question of whether the property should be lifted, or simply stabilized

During excavation, severe footing degradation is discovered:
--This changes the scope of the project and the crew will need to reinforce the footing before any work can be done.
--The homeowner will need to decide if they are willing to have the crew present for additional days.
--The engineer will need to determine if the footing can withstand the pressures of a pier installation

During excavation, it is discovered that a foundation does not have rebar present:
--If this is a piering project, then the engineer will need to determine if the foundation can be lifted at all, or just stabilized.
--If this is a wall anchoring project, then the engineer will need to determine if the wall can be straightened, or just stabilized.
--The homeowner will need to weigh the risks vs. rewards of straightening or lifting if the engineer believes it possible.

While removing a slab, caissons or prior mudjacking are discovered:
--If this is a slab pier project, the increased slab thickness can present engineering problems
--If this is a tear out and replace situation, it will take the crew longer to complete the job and increase haul-away costs
--If caissons are discovered under a foundation, they will need to be cut before piers can be installed.

What do I do when confronted with a change in project based on site specific conditions?
Here's how the situation usually comes to fruition:

Best Case: Your installation crew finds a site specific condition that requires some sort of change, so they contact the Production Manager, Design Specialist and/or Engineer immediately. If the situation isn't a big deal, they will receive small revisions or instructions and you will be notified of what plan is in place.

Medium Case: Your installation crew finds a site specific condition that requires addition or subtraction of wall anchors, piers, or other equipment (like the cracked footing situation we described above). Everyone is notified of the possible outcomes and decides on a course of action together.

Worst Case: The site conditions are so severe that the project, or certain portions of it, must be overhauled, undone, or abandoned. This has so rarely occurred that I wasn't certain exactly what would happen until I spoke to our engineer. He said that at that point, he and the customer and the evaluator would go back to the drawing board and reassess the whole situation.

October Weather Has Been Hard on Denver Foundations

Mon, October 17 2011, 00:00:00 -500

Hot and Cold Weather Shift Soil Movement into Overdrive

Weather plays a major role in soundness of your home's foundation and the weird weather that we experience in October can be hard on a stressed poured concrete or block foundation. Expansive clay soil is the most common type of problem soil found throughout sections of Denver, all of Littleton, and most of the Northern Metro area. Rain or groundwater cause expansive soil to expand rapidly and unpredictably. Sun and increased air temperatures with low humidity cause that same soil to contract. These fluctuations take place repeatedly in a small time interval in October.

Where Did that Crack Come From?

The soil movment is similar to the stresses placed on a balloon when you blow it up and let the air back out repeatedly. The balloon gets misshapened and the elasticity of the fabric lessens. The soil also becomes less elastic and loses it's original shape, or settling pattern. You can even see soil cracking or mud puddling when this occurs. The shifting soil conditions cause the pressure on a foundation to bounce back and forth. This leads to cracking, settling, and bowing.

What is that Bulge in the Wall?

A similar scenario plays out for wall bulges that appear "bubbly". They are often signals of rapid soil expansion and contraction with accompanying water intrusion. Naturally, concrete should never look "bubbly", and it's very tough on the tensile strength of poured concrete to expand and contract frequently. After a while, that wall will experience cracks and more permenant bowing.

Signs of Foundation Settlement Inside Your Denver Home

Mon, October 10 2011, 00:00:00 -500

Signs of Foundation Settlement Inside Your Home

Many of the signs you can see on the outside of your home are similar to the ones inside your basement. Stairstep cracks, for example, maybe seen in a basement belt from concrete block. In the constructed of poured foundation walls, vertical cracks are more common. Cracks in your concrete floor slab can signal foundation settlement, but may also be assigned at the slab alone has settled.

Looking Around Upstairs
1. Drywall Cracks-- cracks in drywall throughout the house are a good indicator of settlement, and may be more obvious in the uppermost levels of your house. The following signs are common: drywall cracks off of the corners of doors and windows, cracks that follow drywall seams, and drywall tape buckling, pulling or ripping away.
2. Doors and Windows--Again, observing what is happening around doors and windows is important.
Ask yourself this:
--When I put a level across the top of the door or window frame, is that normal?
--Do any of my doors or windows stick when I try to open or close them?
--Have I planed across the top of the door to make it open and close more easily?
--Is there evidence that a previous homeowner has done this?
--Have I had to move or replace locking or latching mechanisms on doors?
--Is there evidence that a previous homeowner has done this?

If you answered yes to any of these questions, chances are, you have a foundation settlement problems.

Signs of Foundation Settlement Outside Your Denver Home

Mon, October 3 2011, 00:00:00 -500

Stair step cracking
Stair step cracking is often a telltale sign of foundation settlement and is very common in brick and concrete block walls. As your home continues to settle further, vertical cracks me whiten, indicating that the wall is rotating outward.

Chimneys
One of the more scary and dramatic signs of settlement is a chimney separating away from the rest of the home. Sometimes chimneys are built on the foundation that is not connected to the rest of the home, making it even more at risk for settlement.

Clues From Doors and Windows
Whenever an opening is cut or created in a wall, such as a door or window, it becomes the weakest point of the wall. Because of this, doors and windows often display the first signs of settlement. Three common observations include: doors and windows out of square, cracks extending from the corners of doors or windows, and the separation of the door or window from the frame or exterior finish.

Have you noticed newer chaulking around out side doors and windows? This is a common homeowner fix to the damages caused by foundation settlement.

3 Types of Foundation Movement in Colorado

Mon, September 26 2011, 00:00:00 -500

Settle, Sink, and Sag
When the soil under your home shrinks or shifts, then your foundation or parts of it will settle. If the whole foundation settled evenly, you don't notice anything. But usually one part of your home settles more than another part and causes cracks in your foundation. This is vertical movement.

Bow, Buckle, and Lean
when the soil outside of your foundation wall expands, it can cause horizontal movement of your foundation. Because your foundation walls are not supposed to move in word: they crack, bowel, leaned in, push in, and sometimes slide Inn. Wendy's walls are supposed to hold up your house and everything and everyone in it, and they aren't even standing up straight anymore, well, that's not good. Night all. This is horizontal movement.

Bubble, Bump, and Heave
he is the upward movement of a foundation or slab pause by expanding or swelling of the underlying clay soils due to an increase in moisture. Heave is more common for slabs and foundations since the weight of the home on the foundation may partially or fully affect the swell force. Heave is another type of vertical movement, only this time, the force is pushing everything upward!

Hydrostatic Pressure and Condensation Increase in Colorado's Fall Weather

Wed, September 21 2011, 00:00:00 -500

There are two concerns with Autumn's onset that effect your foundation: 1. Hydrostatic Pressure
2. Outdoor temperatures are lower, leading to condensation.

Hydrostatic Pressure
This Fall has come on quickly and we've had more afternoon rain than usual. This increases the pressure exerted by groundwater on our foundations. When the backfill soils around our homes remain moist, it increases the likelihood that our foundation walls will bow and bend inward.

The challenge in these situations is what happens next. The increased pressure doesn't go away as the ground freezes. This means bowing walls can actually crack as winter sets in! Thankfully, it's not a hard repair and it can be carried out even when the ground is frozen. For more information on fixing bowing walls, check out: bowing walls?

Here's an example of a bowed wall from littleton, CO. The bentonite soil exerted pressure inward after a heavy rain and led to cracking as well.

Condensation
If you have a vented Crawlspace, you've probably noticed that your floors have gotten chilly lately. If you're like me and have been battling a fall cold to boot, then you've turned on your heat. The reason that your floors are cold is that the outdoor air is being sucked into your Crawlspace. The cold floor causes you to turn on the heat, which causes cold outdoor air to meet warm indoor air at floor level. This leads to condensation on your subfloor, which increases the coldness of your floors. It also leads to bending, squeaking, bowing, and rubberiness of main level floors.

Cold floors and the accompanying energy in efficiencies can be remedied regardless of weather. It's best to get them fixed prior to turning on the heat, but it's never too late. These remedies will also ensure that you don't end up needing to perform repairs on your subfloor, additional bracing or beams, or other structural remediation.

Here's an example of the damage done over time to a crawlspace with condensation issues in Denver, CO. The wooden support beam has shifted and warped. The column supporting the beam has degenerated, and there is mold (white spots) on the wood.

Slabs are the Barometer for Foundation Problems in Thornton, CO

Mon, September 12 2011, 00:00:00 -500

Slabs are designed to crack. They are poured much thinner than a foundation wall and placed directly on to the soil. That's why they are excellent indicators of what the soil around your home is doing. Slabs will crack under soil movement pressure and either heave upward or settle downward, giving you a good idea of what forces are at work on your foundation.

Above: Here's a picture of a settling basement slab, you can see that the slab has moved significantly. The evaluator noted in his report, "Slab movement of extreme magnitude. Taken place over 7 years. Homeowner has patched and repaired drywall to remedy cosmetic issues. Foundation has cracked in last 3 years, increasing in severity each year".

Below: Here's an exterior picture of the foundation in the same property. The foundation cracked after the pressures from the soil proved to be too much for the concrete.

What Causes a Concrete Floor Slab to Settle?

Cracks in a floor slab can indicate a foundation settlement problem. Sometimes, those cracks can be misleading. It is possible that while the foundation remains stable and in place, the floor slab alone is settling. Or, the slab cracks can be the result of a problem called heave. Slab settlement is most common in slab-on-grade homes and buildings where the floor slab is closer to the ground surface and therefore more influenced by the soil in the "active zone". If you see cracks in the concrete floor, larger than the width of a business card, it is indicitive of slab movement. Slab settlement usually occurs due to:
1. Drying and shrinking of the soil under the slab
2. Washout of soil under the slab
3. Poor compaction of fill soils

How Do I Know the Slab is Settling?

There are some pretty common sense indicators that slabs are moving. Cracks in the floor, especially ones dramatic enough to cause trip hazards, are the primary indication. Generally, multiple slabs will be affected, so if the garage floor slab is settling or heaving, then it's a good idea to check the basement floor slab and any slab on grade portions of the floor plan. Another easy to spot indicator is floors dropping and separating from walls, forming a gap.

The slab settlement indicators that are less obvious are:
1. Interior walls pulling down and separating from the ceiling, forming a gap between the wall and ceiling
2. Walls pulling away from other, adjacent walls
3. Interior wall cracks, commonly off the corners of interior doors.

Wall Straightening Now in Denver

Mon, August 29 2011, 00:00:00 -500

In some cases, basement walls have leaned or bowed in severely and are in a dangerously unstable condition. Other times, homeowners want to straighten their walls right away so they can finish their basement. Regardless of the reason, basement walls can be excavated and straightened immediately rather than waiting to tighten the walls periodically. Sometimes, straightening the wall is the best option and it can be done at a fraction of the cost of replacing the foundation.

Wall Anchoring applications can provide immediately straight walls by excavating around the exterior of the foundation and removing the soil. Then, the anchors are properly tightened to straighten the wall. Finally, the soil is backfilled and the wall remains straight.

Bowing Wall Solutions in Littleton, CO

Wed, August 24 2011, 00:00:00 -500

Are Wall Anchors all the same size and approach?

It can be difficult to determine which repair option is the best for your home, especially if you have more than one expert sitting down with you. Most foundation repair options are customized to your home, which can create a wide variance in project plans and prices.
One of my friends, Stephanie, is relocating and put her home on the market. She lives in Littleton, near Ken Caryl Blvd and she knew that she was going to have to do something about her bowing basement wall, which is about 3" out of plumb in the center. She asked me a question about wall anchors that got me thinking that other homeowners would want to know this answer, too!

Stephanie asked me, "Aren't Wall Anchors a 'One Size Fits All' approach?" The quick answer is no.

Peak installs Geo-Lock wall anchors, which have been designed to extend a minimum distance of 12' out from the foundation wall to prevent load from being transferred back to the wall. This isn't the case with all wall anchors from all manufacturers, so it's a good idea to ask your Design Specialist what the design specs are for the wall anchors that you're purchasing.

There are several factors that the Design Specialist needs to factor in to your basement wall repair project:
1. Height of the wall
2. Height of the backfill
3. Vertical placement of the wall plate
4. Type of soil
5. Strength of soil
6. Is the wall being straightened immediately or over time

If you assume the worst possible soil conditions, and assume the backfill is a height of 8', then you can be assured that a 12' anchor rod will be sufficient. This is because the engineers who developed the Geo-Lock system and other engineered basement wall repair systems create everything with a safety factor of two for the worst case scenario. In special circumstances where backfill heights are greater than 8', we have anchor rod extensions to adjust the system to proper safety factors and insure it's functionality.

Adjustments can also be made to wall anchor spacing, anchor rod length, and size of the earth anchor to ensure that the anchors will provide adequate holding capacity in almost any soil condition. In turn, the system can be scaled back to provide adequate holding capacity for more "ideal" situations to reduce overall project costs.

Bowing Walls in Littleton Can Straighten Immediately or Over Time

Mon, August 15 2011, 00:00:00 -500

What if I want my wall straight now?

In some cases, basement walls have leaned or bowed in severely and a in dangerously unstable condition. Other times, homeowners want to straighten their walls right away so they can finish their basement. Either way, basement walls can be straightened immediately rather than waiting for seasonal soil fluctuations and tightening wall anchor rods over time.

If you want a wall straight now, which is the case in virtually all real estate driven transactions, then we recommend excavating the soil on the outside of the bowed basement wall, having the installation crew appropriately torque the wall back into plumb condition, and then refilling the soil.

Sometimes, straightening the wall immediately is the best option and it can be done at a fraction of the cost that wall replacement brings with it. Naturally, this option is more expensive than the gradual tightening process, so it's a good idea to go over both foundation repair costs when meeting with your estimator.

Loveland Homes Sitting on Clay Soils

Thu, August 11 2011, 00:00:00 -500

What does my home sit on?

The obvious answer is "the ground". When determining what may be causing your home to sink, settle,

or sag; however, we look deeper. The soil layers that compose your "active zone" can be sandy, loamy,

or clayey. They can be different thicknesses and abilities to hold water. These layers were formed or

deposited there thousands and thousands of years ago when the earth was formed. Some layers may

even have been put under your home by your builder!

Soil Layers and Bearing Capacity

Typically, soil layers get stronger with depth. In most locations, you will find a shallow layer near the

surface that is organic, making it easy for plants and other vegetation to grow. Below that top layer, we

usually find clayey soils intermingled with loamy substrate. As the layers deepen, the sl eventually

becomes a load bearing strata called "claystone".

Clayey and Loamy Soils

Loamy soil is typically run off from mountainous streams and it tends to settle easily. The intermingling

of clay can cause problems like "heave", which is the upward movement of soil in expansion with the

introduction of water.

The "Active Zone"

The "active zone" refers to depth of soil beneath the ground surface that is the most affected by

changes in moisture as the seasons or climate changes. The active zone may vary from a few feet

below grade to more than 30 feet. This depends upon what area of the Front Range that you live.

The melt season in Loveland, in combination with rain saturation, can cause wet basements, heaving

foundations, and many other repairs for your home.

Wall Anchor Tightening During Colorado Heat Waves

Mon, August 1 2011, 00:00:00 -500

What keeps Wall Anchors from pulling through the wall?

I recently received a phone call from a very concerned new owner of a home that Peak had installed wall anchors on. Last year, the previous homeowners had noticed that their basement was was bowing in about 3/4" on each side and up to 1 1/8" in the center. They opted to have five wall anchors installed in the property and tightened over time to pull the wall back straight.

The new homeowner received her instructions and was tightening the wall on Friday when she became concerned. What would happen if she tightened the wall anchors every season? Wouldn't the Wall Anchors eventually pull through the wall?

When the new homeowner called, we were able to put her mind at ease. Wall anchors can be tightened periodically throughout dry seasons to slowly pull wall back to a straight position. Peak installed Geo-Lock Wall Anchors that are tightened to a specific amount of torque that is easily measured and correlates to a force that is easily handled by the strength of the wall and the passive resistance of the soil on the outside of the wall (or backfill soils). Between the torque and the force of the walls, the engineered wall anchors are calculated to allow for seasonal tightening. This occurs because the soils dry out slightly and place less resistance force on the wall from behind. The decrease in resistance allows the anchors to be tightened. The tightening procedure brings the overall torque back to the installed torque and the system remains stable. In essence, the wall anchor tightening procedure is actually better for the wall than leaving the system alone would be!

Coloradan talks about Recycled Steel for Home Foundations

Mon, July 25 2011, 00:00:00 -500

I have some clients who ask to have their foundations replaced. I normally draw their attention to two very important things:

1. The new foundation will still be sitting on the unstable soils that destroyed the old foundation

2. Concrete is a very energy intensive material to produce, due to the bake time and temperatures of limestone, which is used to produce Portland cement.

I definitely don't want to "green wash" every solution that surrounds your home, but I do want to draw your attention to something pretty about steel piering. For me, it's about the price of the solution--if something is energy intensive and labor intensive to produce, then it automatically costs more to purchase. If you couple that with the idea that the new foundation will meet the same fate as the old foundation, I'm going to choose a cheaper option, namely piering or anchoring.

Why is the Piering or Anchoring Option Cheaper?

The products that I recommend are made from steel. Steel is the most recycled material in the world and Peak Structural uses Foundation Supportworks products, which are constructed from recycled steel. In addition to that, it takes far less labor to install a pier or an anchor than it does to dig out and replace a foundation, so you save money on labor. Throw in the issue of a lifetime warranty for these products, and the scales tip easily to foundation repair over replacement.

Recycle Old Steel?

Recently, someone asked me if we recycle our old piers. I honestly had to say that I don't know of any time that someone has dug out one of our piers to replace it with something else in order for us to recycle it. This is because between the strength and durability of the solution, and the lifetime warranty, we've never had someone need to. I do know that our crews have committed to recycling the scraps of steel that aren't used in the project.

Will Steel Piers Rust in Colorado Clay

Mon, July 18 2011, 00:00:00 -500

We recently received a great question from one of our new clients, Sarah. Her home is in Littleton, CO and needs a push pier installation completed. She was concerned that the piers would rust and breakdown over time. Here's the answer to that concern:

Dear Peak:

I'm freaking out that my piering on my home will fail. Won't the piers rust and get degraded and fall apart? Corrosion is common in my area of town due to the mineral deposits in our soil and I'm really worried about it. Can you let me know about the best solutions to battle this corrosive damage?

--Sarah

Sarah,

First of all, I completely understand your concerns. I've seen the mineral deposits on your sump pump and you mentioned that you frequently replace sprinkler heads because of these problems. My recommendation would be to look at the article below and determine if you would prefer galvanized steel piers over the black steel that we looked at before:

With steel piering systems, there is a great debate about whether the product can be installed with black, uncoated steel, or if it's necessary to galvanize the steel for greater corrosion resistance. There are many factors that can go into the argument and many site-specific variable that can influence the decision.

Here are some facts on corrosion to help you decide:

1. Everything degrades over time and is consumed by the ecosystem.

2. In order for corrosion to occur, three things must be present--water, oxygen, and corrosive material.

3. Deep in the ground, a steel pier may encounter water, but will encounter very little oxygen. Near the surface, steel is more likely to be exposed to both. Therefore, the deeper the steel is, the slower the corrosion process.

4. Galvanizing does protect and extend the life of steel.

5. Foundation Supportworks designs and analyzes our products keeping in mind corrosion loss rates provided by the International Code Council. All FSI products can be installed with either black or galvanized steel, depending on the site-specific conditions and desires of the home owner.

6. Either way, black or galvanized steel will likely outlast the components used to build the home itself.

Galvanzied Steel for Helical Systems in Littleton

Thu, July 14 2011, 00:00:00 -500

Short answer: Yes. The Foundation Supportworks engineers design products with the criteria in mind and then submit their designs and test products for rigourous testing.

Why is Galvanized Steel Important?

Corrosion is a very common point of discussion for many specifiers who are considering the use of helical foundation systems. It is certainly a fair question, and although corrosion is a very real and complex topic that needs to be addressed by anyone who designs steel products for use underground or out in the elements, it is actually very rare that losses due to corrosion will govern the design of a helical foundation system. The reason for this has to do with the way helical foundation systems are installed. There is typically much more steel required to resist the torsion forces during installation than is required to resist the axial forces that the pier will resist while in service. ICC-ES AC-358 addresses the issue of corrosion and quantifies the amount of corrosion loss that needs to be considered for any helical product seeking evaluation, and Foundation Supportworks designs their products with these criteria in mind. More specific and detailed information about corrosion is available in the FSI Technical Manual.

Helicial Foundation Systems and their Advantages

Mon, June 27 2011, 00:00:00 -500

Helical Foundation Systems are an extremely versatile deep foundation alternative, used within grade beams and pile caps in residential, commercial and industrial load applications.

High capacity deep foundation alernative

Ultimate torque-rated capacities on the order of 130 kips may be achieved with helicial shaft sizez up to 4.5 inches in diameter.

All weather installation

Helical piles can be installed through inclement weather and freezing temperatures.

Installed in areas of limited or tight access

Helical piles can be installed with hand-held equipment, mini-excavators, skid steers, backhoes and larger track equipment. The equipment and drive heads can be sized according to the project design loads, as well as site access.

Vibration-free installation

Rotary installation of helical piles does not produce ground vibrations, unlike traditional driven piles or rammed aggregate soil improvement options.

Install quickly without generating spoils

Helical piles do not auger soils to the surface. Therefore, there are no hauling or disposal costs for spoils similar to auger-cast piles or drilled shafts. For contaminated sites, disposal and/or treatment of disturbed material can be extremely costly or make the project cost-prohibitive.

Support of temporary structures

Helical piles can be removed from the ground by reversing the installation process.

Foundation concrete can be poured immediately following installation

Installed steel piles do not require a curing period like drilled shafts or auger-cast piles.

Concrete Basements in Colorado

Mon, June 20 2011, 00:00:00 -500

Why cracks?

If these homes are so new, why do we see cracking in the basement walls and floors? Concrete foundations have a high bearing capacity, but that capacity is not transferred to lateral slab pressure. To make this less confusing, think of your basement wall. It's very good at holding up the entire weight of your home without breaking. This is the bearing capacity. On the other hand, the basement wall will bow or crack when pressure from the soil increases pressure against then wall horizontally. This is the lateral pressure that I was talking about.

Why moisture?

If cracks weren't bad enough, poured concrete basements can also development moisture problems. While basement flooding isn't necessary the focus of this article, it can occur seasonally in Colorado. For more info about wet basements, click here.

If your basement experiences seasonally moisture intrusions, it indicates that your surrounding soil is also having these problems and it can lead to the cracking I talked about above.

Lifespan?

With cracking and moisture present in a concrete foundation, exactly how long will it last? Thankfully, concrete foundations are easy to repair, cost effective, too. They can outlast stone, brick, and block by many years. It's estimated that a concrete foundation can last at least ________ years.

Naturally, leaving cracks and moisture untreated will decrease the ability for a concrete foundation to perform correctly. It will also decrease it's bearing capacity.

Poured Concrete Foundations in Bellvue

Mon, June 13 2011, 00:00:00 -500

After my blog post on the basic foundation types for Ft. Collins and the rest of the Front Range, we were asked to expound on the foundations and include the warning signs of problems with each foundation type, and the general repairs that homeowners can expect when they encounter problems. This article isn't just for Ft. Collins, though, homes up and down the Front Range are going to fall into these categories. The final type of foundation we discussed was poured concrete, so here's breakdown.

Poured concrete foundations are the most recent technological advancement, so they are the most rapidly changing. This means there are the most variables present when assessing this type of foundation.

For example:

--Bulbous footing

--Unreinforced poured concrete

--poured footing

--Reinforced (with rebar)

--No footing

Each type of poured foundation requires a slightly different design approach when looking for repairs. However, the problems are generally the same--cracking, settling, bowing, and heaving. They can be slightly harder to detect in a poured foundation, but they are easier to repair.

What to Look for:

--Cracking either horizontally or vertically

--Bulging or bowing of walls

--Diagonal cracking from windows or doors above grade

--Heaving upward of basement slab

What to Do:

Primarily, you will want to check for horizontal movement--either bulging or bowing in the walls. Both of these problems can be repaired with a Wall Anchoring application. Secondarily, if your foundation is settling or shifting, then piering will be required. Either unreinforced or reinforced concrete foundations can be both stablized and lifted--the only difference will be pier spacing. Finally, if heaving is occuring, then it may be necessary to tear out the slab, replace it with a structured floor to allow the expansive soil somewhere to expand to, and stabilization of the foundation walls.

Block Foundations in Denver and Boulder

Mon, June 6 2011, 00:00:00 -500

After my blog post on the basic foundation types for Ft. Collins and the rest of the Front Range, we were asked to expound on the foundations and include the warning signs of problems with each foundation type, and the general repairs that homeowners can expect when they encounter problems. This article isn't just for Ft. Collins, though, homes up and down the Front Range are going to fall into these categories. The third foundation we discussed was block, so here's breakdown.

Block foundations were popularized in the 1940s. Cinderblocks were larger, easier to work with, and were able to be put into place rapidly. With the post-World War II housing boom, cinderblock foundations were popping up all over the Front Range.

Block foundations have less concerns and problems over time than brick or stone, but they are still prone to stair-step cracking and bowing or bulging. Since they are a newer building material, you will notice less degradation and wear in general.

What to Look for:

--Loose blocks

--Bowing or bulging

--Water intrusion

--Tilting or tipping at base

--Stairstep cracking

What to Do:

Primarily, you will want to check for horizontal movement in the block walls, or tipping. Both of these problems can be repaired with a Wall Anchoring application. Secondarily, reinforcement might be required if the foundation has cracking or crumbling. That might mean the creation of a sister wall. Finally, the foundation might require piering to keep it from shifting or settling. Many block foundations can be both stablized and lifted--the only difference will be pier spacing.

More on Brick Foundations in Fort Collins

Tue, May 31 2011, 00:00:00 -500

After my blog post on the basic foundation types for Ft. Collins and the rest of the Front Range, we were asked to expound on the foundations and include the warning signs of problems with each foundation type, and the general repairs that homeowners can expect when they encounter problems. This article isn't just for Ft. Collins, though, homes up and down the Front Range are going to fall into these categories. The second foundation we discussed was brick, so here's breakdown.

After homeowners stopped using natural stone, which was swiftly becoming expensive and timely to acquire, they turned to mass produced red brick. It was affordable, easy to use due to its uniform size and decreased weight, and was easy to mortar.

Brick foundations have many of the same concerns and problems that you can spot on a brick home--like stairstep cracking. Overall, they will require less maintanence than a stone foundation, but more than a cinder block one.

What to Look for:

--Loose bricks

--Crumbling mortar

--Water intrusion

--Daylight through gaps

--Stairstep cracking

What to Do:

Primarily, brick foundations will require regular maintanence. This includes periodic tuckpointing, or replacement of the mortar. This will keep the foundation intact and functioning properly. Secondarily, reinforcement might be required if the foundation has cracking or crumbling. That might mean the creation of a sister wall. If bricks have fallen out or are missing, an encasement design is warranted. Finally, the foundation might require piering to keep it from shifting or settling. Due to the fragile nature of a brick foundation--it's lots of very small independant pieces, it is not advisable to attempt to lift, but rather to just stablize the foundation.

Stone Foundations along the Front Range

Fri, May 27 2011, 00:00:00 -500

Stone Foundations are usually found in homes built in the late 1800s to early 1900s. They are composed of area stone either taken straight from the ground or quaried.

If the stone was removed from the lot, or other nearby soil, then you'll notice varying sizes and shapes, possibly even different types of stone in one foundation. These foundations are generally older than quaried stone foundations and have more mortar. More mortar is present to smooth out the varying sizes of stone. The mortar is also usually hand mixed and rougher in texture.

Quaried stone foundations tend to have smoother edges, similar sizing, and are all the same type of stone. You'll probably notice that the mortar is more consistent in color and texture.

What to Look for:

--Loose stones

--Crumbling mortar

--Water intrusion,

--Daylight through gaps

--Cracking

What to Do:

Primarily, stone foundations will require regular maintanence. This includes periodic tuckpointing, or replacement of the mortar. This will keep the foundation intact and functioning properly. Secondarily, reinforcement might be required if the foundation has cracking or crumbling. That might mean the creation of a sister wall. Finally, if stones have fallen out or are missing, an encasement design is warranted.

What Types of Foundations are Found in Ft. Collins

Wed, May 25 2011, 00:00:00 -500

Many of my Realtor friends have been requesting an article that outlines the basic foundation types that you can find in Ft. Collins. This article isn't just for Ft. Collins, though, homes up and down the Front Range are going to fall into these categories.

Stone Foundations are usually found in homes built in the late 1800s to early 1900s. They are composed of area stone either taken straight from the ground or quaried. Most homes in the area will be composed either of granite composite, or sandstone (most commonly Peach Blow Sandstone). Some foundations are composed of Claystone, though it is the least common stone used.

Quaried stone foundations tend to have smoother edges, similar sizing, and are all the same type of stone. You'll probably notice that the mortar is more consistent in color and texture.

Next Came Brick

Then Block

Now Poured Concrete

For example:

--Bulbous footing

--Unreinforced poured concrete

--poured footing

--Reinforced (with rebar)

--No footing

Know Your Underground Hazards in Wheat Ridge, CO

Mon, May 23 2011, 00:00:00 -500

Did you know that there is a Utility Location and Coordination Council Uniform Color Code that locate companies must adhere to when marking your property?

It's important as we start our exterior home improvement projects this season to understand what different color hazard markings mean. Knowing the colors can help prevent injuries, fines, and potentially deadly consequences.

Here's the quick reference list of spray colors:

Extreme Caution Needed--Electricty, Gas, etc

RED: electric power lines, cables, conduits, and lighting cables

YELLOW: natural gas, oil, steam, petroleum, or other flammable materials

ORANGE: telecommunication, alarm, or signal lines, cables, or conduit.

Water-Related Markings

BLUE: drinking water

GREEN: sewers and drain lines

VIOLET: reclaimed water, irrigation, and slurry lines

Other

PINK: temporary survey markings, and unknown or unidentified

WHITE: proposed excavation limits or route

Advances in Foundation Repair Technology Due to Research Done in Golden, CO

Wed, May 18 2011, 00:00:00 -500

Buyers ask why builders didn't do a better job

Real estate season is gearing up here in the Front Range. Our phones have been ringing with buyers, sellers, agents, and home inspectors asking the same question: Why didn't the builders do a better job building foundations in Colorado?

I wish there was an easy answer. I understand the frustration! I've lived in and owned 5 homes with foundation problems and it's never a pleasant reality. The simple truth is that building homes and foundations in Colorado, especially along the Front Range, is challenging at best. In fact, all the proven methods of foundation construction fall short of avoiding house foundation problems in Colorado. Every one. Traditional construction methods are often developed in more settled areas. Those areas tend not to be built on heavily expansive clay soils like Colorado. In fact, Colorado is one of the few areas in the nation where testing occurs for foundation repair technology! Why? Well, we've got the soil that needs it most!

Foundation technology has changed over the years

Foundation technology has changed over the years--just slowly. Foundation repair dates back to the Bronze Age, when foundations were first used in agricultural settings. Mortar wore out quickly back then, so old motor was brushed out and replaced with a manure and straw mixture. From there, mortar changed, but foundation construction didn't advance significantly until about 50 years ago when we widely adapted the use of poured concrete foundations. From then on, foundation construction changed frequently. Some builders included rebar, others added footings to support the walls. The style, shape, and thickness of a footer were unique to the builder. This made repairing a foundation very expensive and very difficult because you never knew what you would find under the ground.

Active soils along the front range are great testing ground

The Front Range of Colorado is known as one of the most active soil areas in the nation. That makes it an ideal location to test the latest and greatest in foundation repair technology. Why is Golden a great location for this? Well, the right blend of several factors:

--Seasonal Drought Conditions: the clay soil in this area dries out during hot summer months. As the clay dries, it shrinks. This leads to settling.

--Heavy precipitation at times: heavy rain and flash flood conditions occur along the Front Range. This allows the clay soil to rapidly expand and cause heaving

--Both occur quickly: with heavy rain and lots of sunshine, the soil conditions in Golden change rapidly. This allows for accelorated testing of foundation repair equipment.

--Maturing Trees: Golden has some very mature trees, which usually have root systems twice the size of the canopies. These trees exert tremendous pressure on foundations when they are present and can literally tear a foundation to pieces.

Recent advances lead to better solutions

Some methods of foundation repair have been disproven for the expansive soils around Westminster. For example, concrete pylons and caissons are no longer considered reliable. This is due to the soil conditions in our area. Concrete piers or caissons rely on skin friction to remain stable. Expansive soils create too much skin friction and result in concrete piers not being driven very deep into the ground. They are then just as susceptible to heave and settling as the foundation itself.

Better solutions are designed for this soil

An example of a method has is designed and tested for our expansive soil is the galvanized steel pier. Steel resistance piers are hydraulically driven down through expansive soils until they hit bedrock, or other load bearing strata. From there, they are able to life the home off unstable soils. These piers do not rely on skin friction, so they are able to be driven deeply into the ground for a long lasting solution.

When to Find a Denver Mudjacking Company versus a Front Range Foundation Repair Company

Tue, May 17 2011, 00:00:00 -500

Determining whether to use a mudjacker or a foundation repair guy can cause confusion. Most of us don't deal with this sort of thing day to day, so how do you know who to pick? I've compiled an easy guide to determining if you need a mudjacker or a foundation repair company. First, let's look at what both do for you.

A Mudjacking Company relevels slabs of concrete by injecting a leveling compound. They bore a hole in the slab, then attach specialized equipment that forces leveling compound under the slab. The compound, referred to as "mud" is forced between the slab and underlying soil under extreme pressure. The leveling compound proceeds to dry and bond with the cement, creating a thick, rigid surface. In most cases, mudjacking companies also offer a slab releveling compound that sits on top of an existing slab and they may also offer flatwork refinishing. Mudjacking Companies are the slab maintenance and refinishing experts.

A Foundation Repair Company uses engineered solutions to return a home's foundation to level condition. This is usually accomplished through deep foundation piering or resistance piering. They deal almost exclusively with the structural elements of a home and work within the rigorous standards of local building departments. Foundation Repair Companies are the foundation repair and maintenance experts.

#1. Uneven sidewalk

Definitely a Mudjacking Company.

Why? Because sidewalks are not structural in nature. They are slabs and can be removed, replaced, or leveled without requiring a permit. In most cases, adding leveling injections (the fancy term for mudjacking) will not cause further risk to the stability of a sidewalk. In fact, leveling injections were designed for exactly this type of work. Also, sidewalk repair and replacement post-injection is pretty painless, so you're risk and investment are low.

#2. Uneven basement floor

Definitely a Foundation Repair Company

Why? A basement floor is the barometer for the overall stability of your foundation. If you're seeing sinking, or bulging, it means there is expansive soil at work on your foundation. Additionally, adding leveling injections here will increase the thickness of the basement slab, making it harder to crack. This can cause larger issues with your foundation walls later on if movement is present there.

#3. Uneven driveway

Mudjacking Company all the way!

Why? Driveways are at the mercy of sun, wind, rain, snow, and uneven weight distribution. These factors cause the slabs to settle unevenly. Mudjackers have the knowledge and technology to repair these problems quickly and inexpensively. It's their number one service to clients!

#4. Uneven patio

Depends!

Why? You want to select a Foundation Repair Company if the patio has settled toward the home. This means that water has been running into your foundation and activating the soil surrounding it. Patios that have settled toward homes are often the precursor to discovering bulging or bowing basement walls. Select a Mudjacking Company if the slab has settled away from the foundation because this is probably natural settlement over time and has most likely not impacted the foundation's stability.

#5. Interior vs. Exterior

A good rule of thumb for knowing who to call is the Outside vs. Inside rule. Generally, Mudjackers specialize in exterior slabs, walkways, patios, and sidewalks. These are nonstructural elements that are naturally prone to settling, sagging, and cracking over time. Mudjackers are specially equipped to work with flatwork problems like this. Foundation Repair Companies, on the other hand, specialize on interior poured concrete or block structures. They have specialized equipment to determine where and how a foundation is moving and can provide long term solutions with 25+ year warranties.

#6. Structural Elements vs. Nonstructural Elements

Another good rule is the "Attached or Not" rule. If the uneven element is attached to the house, like a front porch or basement wall, then it's best to contact a Foundation Repair Company. If the element is not attached to the home, like front steps, sidewalks, or walkways, then you can contact a mudjacker.

The nice part about Mudjacking and Foundation Repair Companies is that they work really well together. In many cases, they are able to get their individual portions of a project done at the same time, so you have less downtime and mess!

Your Northern Colorado Design Specialist

Fri, May 13 2011, 00:00:00 -500

Peak Structural enhances capabilities with new hire, Byron Johnson as System Design Specialist and Structural Evaluator for Peak Companies, specializing in Boulder, Longmont, Golden, Ft. Collins and surrounding areas.

Peak Structural is pleased to announce the hiring of Byron Johnson. Byron will join the Peak Structural team, working with Michael Sullivan, P.E. and Aaron Henes, General Manager in the Front Range office headquartered in Denver, CO. After extensive structural training, Ronnie will be joining the Peak Structural Design team, serving Boulder, Longmont, Loveland, and Ft. Collins. Peak Structural, Inc is owned and operated by Paul Sutton. Paul and his company have been solving foundation problems along the Front Range and surrounding areas for over 10 years. Peak Structural is a member of the Foundation Supportworks, Inc network, which supports and trains the best foundation contractors throughout North America.

Byron will be working in the structural evaluation and remediation design department as a certified specialist. His work will be focused in the areas of solution development, product verification and application, and development of technical documents and presentations.

Michael Sullivan, P.E., of Foundation Engineering Services, has partnered with Peak Structural to provide the training and education for all System Design Specialists. He welcomes Byron to the team. "We are eager to have Byron join the Peak team. His knowledge of customer service and his attention to detail make Byron an exciting addition to our growing company; Byron's hire further positions Peak Structural as a customer-oriented leader in the foundation repair industry."

"I'm very excited about joining this outstanding, self-aware company," says Johnson. "Peak has developed a competitive business model with a dedicated focus on their customers. I am honored to be a part of Peak Structural's continued growth."

Byron has been building and remodeling homes for over 8 years and gained a good understanding of a home's construction. This experience has allowed Byron to become an expert in system design and structural diagnosis. Byron is originally from Nundle, New South Wales in Australia. Byron said that finding Colorado as a place to put down roots was a lot like coming home! "Mainly, it's the people--warm, caring, open individuals who are thankful to live somewhere so beautiful," he says. Byron also found that Ft. Collins and Nundle are about the same altitude, which allows him to continue hiking--he's hiked 5 fourteeners in the last year!

***

If you'd like more information about this topic, or to schedule an interview with an individual mentioned in this article, please call Cassi Sherman Henes at 303-243-3028 or email cassi@peakstructural.com.

The Cost of Foundation Repair in Westminster

Thu, May 12 2011, 00:00:00 -500

We live in a pretty amazing time period. We have unlimited knowledge right at our fingertips through numerous web-ready devices sitting in the palms of our hands. With all these advances, you would think that foundation technology had changed rapidly too. In fact, it's only been in the last five years that significant changes to how a home's foundation are repaired have occurred.

Foundation technology has changed over the years--just slowly Foundation repair dates back to the Bronze Age, when foundations were first used in agricultural settings. Mortar wore out quickly back then, so old motor was brushed out and replaced with a manure and straw mixture.

From there, mortar changed, but foundation construction didn't advance significantly until about 50 years ago when we widely adapted the use of poured concrete foundations. From then on, foundation construction changed frequently. Some builders included rebar, others added footings to support the walls. The style, shape, and thickness of a footer were unique to the builder. This made repairing a foundation very expensive and very difficult because you never knew what you would find under the ground.

Recent break throughs

With standardization through building codes, foundations are much the same. This makes bidding and pricing the cost of foundation repair much more competitive and cost effective.

There are still old technologies and old foundations around the Westminster area, which can make getting the right solution for your problem more time consuming.

Old tech disproven

Warranties have lengthened

With the advances in foundation technology, including steel deep foundation piers, or resistance piers, solutions are lasting longer. This, in turn, creates a great value for homeowners! Warranties have been extended past the 25 year mark--in some cases, even for the lifetime of your home!

If you're looking at foundation repairs and trying to determine your costs, be sure to ask about warranties! If you'd like to have a Design Specialist from Peak Structural provide a free evaluation, contact us today!

Selling a Home in a Denver Area with Known Foundation Concerns

Tue, May 10 2011, 00:00:00 -500

The Real Estate market changes. We've all heard it, seen it, and are currently experiencing it. In 2006, homes were flying from Active to Pending in days. We thought it was easy to market and sell a home, even if it wasn't in the best condition. Currently, we're realizing that Real Estate professionals offer services and benefits that are invaluable to the home selling process. We're also realizing that home maintenance and curb appeal aren't just buzz words: lack of these items are deal killers. Now, more than ever, it is essential to capture buyers' attention and set our homes apart from the pack.

This can be extremely important when you're selling a home in several different areas in Denver. For example, many homes near Wadsworth and Chatfield are known to have suffer from the expansive clay in that area. Colorado Blvd and I-25 is another such area.

So, how do we put our best foot forward and stop buyers from running from our homes? It's actually all about preparation and presentation.

I Know My Foundation is Good Condition--Now What?

If you know your foundation is in good condition and there aren't major cracks or bulges, then you best step is to get an engineer letter stating that your home is in good condition. You can do this one of two ways:

1. Pay a Residential Structural Engineer to do soil testing, and produce an engineering report 2. Pay a Foundation Repair Company to generate an Engineering Letter.

The Engineering Report with soil testing can get expensive. If you want a large amount of paperwork to overwhelm and impress buyers, this is the option for you.

If you're like many of us and don't have the extra $500+ spend on an Engineering Report, then you can spend $395 and get a wet-stamped Engineer Letter that speaks to the condition of the home. Generally, it's a nice piece to have available if buyers ask after a showing.

I Don't Know if My Foundation is a Problem--Now What?

The first step is to check for cracks and bulges in both the interior and exterior of the foundation. Next, look for diagonal cracking coming from window openings, doorways, or hallways. Doors or windows that don't close properly, stick, or appear crooked are also good indicators you might have a problem. If you do see these things, contact a Foundation Repair company and have them send out a Design Specialist to do a free evaluation. If there are problems, the Design Specialist can give you an estimate for repairs, which you can decide if you want to fix or save the estimate for the buyers. If there aren't any repairs needed, the Design Specialist will let you know and you can, in good conscience, mark the Seller's Property Disclosure accordingly.

The only restriction on a free evaluation in most cases is that no paperwork is generated if no repairs need to be made, so you may end up needing to invest in an Engineer Letter later.

Dry Soil Conditions in Denver

Sun, May 8 2011, 00:00:00 -500

The windy weather along the Front Range has been a spring and summer reality forever. This May; however, has brought dry soil conditions coupled with the windy weather. It's a recipe for foundation cracks, settling, and structural integrity loss.

Why is soil moisture important?
According to the GHCC, "Soil moisture levels rise when there is sufficient rainfall to exceed losses to evapotranspiration and drainage to streams and groundwater. They are depleted during the summer when evapotranspiration rates are high. Levels of soil moisture are important for plant and crop growth, soil erosion, and slope stability".

What is Slope Stability?
Slope stability is a mathematical expression of the likelihood that an excavated or natural slope will slip or move. Your home's foundation is constructed inside an excavated space that includes a slope stability risk. To determine your slip risk, a slope stability analysis should be performed. Slope stability investigation, analysis (including modeling), and design mitigation is typically completed by geologists, engineering geologists, or geotechnical engineers.

Do I Need to Pay for That?
Thankfully, most of us don't need to go to the expense of a slope stability analysis. Our foundations are designed to fracture prior to a major slip occurance. That's why foundation cracking or settling is important to get checked out. It's a warning sign that soil stability is compromised.

Knowing About Cracks Should be Free!
Peak Structural offers free estimates and evaluations of your foundation concerns. We have Design Specialists with soil knowledge specializing in the Front Range. They interface with our staff engineer on all designs and solutions. Rest assured, we'll get you back on solid ground.

Landscaping Beautifully and Safely in Centennial

Thu, May 5 2011, 00:00:00 -500

by Cassi Sherman Henes

Good Landscaping

Mother's Day is almost here, the sun is warming us nicely, and we're all spending more time outside. I'm hoping to plant rose bushes and day lilies this year, as well as having sod put in our backyard. This means a sprinkler system with drip lines and landscaping additions.

It's a good time for me to evaluate how to create a landscaping plan that will be beautiful, sustaining in our climate, and safe for my foundation. That's right, landscaping must be designed so that it doesn't cause foundation problems later.

Here are some guidelines to creating landscaping that won't incur foundation repair costs later:

1. Plant trees at least 6' from foundation walls, further if it's an elm or aspen tree.
Why? Tree root systems branch out like tree tops, they can plunge around, under, and through concrete foundation walls. They can also draw out all moisture around a foundation, leading to settling. Elms and Aspens create groves through an expansive root and offshoot network and they do it quickly! They can subsume a foundation's integrity in just a few years.

2. Bushes and plants should be 3' from foundation walls.
Why? Introducing frequent watering near a foundation leads to soil expansion and contraction, which places stress on the foundation. In turn, that leads to foundation wall bowing and bulging, cracking and leaking, or heaving.

Bad Landscaping

3. Sprinkler systems should not spray the house.
   Why? Most of Centennial is built on mildly to severely expansive clay soils. Watering the soil near the foundation will introduce a catalyst to the soil, leading to heaving, which is the most expensive foundation problem to remedy.

4. Check the grade of your yard.
   Why? The grade of your yard determines whether water will run toward your home, drain into the ground in uneven patches, or drain away from your home. Here's an article on how to calculate your existing grade and remedy it if necessary.

5. Minimize watering through appropriate plant selection for our climate.
   Why? The answer is two-fold. It's easier to maintain landscaping that fits into our Alpine Desert climate. It keeps utility payments low and allows for less maintenance. Secondly, it keeps the soil consistently stable and decreases the risk of cracking and settling foundations.

Selecting a Denver Foundation Repair Company with a Systematic Approach

Wed, May 4 2011, 00:00:00 -500

Denver and its surrounding areas are full of foundation concerns. This occurs because of the frequency of expanding and swelling soils throughout the metro area. These soils can cause all sort of different problems--from settling and cracking to heaving and bowing. Yikes! It sounds scary. Thankfully, there are service companies in and around Denver, who can help solve these problems. Naturally, it's important with so many companies to chose from that you get the right company and the right person in your door.

Here's a good question to ask when a Design Specialist shows up to evaluate your cracked foundation or wobbly walls.

Do they have a systematic approach to evaluating your needs and desired outcomes?

A systematic approach to evaluating a property ensures that the Design Specialist doesn't miss any details. It demonstrates his commitment to diagnosing the problems and proposing the correct solutions.

A systematic approach to evaluating a property means that the Design Specialist does the same series of steps at every home. He should have specialized equipment like a 4ft level, a tape measure, a laser level, and a gas level. This equipment allows the Design Specialist to evaluate each individual crack in the foundation, create a complete picture of what is occurring to the home, and provide a comprehensive cost breakdown to repair the problems that you want to have repaired.

A reputable Design Specialist will always focus on your needs and hot button issues before offering solutions.

This is important because you have a budget, a timeline, and a goal in mind. If the Design Specialist isn't willing to work with those goals and budgets, then you're not really getting the customer service you deserve. It's true that sometimes, a problem must be addressed and the cost is different that you predicted. A Design Specialist should be working with an engineer and if the solution that's proposed is expensive, the Specialist should provide you with a multiple phase project plan.

This systematic approach to your home takes time, but it's worth it to know that you're receiving the knowledge and advice of a trained, certified professional.

The question of time is a big one. How long should I plan for a Design Specialist to be in my home? How long should the foundation evaluation take? These are great questions to ask when you're setting the appointment. I can tell you from experience that two factors affect the length of an appointment: the size of the home and the scope of the problem manifesting itself.

On average, a 1200 sq ft home with a standard 8ft poured concrete foundation and an unfinished basement with moderate damage will take 90 minutes to assess and share results with you. Naturally, this time will vary if the home is larger or smaller, if the foundation is block or stone, or the damage is more or less severe. Additionally, homes that have recently been remodeled, or had cosmetic repairs done to disguise foundation problems will take longer to evaluate.

When a Design Specialist enters your home, he should let you know the plan for the meeting--when he'll do the evaluation, when he'll design a plan, etc. He should also be able to answer your questions about his training. A reputable Design Specialist should be undergoing industry update training monthly, if not weekly. This keeps the Design Specialist honed and equipped to serve you best!

If you're seeing cracking in your foundation, around windows or doors, or having reoccurring drywall nail pops, it's a great time to have your home evaluated. Peak Structural's Design Specialists are available for appointments to meet your busy schedule. Contact us today!

Finding Local References for Your Loveland Foundation Repair Company

Mon, May 2 2011, 00:00:00 -500

Can your Loveland Foundation Repair company provide local references for in kind services prior to an appointment?

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. How do you know that this happens? Call local, in-kind references from the company and find out what happened on their projects!

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!

"Your crew was courteous and professional and cleanup was well done. Thank you! Truly, a job well done! " ~William, Loveland, CO

"I appreciated the punctuality and professionalism. I was surprised how nice you left the house. " ~Linda, Longmont CO

"Thank you so much for really treating both of us with respect. You won the job with how you treated my wife. So many contractors were disrespectful, but you guys stood out as so professional! " ~Cliff, Boulder, CO

"Your crew certainly did a fine job and each made every effort to keep from tracking dirt from the work area through the house. " ~Mr. & Mrs. Helling, Southern CO

In fact, we have even more testimonials and local references available here: http://flipflashpages.uniflip.com/2/11547/92618/pub/

Finding a Company with Good Standing in the Community

Tue, April 26 2011, 00:00:00 -500

It's Springtime in the Front Range! From Dacona to Divide and everywhere in between, we're taking stock of our foundations, discovering cracks, and engaging contractors or service companies to repair them. Besides the issue of a cost of a foundation repair, we're often faced with questions regarding the companies we're dealing with. After all, your home is your largest investment and that investment deserves to be treated with respect. So, how do you know that the company you're meeting with is worth it?

We gathered some of the foremost experts in the Waterproofing and Foundation Repair industries, and their customers, to find out what to look for in a reputable contractor.

1. Do they have good standing with the BBB, in the local community and with the local building department?

It's important to verify the standing of any service company or contractor with the BBB. Discover if complaints have been resolved, if they have increased or decreased with time, and the overall length that the company has been in business.

"Finding a company that gives back to the community, both financially and with charitable giving is important to me. I want to know that you really care about my neighborhood, my schools, my city. I chose where I live because I believe it has value and I want you to value it, too," says Cassi Sherman Henes, Director of Business Development at the Peak Companies.

Check to make sure that your service company carries the proper licensure with your local building department and that your company of choice has filed for the correct permits on their projects.

Most importantly, ask your service company about their insurance--both workman's comp and liability.

Peak Basement Systems

and Peak Structural, a division of Peak Basement Systems

BBB Members since November 2003, with an A+ rating

2008 Excellence in Customer Service Award Winner with the BBB

Licensed in all major building departments, including Unlimited Class A with the Pikes Peak Regional Building Department

You receive references prior to your appointment

Members of ASHI, NARPM, and many more organizations

5 Things to Know Before You Hire a Fort Collins Contractor

Sun, April 24 2011, 00:00:00 -500

5 Things to Know Before You Meet with a Contractor

Dealing with home improvement projects can be stressful, when those projects are due to a flooding basement or a cracked foundation, it's even worse! After all, your home is your largest investment and that investment deserves to be treated with respect. So, how do you know that the company you're meeting with is worth it?

We gathered some of the foremost experts in the Waterproofing and Foundation Repair industries, and their customers, to find out what to look for in a reputable contractor.

1. Do they have good standing with the BBB, in the local community and with the local building department?
2. Can they provide local references for in kind services prior to an appointment?
3. Do they have a systematic approach to evaluating your needs and desired outcomes?
4. Do they offer warranties that are nationally backed and last for a reasonable length of time?
5. Do you have to wait for an appointment?

The Loveland Service Company You Choose Matters

Tue, April 19 2011, 00:00:00 -500

Your service company should equip you with lasting knowledge.

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

It's your home, your money, and your decision about who serves you. That means time on the internet researching about possible solutions to your home's issues. Shouldn't a company interested in servicing you be available to answer questions and provide you with resources to help you make an educated decision?

At Peak, we believe that a dedication to education is better than a quick sale.

We searched the internet, combed the library, and found as much information as possible about the topics that you're interested in. Want to know about expansive soil in Colorado? We've got that. Want to know about solutions to that problem? We've got that, too. Questions about sinking crawlspaces? Here's an article. We've also created helpful videos to let you know what specific repairs look like. Wait, there's so much more!

In fact, we've dedicated ourselves to putting all the resources and knowledge about foundation repair, crawlspaces, and basements into books and we send those books to you didn't find the answer you wanted in the books you received? Call us today and we'll find you an answer!

Knowledge.

At your fingertips.

Resources.

Mailed to your door.

If knowledge is power, your light should shine on and on.

5 Warning Signs of Foundation Problems

Mon, April 11 2011, 00:00:00 -500

At a Glance: Making it Easy to Spot Foundation Problems

We've all pulled up to a listing and seen it--THE house. That one we dream of. How do we know that our dream house is sitting on a firm foundation? How do we know when it's ok to start imagining our kids running in the yard? Here are 5 Warning Signs to look for prior to falling in love with any listing.

#1: Start on the Street--The Driveway Slab and Garage Door

Left: Warning! Heaving Slab Right: Dream Away!

Why: Slabs are designed to give way prior to a foundation. If the garage door and driveway slab aren't flush, it's a warning that expansive soil is at work on the home's foundation.

#2: Exterior Issues--Check out the Brick and Stone Facades

Left: Warning! Settling is occurring. Right: Dream Away!

Why: Facades, whether stone or brick, show foundation movement first because they are more fragile than the foundation itself.

#3: Interior Issues--Double Check Doors & Windows

Left: Warning! The present movement Right: Dream Away!

Why: Doors and windows that aren't flush, show frequent planning, or have diagonal corner cracks mean movement has been happening for a while.

#4: Below Grade--Bowing Walls

Left: Warning! The present movement. Right: Dream Away!

Why: If there is an uneven gap between the subfloor and the wall in the basement, you have bowing walls, which is horizontal foundation movement.

#5: Cement Cracks

Left: Warning! The present movement. Right: Dream Away!

Why: Thick, deep cracks are concerns. Use the credit card rule: if the crack is thicker than a credit card, it's probably movement related. Smaller is normal shrinkage.

Concerned about the Cost of Foundation Repair?

If you're concerned about a potential foundation problem, then I would recommend having a Systems Design Specialist come out for a free estimate. Our Design Specialists will evaluate the structure, give you a scope of work, some tips to help minimize foundation movement, and a price. It's nice to have piece of mind, especially when it's a home's stability at stake.

Attention All Realtors! Become Fluent in Foundation Concerns, Wise about Water, and Clued In about Crawlspaces!

Join Paul Sutton, Foundation Specialist for a FREE 2 hour, 2 credit class!

April 19th at 9:00AM, Stewart Title at 111 S. Tejon St., Colorado Springs, CO 80903

*Denver Classes are in the works, but not on the schedule yet.

RSVP to Cassi at cassi@peakbasementsystems.com

Springtime in Denver: Checking Your Pads and Teleposts

Tue, April 5 2011, 00:00:00 -500

Every Spring, we discover things around the house that need to be repaired. Denver weather patterns can cause damage to wood and concrete surfaces, especially the hours of direct sunlight. What about the items under your home? They wear out, too! Here's a brief video from Peak Structural on how to check over your pads and teleposts. These items are the support structure for your home, so it's important that they function well, year after year. For more information, contact Peak Structural at 303-243-3028 or www.peakstructural.com. Think you found something, but aren't sure? Our Design Specialists are happy to come out and take a look for free!

Jefferson County Subdivision Saved by New Construction Piers

Mon, March 28 2011, 00:00:00 -500

The year: 2004. The location: Jefferson County, CO.

The next phase of construction is about to begin in a housing development. A rainstorm clears the site. When the crews return, they discover a 3" heave that occurred within 24 hours of the rains. Soil tests reveal that a layer of bentonite is present through the site. This leads to a further geologic investigation of the existing phases in the same division. The bentonite layer runs through the entire area.

While the problem is being addressed, the second phase of the subdivision is left vacant, much to the disappointment of nearby residents, since run off from the site is carrying soil deposits into their yards. Given the drainage issues present, engineers address drainage and proper soil containment prior to authorizing further construction.

One way to remedy the problem for the new phase is to install new construction piers and build the homes on that deep foundation piering system rather than the bentonite soil. In 2006, construction resumes with certified deep foundation piers in place for each home. Here's a video on how the new construction piering system was installed:

How to Find Us at the Denver Home Show

Thu, March 17 2011, 00:00:00 -500

Question from an Arvada Real Estate Agent

Tue, March 15 2011, 00:00:00 -500

Dear Peak Structural,

I'm going to be showing buyers and homes in an older area of Arvada, and I've noticed there are a lot of crawlspaces in my area. I've heard that crawlspaces can have more structural and foundation issues than basements. Why is that? Also, do you have some tips or tricks on how to detect structural and foundation problems in crawlspaces? Thanks! Jeanette.

Jeannette, thanks for writing! Here the answers to your questions:

Crawlspaces have their own unique set of structural and foundation concerns. This is caused by the higher relative humidity in crawlspaces than the rest of the house. The reason that crawlspaces have a higher relative humidity is called "the stack effect". Basically, the pressure is lowest in the lowest part of the house. If the crawlspace is not sealed off, then the lowest pressure is in the crawlspace. Lower pressure allows air to enter the home in the crawlspace and travel throughout the rest of the house before it hits high pressure, which forces the air out of the highest level of the home. This higher relative humidity leads to problems like warping joists and beams, mold and other bacterial growth, and bowing or squeaking subfloors.

Detecting warping joists and beams is pretty easy. Generally, a visual inspection will be enough. You will have to go down into the crawlspace to check and make sure that joists and beams are parallel and straight.

Water and mold can degenerate surfaces in the crawlspace. Mold breaks down exterior sealants and allows in moisture and bacteria to penetrate wood surfaces. That's why mold growth can actually be a structural or foundation concern factor. As always I recommend mold testing for every home that you're going to be purchasing because of the health concerns involved. Since mold does cause actual structural damage to the integrity of wood and concrete in a crawlspace, it's a good idea to check those surfaces to see if they have been compromised.

Finally, bowing and squeaking subfloors are actually the easiest to test! The fastest and most simple way to detect if the subfloor has been compromised, or has structural problems, is to walk on the floor above. You'll notice if the floor is bowing downward or heaving upward because you'll stumble little bit as you walk. Additionally, you'll hear the squeaking or feel the rubberiness of the floor. Floors, no matter what age, shouldn't bounce. All of these are signs that the subfloor isn't functioning with the stability that it used to.

All of these situations are able to be remedied. Naturally, there is a cost present to fix these items, so the cost of the repair must be factored into the purchasing decision. Like most situations in the real estate market, purchasing home with structural or foundation concerns is basically a risk assessment. Many times, it's been the cost of repair vs. the cost of ignoring the problem where the sellers are concerned. For buyers, it's usually is the the cost of the

repair going to make affording the house payment unrealistic? We've all had clients who fall in love with a home despite obvious problems. It's all about determining if the risk is worth the reward. The easiest way to determine if the structural issues are severe enough to prohibit your customer buying the home is to have an inspection and estimation done by Design Specialist. Please feel free to contact us and we'll do a free inspection for your clients.

Thanks, Jeanette! Keep the questions coming!

Lakewood Soil and the Clay Bowl Effect

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

How the Clay Bowl Effect Starts

Moisture is an essential element to soil: it's a lubricant that traps air and allows soil particles to slide together. Too much moisture and the ground becomes muddy and unable to bear weight. Too little moisture and the soil breaks into its individual particles and blows away.

Dry soil also decreases the depth of plant roots because the plants spread out shallow roots in an attempt to absorb as much moisture as possible. This means that our yards are more delicate, our trees start to wither and provide less shade, and many of our plants produce less. All of these factors cause our yards and homes to feel hotter and our allergies to act up more frequently. We also start noticing burned patches in our grass and brittle leaves on our plants. In an effort to counteract these issues, we water more.

For some reason, this doesn't seem to help.

That's because most of us are also battling a layer of hardened clay underneath the grass, which is literally siphoning the water to the nearest permeable soil. Unfortunately, the end result can be that the water intended for your grass is being forced into the ground beneath your foundation--this is called the "clay bowl effect".

Some ways to tell if the Clay Bowl Effect is contributing to your Structural Problems:

-- Existing cracks weep water

-- Your basement has a higher relative humidity than the rest of your home.

-- You have elevated radon levels and cracks in your foundation

-- You have struggled with mold problems in the past

-- You notice that your basement walls and/or floors appear dark in spots.

Lakewood can experience more problems with the clay bowl effect than neighboring areas because there is more clay and clay loam soil present in the housing developments in this part of town. This is partially due to the run-off deposits from the Rockies and also from prehistoric lakebeds.

8 Indications Your Denver Soil Contains Sand

Mon, February 28 2011, 00:00:00 -500

Some ways to tell if you have hydro-compactable soil are:

Your lawn absorbs water quickly, but does not appear green and lush
Your soil is loose and blows out of your hand when you puff on it
You notice "rain divots" in your exposed soil (raindrop shaped dimples)
Soil forms a slight crust once dry that you can crumble with your fingers
You can feel individual particles when rubbing soil between your hands
You have less than 30% clay content and less than 10% water content in your garden
Concentric or curving cracks in concrete surfaces
Soil displacement occurs when you step on the soil

Bentonite Soil in Denver

Tue, February 22 2011, 00:00:00 -500

Expansive Soil

Most soil in the Front Range can be classified as a swelling soil. This means that the soil contains a high percentage of certain types of clay that absorb vast quantities of water. This can cause the soil to expand 10% or more as moisture enters it, usually during winter snow melt and spring run off. The soil then exerts tremendous pressure on foundations, slabs, and other structures. Now, this soil also contracts when the moisture evaporates during our hot summer months, causing extreme differences in the pressure being generated on your foundation, driveway, or patios.

Expansive soil exerts more pressure on your foundation than 10 women standing on each others shoulders, balanced on a single stiletto heel! Ouch!

It's the same pressure exerted on a domino if you stacked 20 Nissan Altim's on top of it!

Expansive soils do not swell and shrink if the moisture content remains constant. Sprinkler lines should be installed away from the house. Landscaping is essential part of solving any foundation problem, so be sure to ask your foundation specialist and engineer for recommendations!

Resolving Structural Issues Due to Expansive Soils

Unfortunately, cosmetic repairs such as new paint or stucco will not fix problems caused by expansive soil. That's why it's important to have a professional service company to come in to your home with engineered work that is backed up with warranties and guarantees to protect your investment. The service company should hire an independent, professional Geo-technical Engineer can make a site inspection and perform laboratory tests. After analyzing your particular situation, he can make recommendations specific to your property.

Colorado Snow Melt and Your Foundation

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

I received a panicked phone call from one of our clients yesterday afternoon. We've been working with this client for over two years, gradually repairing portions of her foundation as her budget permits. We've corrected a bowed east wall, piered the southeastern corner of the basement, and epoxied several cracks on the north wall of her home. In the meantime, we've been using a crack monitor to gauge the growth of a tapered crack on the southern wall.

The crack has experienced explosive growth throughout the winter as Aurora has seen some of the most active soils in 40 years. It was definitely time to pier the south wall of the home. Install dates had been set. Then came the big snowy mess of Feb. 7th. Our client was stuck out of town and had to reschedule the installation. No big deal, right?

Our client--let's call her Michelle--came home and shoveled the walk, dug out her car, and took care of the snow on the back patio. Then, she noticed streams of water coming into her basement through the crack on the south wall on Sunday. According to Michelle, it wasn't streams, it was small rivers of water. I was very glad that she called us when she did! Her bottomline concerns: What in the heck had happened and how should she stop it?

Michelle and I talked for quite a while assessing immediate concerns like getting the water out of her basement. Thankfully, she had already moved important items out of the basement in preparation for our interior pier installation. She literally stuck the wet vac hose in the crack and went outside to investigate the cause.

As we talked, I asked about things like where her downspouts were pointing. Downspouts can get frozen and direct water back toward the foundation, so this was a concern. Michelle found a small trickle of water directed toward the foundation, but not a sufficient amount to cause the flooding she was seeing. She removed the ice from the end of the downspout and restored normal drainage. Every little bit would help her situation.

Next, we discussed where her snow was piled. Michelle indicated that she had piled the snow to the south of the patio near the large oak in her yard. It seemed like the best place to pile it because the patio slopes toward the house, so any snow on the patio would worsen the problem. We spoke with her System Design Specialist, Aaron, who indicated that her patio actually slopes toward the south property line and toward the house. It forms a "swale", which is a bi-directional swath of lower grade earth that directs water in a specific path. Swales are used to direct water away from flood plains, to promote moister soil in areas of a garden, or even get built into the ground beneath a patio to keep water directed away from a home. Swales can form naturally when water continuously runs along a certain wide path, such as it did at Michelle's house. Unbeknowst to Michelle and I, a natural swale had formed on her property and was directly her snow melt to her foundation wall!

Michelle relocated the snow and continued to suck up the excess water in basement. In the meantime, Aaron met with her and devised a suitable regrading for her yard, a way to raise and level her patio, and gave her some great tips on snow melt procedures. As of 8:30am Monday morning, one of our crews had begun installation of Michelle's piering project with the additional action items that she and Aaron had agreed on. Phew! It's amazing what a little snow melt can do!

What Peak Uses When Installing Helical Piers

Tue, February 8 2011, 00:00:00 -500

Now that you've gone through the different types of couplers, the benefits and drawbacks, and the important questions to ask, it's probably a good time to learn about what our company installs. Peak wants you to know exactly what we install and why, as well as the benefits and drawbacks to our solutions.

We utilize round shaft helical piles that are manufactured with external welded or detached couplers. These systems are manufactured to strict tolerances to allow the pile shafts to be in direct contact inside the coupling.

Why is this important?

The load path for piles under compression is then directly through the shafts of the extensions and lead section without having to pass through welds and bolts at each connection. The annular space between the pile shaft and coupler is also kept as tight as is practical to maintain pile rigidity while also providing connections that are easily joined in the field.

Still concerned? Don't just take our word for it!

There are obvious, significant differences in coupling details and it's important to know what you're paying for before signing any contracts. After all, the differences are in the details, and the details are what determine engineering soundness. We invite you to contact our engineer, or the staff engineers with our manufacturer. You can obtain technical documents on our piers free of charge that you can have reviewed by your engineer of choice. Your engineer can give you a solid, non-biased opinion of the stability of our piers versus other systems.

Sister Walls Explained

Thu, February 3 2011, 00:00:00 -500

STONE FOUNDATIONS

Over time, existing stone foundations undergo an aging process. Initially, the mortar begins to degrade, dry out, and powder. This causes the foundation wall to lose some of its integrity in places. As aging continues, the stones themselves can begin to powder or lose shape. In some cases, individual stones may drop out of the foundation altogether! As a rule, foundation maintenance should be performed to brush out the old mortar and tuckpoint, or re-grout the wall. This prolongs the life of the wall and keeps the stones in place.

BRICK FOUNDATIONS

Much like stone foundations, brick ones undergo an aging process too. Mortar performs the same drying and powdering. Brick foundations, in general, keep shape and tend not to lose individual bricks. Instead, brick walls will settle as mortar erodes and begin to tilt or bow inward. Prior to severe tilting or bowing begin to effect the wall, it is best to have the old mortar brushed out and replaced with new material.

WHEN YOU NEED A SISTER WALL

In some cases, the overall integrity of the wall has been compromised. This can occur because the foundation wall wasn't properly maintained over the years, or additions have been added to the home without adequately reinforcing the foundation. When a brick or stone foundation wall is no longer performing its function, a sister or daughter wall can be installed.

WHAT IS A SISTER WALL?

A sister wall is a poured concrete wall built on the interior of a foundation to reinforce a weaker foundation. These sister walls are installed parallel to the existing wall, creating a sandwich of of the new interior poured wall and the exterior soil providing support for the old foundation. Need a better picture? Visualize a S 'Mores treat. That's right, two graham crackers, a block of chocolate and a marshmallow. A S 'Mores is a lot like a proper application of a sister wall. The first graham cracker is the soil on the outside of the foundation. The gooey insides are the existing, unstable wall. The second graham cracker is the sister wall. By placing stiffer, more rigid graham crackers around the gooey insides of a S ‘Mores, you create a stable sandwich--exactly like the combination of solid exterior soil and a sister wall to an aging stone or brick foundation wall.

Voila! That's the proper application of a sister wall. S 'Mores, anyone?

Teambuilding Conference for Estimators

Mon, January 31 2011, 00:00:00 -500

Training Conference for Systems Design Specialists

As many of you know, we love our Systems Design Specialists. They are our Foundation Repair, Waterproofing, and Crawlspace Repair Experts, who interact with our clients from the initial appointment through the project completion. Jack McGuire, Aaron Moore, and Tom Henes have over 70 years of industry and real estate knowledge between them! Each year, our General Manager, Aaron Henes spends the months of December, January, and February preparing our estimators for some of the important work that a homeowner will ever need. Aaron creates an intensive goal-setting and training program that focuses on proper diagnosis of problems, new technology, and more. Why during this time of year? Aaron says, "The end of one year and beginning of the next is naturally a time for reflection. Each one of us takes stock of where we've been and where we want to go. Let's embrace that tendency and create a forum for development, discipline, and discussion".

Development

January 2010 saw some amazing goals coming from the estimators and management. We decided to grow by 50% this year as a company. We decided to get in shape, opted to do more community service and outreach, asked to learn about networking and follow up, and determined our own income goals. Aaron Henes challenged Jack, Aaron, and Tom: meet these goals and Peak will take you and your wives to Mexico in 2011. It was an audacious suggestion and Paul Sutton, our owner, leapt at the chance to create a new culture--one of discipline and service. In fact, he made it better! Aaron Henes set a steep goal and when achieved, could take his wife with him to Mexico, too.

Discipline

As with any goal, there was a period of excitement that waned a bit. It was time for discipline to come into the picture. Aaron worked individually with each guy to create a success plan and then created accountibility. Each person was required to provide weekly, monthly, and quarterly updates. Aaron Henes and Paul met once a week for over 3 hours at a time to discuss the growth and movement of the company and how to reach Henes' goals. It was an amazing huge undertaking for each person. In the end, Jack, AMoore, and Tom turned to their wives for inspiration. "My wife was my biggest motivator. She really wanted me to make it. She pushed me whenever I lost focus and I'm proud to bring to Mexico," said Aaron Moore. Aaron has the distinction of being recongized by the entire network of foundation repair and waterproofing companies for his efforts and was inducted into the 2K Club, which recognizes the best estimators in the network.

Discussion

Along with creating and developing discipline, Peak facilitated a lot of discussion. Everything gets talked about, whether it's how a single homeowner is doing, or how the company is dealing with a particularly difficult growth phase. Once a week, Paul and Aaron lead a book discussion group over breakfast at our local diner. Aaron H. hosted two training sessions a week for estimators. Paul developed two training sessions a week for production members. Cassi held a training and a Quality Assurance meeting each week for Marketing and Call Center employees. All in all, there was a lot of talk that lead to action!

A Training Conference---on the beach?!

In February 2011, Aaron Henes will be escorting Jack, Aaron Moore, Tom, and their wives to Cozumel, Mexico for 5 days of...training?! That's right, this is a working vacation. "It's not about working your butt off then stopping dead. Living life well is about balance--learning to take care of yourself and your clients. Doing the best job you can for someone and having something of yourself left to bring back to your family at the end of the day." said Tom when I asked him about taking time off. What Peak learned during 2010 was that tremendous growth and opportunity can lead to tremendous stress and result in physical and mental breakdown. "I found myself working day and night. Getting up at 2 or 3 am to write blogs, then up at 7am to post them and heading into work by 8. I was staying skipping lunch and sometimes missing dinner. I felt compelled to work harder because the whole company was doing such a great job! The Systems Specialists were taking on large goals and the production department was a machine! It was all I could do to keep the Marketing and Call Center Departments just ahead of the curve. I stopped taking care of myself and everyone suffered." said Cassi Henes, Director of Marketing.

"Part of the goal with this trip isn't just to sit on our laurels and pat each other on the back about what we've accomplished. It's about learning good self-care. How do I relax in a way that recharges? How do I create calm places in my life? How do I stay vibrantly married to my wife? These sorts of questions don't answer themselves--they take practice." said Jack.

So, you'll probably notice that the Peak Structural parking lot is a little emptier than usual Feb.2--5. You'll probably notice that Jack's smiling face isn't running around Black Forest, that you don't see Tom's signature hat floating through the crowd at the next InterNACHI meeting, and that Aaron Moore isn't at his weekly investors meeting. These dedicated professionals will be learning about proper self-care habits for a lifetime from Aaron Henes and Cassi Sherman Henes. On the beach. In Mexico. Awesome!

Helicial Splines Can Effect Pier Performance

Tue, January 11 2011, 00:00:00 -500

The initial installation of a helical pile is performed by applying a downward force (crowd) and rotating the pile into the earth via the helix plates; a.k.a, helix blades or helix flights. Once the helix plates penetrate to a depth of about 2 to 3 feet, the piles generally require less crowd and installation is accomplished mostly by the downward force generated from the helix plates, similar to the effect of turning a screw into a block of wood. Therefore, the helix plate performs a vital role in providing the downward force or thrust needed to advance the pile to bearing depth. The helix plate geometry further affects the rate of penetration, soil disturbance and torque to capacity correlation. The consequences of a poorly-formed helix are twofold; (1) the helix flight severely disturbs the soil with an auguring effect which (2) directly results in more movement upon loading than a pile with well-formed helices.

The differences between a well-formed helix and poorly-formed helix are visually obvious and are shown in Figure 1. A true helix shape can be described as a three-dimensional curve that travels along and sweeps around an axis where any radial line remains perpendicular to that axis. Given the realities of manufacturing, a true helix shape is not quite possible for all regions of the helix plate. In general, a helical plate can be separated into three regions, designated as Regions I, II and III.

The transitions between regions will vary among manufacturers but can be roughly estimated as follows:

Region I extends from the leading edge to Pi/2 radians
(0 to 90 degrees)
Region II extends from Pi/2 to 3Pi/2 radians
(90 to 270 degrees)
Region III extends from 3Pi/2 to the trailing edge
(270 to 360 degrees)

As the helix angle trends toward zero at the leading and trailing edges, Regions I and III depart slightly from the definition of a true helix.

A helix plate is further defined by geometric parameters including diameter, thickness, pitch, helix angle and edge geometry (See figure 2). Helix plate diameters can vary from 6 to 16 inches for most commonly used shaft sizes. The majority of helix flights have thicknesses of either 3/8 or 1/2 inch, however thicker plates are used for large diameter piles. The pitch is the distance or separation between the leading and trailing edges and controls the depth of installation per revolution of the helix plate. The helix angle is the blade angle formed relative to the shaft (in Region II) and will vary within the blade for any given radius. The edge geometry refers both to the perimeter geometry of the helix and the shape of the leading and trailing edges. Most helix flights are manufactured with a perimeter geometry that is generally circular. The leading edge can have varying cuts and shapes including blunt (flat), sharpened, sea-shell cut, V-style cut, etc. to provide options for changing soil conditions. The trailing edge is generally either blunt or sharpened and has no effect on installation in varying soils.

A helix plate is formed by cold pressing the steel plate with matching machined dies. Both the shape of the die press and the amount of applied force during the press operations is important to ensure parallel leading and trailing edges and the required pitch tolerances. The amount of die press force must also be adjusted for changing plate thickness or steel grades.

The International Code Council (ICC) has approved the Acceptance Criteria for Helical Piles and Systems (AC358) which establishes design and manufacturing criteria for helical piles evaluated in accordance with the International Building Code.

Specifically, AC358 has the following requirements for helix plates:

Shall be true helix shaped plates that are normal with the shaft such that the leading and trailing edges are within 1/4 inch of parallel.
Helix plate diameters may be between 8 and 14 inches with thickness between 3/8 inch and 1/2 inch.
Helix plates and shafts are smooth and absent of irregularities that extend more than 1/16 inch from the surface excluding connecting hardware and fittings.
Helix spacing along the shaft shall be between 2.4 to 3.6 times the helix diameter.
The helix pitch is 3 inches ± 1/4 inches.
All helix plates shall have the same pitch.
Helical plates are arranged such that they theoretically track the same path as the leading helix.
For shafts with multiple helices, the smallest diameter helix shall be mounted to the leading end of the shaft with progressively larger diameter helices above.
Helical foundation shaft advancement shall equal or exceed 85% of the helix pitch per revolution at time of final torque measurement.
Helix plates shall have generally circular edge geometry.

These ICC requirements are a good starting point for evaluation of helical pile design and manufacturing of helix plates. Please contact Peak Structural if you have any questions about the above content or other topics regarding helical piles.

Peak Takes Time to Celebrate

Wed, December 22 2010, 00:00:00 -500

Peak spent a fabulous chilly early morning in the shop to bake and serve the crews a hot, homemade breakfast. Contributors included Aaron Henes on the egg station, Colleen Monahan on sausage links, Paul Sutton on super delicious biscuits and gravy, and Cassi Sherman on juice and coffee.

The crews gathered at one table to give thanks for a prosperous and safe year installing everything from custom walls to wall anchors to piers. They get to work each morning by 6:30am and are often the last employees to leave, so the staff honored their commitment and energy by getting up at 4:00am to cook a nice, tasty breakfast.

Paul Sutton, owner and Production Manager, also played Santa by handing out special gifts to each employee. It was a beautiful time of celebration for the company!

Peak Saves Santa

Tue, December 21 2010, 00:00:00 -500

Peak Saves Santa's House (To the Tune of "Here Comes Santa Claus")
By Cassi Sherman Henes

Here comes settling, here comes settling
Right down Santa's Chalet.
Vixen and Blitzen and all his reindeer
Can see it bright as day
Bricks are gapping, walls are cracking,
All in all, it's a fright,
Santa needs help, he makes a call
And Peak is coming tonight!

Here comes the van and here's the mini ex
Coming to Santa's Chalet.
Theyï¿½ve got a rig thatï¿½s filled with tools
For lifting the right way
Hear jack hammers go jingle jangle
What a beautiful sight
Jump up and down and run 'round
'Cause we're fixing Santa's tonight!

Here come piers and here comes the drive shaft
Right under Santa's Chalet

Peak will lift and level
The deadline's Christmas Day!
We'll get the workshop back to running
We'll make everything right.
Fill your hearts with Christmas cheer
'Cause the inspector comes tonight!

The crew saved Santa's house, the crew saved Santa's house
It's the Peak Company way!

We're all finished, packed and ready
With time to load the sleigh.
Christmas now can come to all
All is merry and bright
Let's give thanks to the lord above
'Cause Santa can come tonight!

Yeah, 'cause Santa Claus comes tonight!

How a Pier Fits Together Matters More than You Think

Mon, December 13 2010, 00:00:00 -500

Foundation Maintenance in Winter

Wed, December 1 2010, 00:00:00 -500

Denver boasts many fabulous perks for the sportsmen, the sightseer, and the sun worshiper in all of us. With tons of outdoor activities, it's not a surprise that Denverites are among the healthiest people in the nation.

Denver was born on December 3rd, 1859, when legislature approved the consolidation and incorporation of the city. In the late 1800s, allergy, asthma, and tuberculosis sufferers flocked to the city treatment areas to take advantage of the healthy climate and the area became known for its health spas and medicinal waters. Denver became famous for its focus on health and wellness. The city experienced a second boom during the Silver Rush of 1880 and became a important hub for supplies and commerce. As the city continued to grow, it became a center for theater and the arts, as well as labor union and women suffrage movements. From that point on, Denver became known for its involved, influential, outspoken community.

Between the influences of health and wellness, commerce, and the love of the outdoors, Denver has developed a laid back energy that attracts people from all over. People are friendly and active, passionate and truly in love with their city. In fact, our dedication to our gorgeous view of the Front Range is evident in every aspect of our city planning, including our lower buildings downtown, which keep views to the west pretty clear. It's important to remember; however, that with our climate and view come some unique soil conditions.

Many areas in Denver have soil subsidence issues, soil expansion and contraction, or other unique conditions that affect the way your foundation performs. It's important to perform an annual inspection on your foundation to monitor cracks, shifts, or other changes that can affect the stability of your home.

Now is a good time to have your annual maintenance done on your foundation since the summer soil shrinkage has passed and the spring expansion has not yet occured. This is something that you can do yourself, or that you can hire someone to perform for you. If you notice cracks on the interior or exterior of your home, you may want to install a crack monitor to track movement. If you would like a complimentary checklist for foundation maintenance, click here: http://www.denverfoundationrepair.com/pdf/foundation-checklist-brochure2.pdf

Cracked and Bowing Foundation Walls

Mon, November 22 2010, 00:00:00 -500

Did you know that we're seeing the most active soils in over 40 years right now?! The most common is bowing or cracked foundation walls. Find out what's causing this movement, what that does to your home, and how to fix it!

So, why are the soils moving so much right now? The nearest guess at this point in the cycle is that we've recently had an extremely long drought, followed by a wet spring in 2010, a damp summer, and now a very dry fall. The period of long drought has caused lots of settling and compaction in the soil. Things remained fairly stable because the drought was so long and intense. After that, the very wet spring this year, caused fast swelling in the soil that had previously been quite hard. This swelling put tremendous pressure on the foundations of our homes. From there, that pressure was suddenly relieved by very dry fall conditions and the soil snapped back to drought compaction levels like a tightly stretched rubberband. Homeowners and engineers are seeing 2" wide cracks open up in days, settling of 4 or more inches occur in weeks! If you are noticing cracks that you haven't noticed before, please contact us--we're here to help you deal with these conditions quickly.

Real Estate professionals tell us that today, more than ever, it is difficult to sell a home with a structural foundation problem. Left untreated, a home's value may have to be discounted significantly to sell, often by much more than the cost of Foundation Supportworks wall anchor system. Therefore, in most cases, you are saving money by addressing your foundation problem now--it's fixed in one day!

There are a number of potential causes of cracked and bowing foundation walls, the most common reason is pressure from the soil near the outside of the wall. When clay soils get wet, they expand and put pressure on the wall. When the force exceeds the strength of the wall, the wall cracks or breaks. This reduces the structural integrity of the wall, and when the wetting cycle is repeated, this causes further weakening and inward movement.

Other factors include heavy rains, causing hydrostatic pressure, and other structures like driveways and porches, putting pressure on the wall, large tree roots, expansion due to frost, and poor grading.

There are several options for repair, many that are less desireable than the Peak Structural Wall Anchor System. One possibility is the most expensive. It's called a Foundation Wall Repair. This is extremely disruptive to your home, your life, and your structure. This repair solution does not really address the overall problem, which is expansive soil. The new foundation walls will most likely bow again.

With a Wall Anchor System, you can rest assured that your foundation walls are stable and will not further bow. Foundation Supportworks wall anchors come with a 25 year warranty against manufacturing defects and a performance warranty from Peak Structural. Ask your Systems Design Specialist for more details.

Tech Talk from the Engineers of FSI

Mon, November 8 2010, 00:00:00 -500

Some companys really tout the strength and capacity of their system's pier bracket. The bracket is only one piece of the very complex, engineered puzzle. It's important to understand all the components of the system before determining capacity or strength. After all, the best system in the world is only as strong as it's weakest component. Generally speaking, all push pier systems are installed a similar way. Your foundation's footing is exposed, a bracket is secured to the footing, and pier tubes are driven through the bracket to load bearing strata, which is usually claystone or granite. In any repair process, such as your home, piers are driven adjacent to the foundation. This affect is what we call eccentricity.

Because of this eccentricity, all pier systems see the greatest levels of bending stress directly below the bottom of the bracket. So the question is, how do we strengthen our piering system to resist these forces effectively?

One approach would be to use a thicker pier tube. While this may sound like a really good idea, it's not the most economical solution. The problem with this approach is that extra steel would be added along the entire length of the pier. Since the added steel is only required directly below the bracket, the substantial extra steel costs are essentially wasted on the rest of the pier.

A second and very common approach is to try and add extra reinforcing inside the tube after the pier has been driven. With the greatest forces exerted during the driving operation, weaker systems tend to bend and kink, making it impossible to insert the extra reinforcing. Once this bending or kinking occurs, the strength and effectiveness of the pier system is compromised. No matter how strong a bracket is claimed to be, many weaker systems fail due to the bending forces beneath the bracket.

Foundation Supportworks took this particular problem under consideration from the very beginning of their development process. They created the external sleeve. The external sleeve is driven at the very beginning of the pier installation. Once the external sleeve is in place, all other pier tubes are driven through it. What are the advaqntages of this approach?

The extra steel is added where it needs to be, right beneath the foundation bracket. This is a very efficient use of the steel. The sleeve resists bending forces as the pier tubes are pushed through it. This not only guides the angle at whch the pier is being installed, but also increases the strength of the entire pier system dramatically.

The true determination of the strength and effectiveness of a push pier lies in understanding the installation process and how all the forces travel through the pier system. Claims of bracket capacity and strength only tell a part of the story. Knowing the capacity of the entire system as a whole is the surest way to know you are making the right choice when selecting a system.

News from Around the Network

Wed, October 27 2010, 00:00:00 -500

CASE STUDY Helical Piers

Project: Residence at Big Floyd Lake

Location: Detroit Lakes, MN

Date: December 2009

Problem:

Shortly after construction began on a home on Big Floyd Lake, the builder began to observe early warning signs of foundation settlement. Before continuing with the homeï¿½s development, the builderï¿½s project manager had a soils investigation performed by a local geotechnical engineering firm. Based on the results of the test, the geotechnical engineer recommended the use of helical piers to support the homeï¿½s foundation. The geotechnical engineer recommended the piers be installed before construction continued in order to avoid further settlement that could potentially add significant repair cost at a later stage in the

project.

Solution:

Innovative Foundation Supportworks installed a combination of both retrofit and new construction helical piers to stabilize the existing foundation and provide support for the interior floor slab. Twenty-three (23) Foundation Supportworks Model 288 Helical Piers were installed to permanently stabilize the existing foundation. The piers were advanced to depths of over 21 feet and to estimated ultimate capacities of over 70,000 pounds. L-shaped foundation brackets were then positioned below and against the footings to effectively stabilize the existing foundation. Fourteen (14) additional piers were installed in a new

construction application where concrete would be poured for deck supports and the main floor slab. The piers in these locations were designed to support the concrete additions in order to prevent future settlement. Despite the wet and winter weather conditions, the 37 helical piers were installed in less than five days, allowing the project to remain on schedule. This gave both the homebuilder and future homeowner peace of mind knowing the foundation was permanently stabilized.

Geotechnical Engineering: Midwest Testing, Inc., Fargo, ND

Structural Engineering: Ulteig Engineers, Inc., Fargo, ND

Certified Inspector: Charlie Adams

Installing Contractor: Innovative Foundation Supportworks, Fargo, ND and Hinckley, MN

Products Installed: (14) Foundation Supportworks Model 288 New Construction Helical Piers and (23) Foundation Supportworks Model 288 Retrofit Helical Piers

Introducing Ronnie Aguirre

Fri, October 15 2010, 00:00:00 -500

FOR IMMEDIATE RELEASE            Contact:    Cassi Sherman Henes
                        Phone:        303-243-3028
                        Email:        cassi@peakstructural.com

Peak Structural enhances capabilities with new hire, Ronnie Aguirre as System Design Specialist and Structural Evaluator for Peak Companies.

Peak Structural is pleased to announce the hiring of Ronnie Aguirre, formerly of the United States Air Force. Ronnie will join the Peak Structural team, working with Michael Sullivan, P.E. and Aaron Henes, General Manager in the Regional office headquartered in Colorado Springs, CO. After extensive structural training, Ronnie will be joining the Peak Structural Design team in Denver, CO. Peak Structural, Inc is owned and operated by Paul Sutton. Paul and his company have been solving foundation problems along the Front Range and surrounding areas for over 10 years. Peak Structural is a member of the Foundation Supportworks, Inc network, supports and trains the best foundation contractors throughout North America.

Ronnie will be working in the structural evaluation and remediation design department as a certified specialist. Ronnie's work will be focused in the areas of solution development, product verification and application, and development of technical documents and presentations.

Michael Sullivan, P.E., of Foundation Engineering Services, has partnered with Peak Structural to provide the training and education for all System Design Specialists. He welcomes Ronnie to the team. "We are eager to have Ronnie join the Peak team. His knowledge of customer service and his attention to detail make Ronnie an exciting addition to our growing company; Ronnie's hire further positions Peak Structural as a customer-oriented leader in the foundation repair industry."

"I'm very excited about joining this outstanding, forward-thinking company," says Aguirre, "Peak has developed a competitive business model with a dedicated focus on their customers. I am honored to be a part of Peak Structural's continued growth."

Ronnie was a satellite, telemetry and wideband maintainer for the United States Air Force, directly dealing with customer service to the United States Strategic Command. He was the quality assurance representative for his work center and also the team lead due to his knowledge.    After the military, Ronnie moved to Colorado Springs and became a Service Representative for Service Uniform, working with over 80 business owners and maintaining a good customer loyalty.

***
If you'd like more information about this topic, or to schedule an interview with an individual mentioned in this article, please call Cassi Sherman Henes at 303-243-3028 or email cassi@peakstructural.com.

Understanding our Homes Structure Pt. 1

Tue, October 12 2010, 00:00:00 -500

Normally, this isn't something that we would be the best at evaluting, but the homeowner sent us a picture of their recent garage door opener installation. The garage door opener didn't sit properly along the overhead support beam for the garage, so the homeowner notched the beam and put the opener into the new opening.

We came out right away to help the homeowner prop up their garage until the main support beam could be replaced. Shockingly, that big, heavy beam that was so in the way of the garage door opener was a necessary component in the overall garage structure. This sort of problem happens quite often. Things that don't seem important suddenly become essential.

What is Hillside Creep?

Mon, September 13 2010, 00:00:00 -500

"Hillside Creep. It sounds scary--it sounds like the hill under my house has up and decided to slink away," said Jennie Hawkson when she called in to set an appointment, "I've had two engineers out and they shake their heads a lot. I swear, I'm going to cry! What is Hillside Creep anyways?!"

Well, Jennie, you're not the only person asking about hillside creep. In fact, I didn't know what the heck it was until you called in tears. I was so moved by your emotion that I started looking into hillside creep because, darn it, I never want someone to feel lost like that again!

My first stop on this fact finding mission was Wikipedia. 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 house? 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 house, you see how hillside creep could cause a home to start shifting downward. Now in some cases, not all of the hillside is creeping, or one part of the home is moving and the other isn't.

The Colorado Geologic Society article on hillside creep helped me that part of the problem. The CGS 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.

Design engineers sometimes need to guard against downhill creep during their planning to prevent building foundations from being undermined. Pilings are planted sufficiently deep into the surface material to guard against this behavior".

Once your home has been diagnosed with a hillside creep problem, your engineer will usually propose a solution that includes helical tiebacks and tiebeams. On Jennie's property, the project incorporated reinforced concrete tiebeams and helical tiebacks. Tiebeams are designed to tie opposite foundation walls together to add rigidity to a foundation structure that is otherwise �stretching� apart due to settlement or hillside creep. They are installed to prevent further horizontal separation between the foundation walls, usually because the downhill side is being �pulled� away from the uphill side.

Helical tiebacks are used in conjunction with tiebeams to anchor the home back into the hillside once the tiebeams have tied the foundation together rigidly. In a nutshell, when used together, the hold the house together and hold it in place when it would otherwise be pulled apart and/or pulled downhill due to hillside creep or downhill settlement.

This solution is just one of many that can be custom designed to suit specific hillside creep problems.

What Is a Wall Anchor and How Does It Work?

Fri, August 13 2010, 00:00:00 -500

Wall Anchors are a generic name for a type of solution designed for cracked, bowing, and bucking walls. You will probably run across several brand names of this system throughout the Internet. There are common design factors for these systems that we will compare with other bowing wall solutions in this article.

Any Wall Anchor System, there are several brand names available, uses anchoring plates and rods to stabilize the wall and counteract pressure being exerted against it-without the cost and expense of rebuilding the entire wall. The technicians insert steel anchor rods through the wall to an anchor in the outside earth. Finally, steel wall plates will secure the rods to the inside basement wall. Anchors will be placed at different locations along the wall and rod extenders will be used to avoid the deck, flowerbeds, and other landscaping. In fact, the entire process takes less than a day on average. This home and lawn are left in almost the same condition as when the technicians arrived-without the bowing walls of course. These rods and anchors can then be adjusted as time goes on to continue providing the structural correction required.

You need a Wall Anchor if...

You have bowing or bending displacement of one or more walls
There is cracking present on the bowed or bent walls
You experience fluctuations in the amount of bowing or bending over time

Wall Anchors WILL:

Secure a bowing wall by means of horizontal reinforcement
Straighten a bowed wall immediately, with additional excavating
Be able to be installed in as little as one day, without large hydraulic equipment being brought into the basement
Predictably perform their function without depending on an epoxy adhesive the way that carbon fiber strips do (which have been documented to fail sometimes)

Wall Anchors MAY:

Straighten a bowed wall gradually over time, by tightening the torque nuts during dry seasons of the year

Wall Anchors WILL NOT:

Provide protection against vertical settling (their reinforcement is wholly horizontal in nature)
Provide protection against surface water or groundwater incursion
Take up interior space in the basement the way vertical steel I-beams do
Place additional stresses on the main floor joist system of the house, the way that vertical steel I-beams do
Require 15'-30' of available depth in the yard the way helical tiebacks do
Require large holes (8"-10" diameter) to be cut into the foundation walls, the way helical tiebacks do

Now that you have a basic idea of what a wall anchor will and won't do for your foundation, it's important to understand how they are installed. Installation methods are often a good way to determine if you would like to have a particular solution included in your foundation repair project.

At this point, I like to know what other solutions are available to me if I choose not to use a wall anchor system. You will probably have a Design Specialist in your home who can answer the specific restrictions of your property, or your soil conditions, but if there are no limitations, here are your various options:

Carbon Fiber Strip Reinforcement:

Will NOT stop wall from tipping at the top
Will NOT straighten the wall
Relies on epoxy bond to the wall
CANNOT be installed on a wall with large cracks or any displacement
CANNOT be adjusted over time

Replace the Existing Walls:

Destroys landscaping and yard
Takes several weeks to complete
Must move out during construction
No warranty against the same problem occurring again (expect similar results).
VERY Expensive-$50,000 plus

Steel Reinforcement:

Rigid I-Beam will only touch the wall at the worst point
Wood framing is not designed to support additional load, especially for straightening
Design requires comprehensive structural analysis
Lose up to 8 inches of living space off each wall reinforced
Have to remove all drywall from floor to ceiling in a finished basement

Helical Anchor:

Installation time can be longer and more disruptive than other methods
Must create large holes in wall
Requires large hydraulic equipment
CANNOT be used in tight spaces, or areas with limited access
Requires large equipment to adjust

This information can get you started on your investigation into bowing and bending wall repair methods. These concepts and processes each have limitations and benefits and as always, it is best to consult a Design Specialist and a licensed residential structural engineer prior to selecting any one method to repair your foundation. Your home and your property may have conditions present that will negate one repair type or another.

How to Protect Yourself During a Foundation Repair Project Part Four of a Four Part Series

Wed, August 11 2010, 00:00:00 -500

Find the Right Tool for the Right Job

Foundation problems have been around as long as there have been foundations. Since the Bronze Age, people have been trying to fix failing foundations. That's a long time to create, test, and redesign repair technology, but the best advances have been made in only the last 10 years or so. Regardless of the type of technology that you decide to use to fix your home, it is essential to ask the following questions.

Are the products being used by this company designed for the soil conditions and problems that I am experiencing?

With so many products on the market, most of us rely on our chosen company to tell us which solution is right for us. Unfortunately, some solutions just aren't ideal for the soil conditions present in Colorado's Front Range, for example.

In fact, concrete erodes quickly when exposed to soil sulfites (naturally occurring salts found in the soils of many areas of Colorado), just like your sidewalk or driveway deteriorate rapidly if you use table salt to melt winter ice off of them. In the same way, concrete piles can be particularly vulnerable to sulfite attack, and may not retain their structural integrity over the long haul.

Another potential issue is when a product is used for an application for which it was not intended, such as using a square shaft pier to support a vertical load. These products were designed to resist pull out (tension) forces, not to bear the weight (compression) of a structure. Premature failure may result. Consider the following checklist for important things to ask about before hiring a contractor.

Does the company you are considering...

--respond quickly and courteously to your requests for information or estimates?

--have the right tools for a quick and accurate diagnosis of problems?

--provide homeowners with a free, professional evaluation and estimate?

--have a history of success in this field, or are they simply a jack-of-all-trades or GC?

--take pride in its accreditation and record with Better Business Bureau?

--staff your job exclusively with factory trained technicians?

--fully insure your home and all workers?

--proudly provide references for the specific type of work you need done?

--hold proper licensing with the local building authorities?

--utilize an on-site engineer?

How to Protect Yourself During a Foundation Repair Project Part Three of a Four Part Series

Mon, August 9 2010, 00:00:00 -500

Watch for Warranties

Most industries offer warranties. It's a pretty standard practice. The foundation repair industry is no different, offering warranties against additional settling, movement, or cracking in repaired areas. Since most consumers don't deal with these types of warranties on a daily basis, reviewing the warranty in the contract can be stressful. Here are some basic questions to keep in mind as you look over a repair warranty.

Does this company offer warranties for the work that they perform?

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. When a company does offer warranties, it is important to research and determine if that company consistently, promptly honored its warranty promises. In contrast to an honored warranty, you may discover that a company frequently engages itself as a defendant in cases of litigation or arbitration from disgruntled homeowners.

Are these warranties transferable if I sell my home?

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-transferable, they may actually provide just a few years of protection and bring you no value whatsoever when it comes time to sell the home.

How to Protect Yourself During a Foundation Repair Project Part Two of a Four Part Series

Fri, August 6 2010, 00:00:00 -500

Protecting yourself and your home, as well as your financial liability are essential steps prior to having home improvement work of any type completed. It becomes more important when the type of repair is essentially invisible at project completion. A good example of this is foundation piering and anchoring. The equipment supporting your home is completely buried underground! These facts make it imperative to select the appropriate contractor from project inception. As you're shopping for the best foundation repair solution, keep your investment in mind and protect it by asking these questions:

Does this company use products approved by the International Code Council?

Most people are familiar with the UL seal of approval for electronics and appliances, and how it speaks to a high level of quality and safety in the product so certified. Similarly, the International Code Council (ICC) certifies the specialized structural products used in foundation repair work which have successfully completed its rigorous evaluation process. This testing can take years to complete, but results in a report that outlines exactly how the product will perform. Check out the ICC website for more information. Be wary of companies whose products are not ICC approved.

Does this company have the proper insurance to protect me from liability?

You want to make sure that any company whom you allow to work on your home has both workman's comp insurance and liability insurance. If anything were to go wrong during your project, the company would have the proper resources to take care of everything-leaving you and your home protected from lawsuits or liens.

Does this company have in-kind references for their work in my area?

Customer satisfaction is an important component of any company's reputation. Make sure that a company can provide you with a list of previous customers in your area, who had the same type of work completed. On the customer satisfaction continuum, were these past clients just marginally satisfied, or had they become raving fans of the company?

How to Protect Yourself During a Foundation Repair Project - Part One of a Four Part Series

Thu, August 5 2010, 00:00:00 -500

Be an Informed Consumer

Due to the recent economic downturn, out of work contractors are branching out to other specialized fields in an attempt to stay in business. This can make selecting a foundation repair company, or other service company very confusing. How do you know who to trust? Here are some key questions to ask and research to do before agreeing to work with a foundation repair contractor. Most importantly, verify the standing of any contractor or company with your local building department and Better Business Bureau. Next, ask these questions:

Is this company appropriately licensed?

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. Additionally, you can see under what types of work these permits were created and that can give you a good idea of a company's proficiency at certain repair systems.

Is this company an accredited business with the BBB? Are there any complaints against this company?

Call the Better Business Bureau, or go online and do a company search. You can pull up a profile of the company-whether they are members of the BBB or not. You can also call the BBB for further information about the nature of any complaints. Remember, no company is perfect and there is always a chance that you will find complaints. It is far more important that the complaints have been resolved, or that the company has attempted to resolve them. Compare companies side by side and determine which ones are striving for customer service excellence.

Now that you've selected which contractors to bid your project, you will want to ask the following questions before you sign a contract with one of them:

Before I hire a contractor, what do I need to consider?

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.

Can I obtain the permit myself?

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. (Information courtesy of Pikes Peak Regional Building Department and Pikes Peak Association of Realtors).

Do Expansive Soils Pose a Financial Risk to Real Estate Investments? Part 1 of 3

Mon, August 2 2010, 00:00:00 -500

This is part 1 of a 3 part series on the effects of expansive soil on property.

Do Expansive Soils Pose A Real Financial Risk To a Home or Commercial Property?

It has been estimated by the Colorado Geological Survey that expansive soils are directly or indirectly responsible for approximately $12.9 billion dollars in structural damage to homes, buildings, and other man-made structures annually in the U.S. That is more than the combined damage of fires, floods, and earthquakes in an average year!

How and why is this?

The most commonly occurring types of expansive clay soils found in Colorado's Front Range are bentonite and smectite. What makes these clay minerals such a dynamic risk to man-made structures is their uncanny ability to absorb large amounts of moisture during wetter times of the year, with the result that they physically expand in size to twice and even three times their "dry" volume. Further, this dramatic increase in physical volume can bring with it an accompanying compressive force of between 10,000-20,000 pounds per square foot against whatever structural components it encounters. That is a lot of force! If you multiply that magnitude of force across a whole section of foundation wall, then the result is a force of nature nearly irresistible to most structures. There's no surprise that buildings and homes constructed in these areas are at risk for damage, sometimes experiencing a significant degree of shifting, settling, bowing, and cracking in the foundation walls, footings, and slabs.

Modern foundations are designed by licensed structural engineers after a review of specific soils testing done at the proposed building site. Due to the adoption of more stringent building codes, testing and design methods have improved greatly over the last 20-30 years in many parts of the U.S. However, the presence of expansive soils remains a big challenge to the professional engineering community and the odds are tilted heavily in Mother Nature's favor.

While engineers tell us that in theory, virtually any problem can be solved given an adequate budget, there are economic realities that constrain designing foundations and structures that are less vulnerable to unstable clay soils. We find that the risk of such damages can seldom, if ever, be completely eliminated. Settling, shifting, cracking and other problems can be managed with a reasonable degree of success and cost efficiency by maintaining a stable moisture level in the soils adjacent a foundation. The careful management of grading, draining, irrigation, and runoff have proven to be effective keys to keeping a home or building stable. When soil conditions remain stable, structural damages from expansive clay soils are kept to a minimum.

Determining the Risk of Damage Due to Expansive Soil Part 2 of 3

Mon, August 2 2010, 00:00:00 -500

It has been well established that many billions of dollars in structural damage to homes, buildings, and other man-made structures occur every year because of the effects of expansive soils. These soils may introduce enormous compressive forces of between 10,000-20,000 lbs per sq ft. against foundation systems present in that environment.

What, exactly, does that mean for your home and mine? It's mind boggling to imagine the scale and scope of such big numbers in terms of a threat to your home or other real estate investments. Let's wrap our brains around these big numbers for a moment by looking at two much smaller, contrasting numbers.

Imagine taking a circular saw and cutting a 12" x 12" square out of the typical basement slab floor. Now take that cement section and throw it on a scale. You will find that the slab sample weighs between 50-60 lbs. That doesn't sound like very much weight when compared with the counteracting forces that we know expansive soils can bring to bear. That's not really a fair comparison, though. The slab is not actually a weight bearing structural element of the foundation; it's not the best portion of the foundation to compare against the enormous and contrary forces of expansive soils.

Foundation Footings Added to Expansive Soil Equal Vertical Movement Let's look at the portion of the foundation known as the footer (or footing, depending on your geographical locale). This is a better portion of the foundation to measure since the majority of the weight of the home rests there. Structural engineers tell as that for each linear foot of "footing" that we might randomly sample, we find that between 1500 and 3000 lbs of actual house dead weight are present at the bottom of that footing. Variables that ultimately affect the actual number are one story vs. two, full basement vs. crawlspace, brick exterior vs. siding. However, it's a rare case in residential construction where we would find more that 3000 lbs per linear foot of bearing weight under a footer.

Now contrast that number with the opposing natural forces of expanding clay soils- which we've already identified at 10,000-20,000 lbs per square foot. It's not even a contest. Nature wins hands down, bringing roughly 3-6 times as much force against our foundation as gravity brings to counter it. The potential risk of expansive soils damaging a foundation by acting in a vertical, upward direction to heave it and cause structural cracking are tremendous!

What about lateral (horizontal) forces and the damages they can bring?

Can we quantify the force expanding clay delivers when it pushes sideways on a foundation wall? Let's see. Again, we know that 10,000-20,000 lbs of destructive force per square foot and is what we are dealing with and wish to mitigate. Imagine that we have a typical poured concrete or block basement wall of 8' high and 50' long. Let's further suppose that while the wall measures 8' high from the inside, the soil grade only comes up to a height of 6' on the outside of our basement wall, leaving 2' of exposed foundation above the grade. The 2' of exposed wall is unavailable for the soil to push against. If we take the 6' dimension, which is in direct contact with the soil, and multiply it against our length of 50', 300 square feet of wall area is able to be pushed upon by soil.

Lastly, let us assume a conservative mid-range soil force number of 15,000 lbs per sq foot against each of those 300 square feet of foundation wall, and we quickly see that our humble little basement wall is being faced with a sum total of 450,000 lbs of sideways force against it. Think of it- nearly half a million pounds of force coming at your foundation wall! In perspective, it's a wonder that buildings and homes constructed in expansive soil hold up as well as they do. Nonetheless, structural shifting, settling, bowing, and cracking in the foundation walls, footings, and slabs are a fact of life for many property owners. For those who find themselves in this circumstance, getting professional help from a qualified engineering firm or foundation repair service company is often a good option to explore.

Potential Cosmetic Damage Due to Foundation Lifting

Wed, July 28 2010, 00:00:00 -500

Why are there potential cosmetic damages due to the lifting process?

Cosmetic damage is possible, but not common.

Settlement can occur over a relatively long period of time. As the foundation settles due to hydrocompactible soil, or other active soil conditions, the wood framing bends and flexes to compensate for the additional stress being placed upon it. The foundation is no longer supporting the full weight of the structure levelly, so drywall cracks, doors stick, and other cosmetic problems occur. Most homeowners repair these problems without attributing the root cause to foundation settlement.

In some cases, fixing the door so that it opens is actually masking the fact that the home is now out of level condition. If the problems continue to reappear, additional repairs and alterations may occur. Naturally, the home will change hands about every 3 to 5 years and the history about these changes can be lost, or forgotten. Generally, a homeowner will discover a crack in the foundation and call us to determine the scope of the damage.

At this point, a foundation repair Design Specialist will offer you two options: stabilization or lift. A responsible foundation repair company should always caution you that there is the potential for cosmetic damage with a lift. Naturally, you ask why. While you may experience settlement that takes years to occur, our solution will recover most of that settlement in a matter of minutes.

For this reason, some cosmetic damage is possible as the home moves back to level condition. In some cases, that means cracked drywall and in others, it can mean that tile, or other rigid structures may shift or break. Normally this occurs because the home has had repairs made as the home was moving out of level.

If the you're aware that your home has had extensive cosmetic repair work done, stabilization without lifting may be the preferred method. How long should I wait after a lift before I can patch drywall and do cosmetic repairs?

In cases where the foundation is stabilized but not lifted, cosmetic repairs can be done immediately after the work is completed. If a lift is achieved, it can take several months for wood framing to relax into its new position. For this reason, it can be beneficial to wait several months before doing repairs. The more lift that is achieved, the more likely cosmetic damages could re-occur due to relaxing wood framing.

Why is My Foundation Cracking and Heaving?

Mon, July 26 2010, 00:00:00 -500

Why is my foundation cracked now, after we've lived here for 20 years?

Many foundation cracks occur due to changes within the soils supporting your home. Changes in the weather can lead to changes in the soil surrounding your home's foundation. Sometimes the moisture content has risen with groundwater like they are currently experiencing in Estes Park or the areas bordering the Big Thompson River. Other times, the soil can be dry like what we are experiencing in Arvada. Periods of dramatic rain like we are forecasted for this weekend, can cause failing grades to pour water into the fill soil around your foundation, which can lead to cracking.

If water shortages, or fluxes, last for an extended amount of time, then load-bearing strata can be affected. Sometimes when the soil shrinks under the foundation for a long time, it can take a while for the foundation to crack and settle significantly. Either way, the problem will not generally reverse itself. The only way to know that it is stabilized is to transfer the weight of the structure deep beyond the active soil.

There are foundation repair companies who receive regular updates on soil conditions in the Denver area, so they can help you determine what your home is experiencing. If your foundation is cracking, heaving, or settling, there can be many factors involved. Some of these factors can be relatively inexpensive and easy to remedy, while others require permitted foundation repair solutions. Would you like to know the options to repair your cracked foundation? Contact Peak Structural today, they're the foundation repair expert in Denver. Peak Structural wants to help you find ways to keep your foundation strong. They're a Denver foundation repair company that cares about your home's foundation!

What Causes Foundation Walls to Fail?

Mon, July 19 2010, 00:00:00 -500

While there are a number of causes for cracked, bowed and leaning foundation walls, the most common is excessive pressure from the soil outside the wall. When expansive clay soil absorbs moisture, it swells and applies pressure that often exceeds the wall's design capacity. In addition to expansive clay soil, excessive pressure is often the result of a failed or compromised foundation drain system and a buildup of moisture behind the wall. Again, this additional hydrostatic (water) pressure often exceeds the wall's design capacity, leading to wall deflection. Poor surface grading and drainage is another factor that leads to the buildup of hydrostatic pressure.

Excessive wall deflection, evidenced by wide cracks, bowing and leaning, can reduce the structural integrity of the wall. When the wet cycles are repeated, as in the above two scenarios, this causes further weakening and inward wall movement. Other common causes of wall failure include soil expansion due to frost, large tree root systems and surcharge loads from the foundations of adjacent structures or additions. Heavy equipment and heavy storage items placed immediately adjacent to basement walls can also cause wall deflection.

HOW WILL I KNOW IF A HOME HAS FAILING FOUNDATION WALLS?

Symptoms of failing foundation walls in a home look different depending whether they are constructed of concrete block or poured concrete.

Concrete block walls typically display horizontal cracking across the center length as it begins to bow inward near mid-height. As the problem worsens, stair-step cracking at the corners can be observed. Continued inward pressure exerted on the concrete block wall can also result in horizontal shearing at a mortar joint, where the bottom row of block is held in place by the concrete floor slab as the next course of block and wall above slides in.

Vertical shearing may also be observed when the end of a wall is supported or held in place by an adjoining perpendicular wall. The end of the wall remains stable as the rest of the wall cracks and moves inward. Poured concrete walls will typically display single, diagonal cracks extending upward from the bottom corners of the wall toward the top center. Further, unlike a block wall that bows in near mid-height, the top of a poured wall tends to lean in. In finished basements, where foundation walls may not be exposed, other signs may alert you to a structural problem. As failing basement walls move inward, ceiling panels and ceiling drywall may begin to buckle.

Drywall on finished, abutting walls can also buckle between the wall studs. In extreme cases, horizontal cracking may even be seen in the home's exterior brick veneer.

Cassi Sherman Henes
Peak Structural
Foundation Wall Repair in Colorado

Why Am I Not Seeing More Damage Inside my Home If my House has Heaved?

Mon, July 19 2010, 00:00:00 -500

My foundation has heaved 1 1/2 inches, why am I not seeing more interior damage?

Well, there are a couple of possible reasons for this. The most common reason that you don't see as much interior damage is because your home is wood frame, which bends and flexes more easily than your heaved concrete foundation. There is also the possibility that your home is not heaving quite as rapidly as the concrete foundation.

In other words, the soil under your home has pressed up the foundation, but the grass, landscaping, patios and deck are pinning the framed portion down. Sooner or later, the heaving forces of the soil will overcome the flexing and bending capabilities of the frame structure and the interior damage may appear. Naturally, your most cost-effective option is to remedy the heaving prior to the interior damage becoming apparent. This way, you don't have to spend money repairing the framing in the structure.

Heaving foundations are not as common as you may think. In fact, Denver and the surrounding communities along the Front Range are home to some of the most expansive and heaving soil in the nation! These conditions exist because there are large deposits of bentonite soil that settled into the Front Range during Spring melt from the Rockies. Bentonite soil is a highly volatile expansive clay that rapidly expands as it absorbs water. The reason that it is considered volatile is that bentonite will suddenly absorb water and expand, rather than doing this gradually. In general, this creates tremendous amounts of pressure on concrete foundations. It has been recorded that bentonite soil can heave a two story home as much as 8" in just a few moments.

If you believe that your home rests on bentonite soil, or even mildly expansive clay soil, consult a structural engineer to do a soil test, or you can contact your county assessors office for neighborhood soil maps. Engineers have developed remedies for heaving soils' affects on your home. If you believe that heaving is occurring in your home, contact a foundation repair specialist immediately. This will minimize costly damage to your home.

Cassi Sherman Henes
Peak Structural
Foundation Repair in Denver, CO

Why is My Foundation Settling?

Thu, July 15 2010, 00:00:00 -500

Why are foundation problems occurring in my home and not all of my neighbors are having the same issues?

There are many possible causes of foundation settlement. Some of those causes may affect entire neighborhoods, while others can be site specific. Some examples that might be site specific are poor drainage, poorly compacted fill placed directly under the home's foundation, different levels of moisture from irrigation, run-off or plumbing leaks, vegetation planted near the foundation, inadequate structural design, etc.

Often, the building distress may be the result of several conditions, and cannot be explained with 100 percent certainty. A thorough geotechnical evaluation with soil borings may help identify the cause, but does nothing to mitigation the symptoms. The FSI push pier can stabilize the structure regardless of the cause.

If my house has settled 1 1/2 inches, why am I not seeing more interior damage?

There are a couple of possible reasons for this. The most common is that the wood framing and interior finishes are made of materials that are more flexible and forgiving than the rigid concrete foundation. Also, when a house settles the wood framed portion will often not settle as quickly as the foundation. In other words, the house hasn't caught up with the foundation yet and is slightly suspended above the foundation. The framing will eventually sag and catch up the foundation movement.

Understanding the underlying causes of foundation settlement is an important step for every engineer to design an appropriate solution for the home. A good resource to get started on educating yourself about foundation repair is a book called Foundation Technology, A Guide to What Goes on Under Your Feet, which has sections dedicated to soil conditions present along the Front Range, as well as helpful checklists, solution sections, and soil mapping.

Check out www.foundationtechnologyebook.com or contact our office for your copy of the printed 3rd edition.

Cassi Sherman Henes
Peak Structural
Greater Denver Foundation Repair

How Do I Fix My Bowing Foundation Walls?

Thu, July 15 2010, 00:00:00 -500

There are several options available for repairing failing foundation walls, some more desirable than others. One option is the total removal and replacement of the foundation walls. With this solution, landscaping, decks, and exterior concrete slabs are removed and all the soil surrounding the foundation is excavated. The home is then jacked up and alternatively supported while the foundation walls are removed and then replaced. Not only is this solution disruptive and expensive, but the problem is likely to occur again if the original cause(s) are not addressed.

A second option for repair is the installation of steel columns (although acting as beams in this application). The steel beams are typically bolted to the concrete floor at the bottom and bolted, screwed or nailed to the wood floor joist system at the top. Forces pushing on the wall are therefore transferred through the steel beam and to the floor joists. Due to the high degree of variability with home design and construction, designers of these systems should have a thorough knowledge and understanding of each and every site-specific application, most importantly the connection details with the wood framing and the additional, required joist blocking and reinforcing. Without a proper design, the steel beam may bend, the floor joists and first floor may buckle, and the walls may continue to deflect. This option also cannot straighten the foundation wall back to its original position.

A third option is carbon fiber strips or sheets. The application/installation includes an epoxy glue to adhere the carbon fiber to the wall. The carbon fiber then acts as tensile reinforcement to the interior surface of the wall to minimize any additional bowing. While these products can be used successfully to minimize additional bowing conditions, they cannot prevent a wall from tipping in at the top or to straighten a wall back to its original position.

The final option is a wall anchor system. With a wall anchor system, heavy-duty, galvanized steel earth anchors are embedded securely in the stable soil out away from the foundation wall. The earth anchors are connected to galvanized steel wall plates positioned on the foundation wall with long, threaded, galvanized steel rods. This system relies on the passive resistance of the soil at the earth anchors to resist the excessive pressures being applied to the wall. The wall anchor system does not rely on the home's wood framing for support. Wall anchor systems are a proven method to stabilize foundation walls and offer the best opportunity to straighten the walls back toward their original position over time. Anchor systems have long been cited as an ideal solution for bowed and leaning foundation wall problems, even as the recommended option by the U.S. Department of Urban Housing and Development's chief appraiser back in 1992.

Advantages of the wall anchor system include year-round installation, minimal disturbance to lawn and landscaping, no damage to interior floor joists, the ability to straightens walls, the prevention of further bowing/leaning, and most importantly to your clients, it restores property value. Although failing foundation walls can be scary and intimidating to home sellers and buyers, the solution of a wall anchor system can be installed quickly and often for less money than what would be deducted from the seller's asking price to offset for the structural concern or perceived repair.

Cassi Sherman Henes
Peak Structural
http://www.denverfoundationrepair.com

Colorado Real Estate and Foundation Problems

Wed, July 14 2010, 00:00:00 -500

Real Estate professionals tell us that today, more than ever, it is difficult to sell a home with a structural foundation problem. Left untreated, a home's value may have to be discounted significantly to sell, often by much more than the cost of the repair. Therefore, in most cases, you are saving money by addressing your foundation problem now--it's fixed in one day!

There are several options for repair, many that are less desirable than the Wall Anchor System. One possibility is the most expensive. It's called a Foundation Wall Repair. This is extremely disruptive to your home, your life, and your structure. This repair solution does not really address the overall problem, which is expansive soil. The new foundation walls will most likely bow again.

With a Wall Anchor System, you can rest assured that your foundation walls are stable and will not further bow. Reputable foundation repair companies will have wall anchors that come with a 25 year warranty against manufacturing defect and a performance warranty to cover you if the solution does not appear to be functional.

Cassi Sherman Henes
Peak Structural - Foundation Solutions in Greater Denver

Peak Structural, Inc. Is Now Open In the Denver/Metro Area in Colorado!

Tue, July 13 2010, 00:00:00 -500

Denver, CO - Residents of Lakewood, Colorado are now neighbors with Peak Structural, Inc. -- a division of Peak Basement Systems focusing on meeting the foundation support needs of residents in the Denver/Metro area.

There's an important trend called brand awareness, it's the tendency where consumers trust the brands they recognize and with whom they remember having only positive experiences. At Peak Basement Systems, customer service is of top priority, which is precisely why the Better Business Bureau has rated them an A+ business. In effort to accommodate its customers' needs, they have expanded into the Denver/Metro area with a division specializing in foundation repairs-- Peak Structural, Inc.

Peak Structural, Inc. is following the example of Peak Basement Systems, by providing the its customers, the Denver/Metro area, with A+ service; as marked by the Better Business Bureau.

Since 2008 they have been considered by the southern Colorado BBB as a business that delivers excellent customer service. They have received the Excellence in Customer Service Award from the southern Colorado BBB as the only foundation repair company to do such!

From Northern to Southern Colorado, you can trust Peak, companies who value their customers, and make all the provisions necessary to be the best in their respective industries.

Peak Structural, Inc. is a Colorado foundation repair company that offers its customers a 25-year transferable warranty on all Basement Systems and Foundation Supportworks products through its manufacturer. Contact Peak today for your free foundation repair estimate, call: 800-952-4034.

Colorado Foundation Contractor Hosts Continuing Education Class for InterNACHI home inspectors

Tue, July 13 2010, 00:00:00 -500

Colorado Springs, CO - As the most reliable Colorado foundation repair specialist, Peak Structural, Inc. is proud to host a continuing education class to the public about foundation topics to better educate home inspectors and citizens of the like.

The class will be meeting on July 12, 2010 at 6:30 p.m. at Mimi's Café, located at 7133 on North Academy Boulevard, Colorado Springs, CO. Each month the InterNACHI has informative meetings to benefit its inspectors with more knowledge and tools, thus this continuing education class will serve as July's meeting.

This particular course is outlined to provide home inspectors with more information about several foundation topics. These topics are cleverly chosen to cover subjects many inspectors will face upon entering the foundation industry, but may not know the most well-informed way to answer client's questions. Some topics included in this course will be: the five common foundation repairs, the average cost of foundation repair, and the foundation repairs for foreclosed homes.

As an added bonus, class participants can also receive a copy of Peak Structural, Inc.'s latest published book about foundation repair. The foundation repair book is entitled, Foundation Technology: A Guide to What Goes on Under Your Feet. The topics covered in this book are a perfect accessory for this InterNACHI course, for it covers Colorado's water, front range soil conditions, shifting foundation cycles, and much more! The book was written by Cass Sherman Henes, who is a 15-year construction, repair, and real estate industry mogul.

Peak Structural, Inc. is a Colorado foundation repair company that values customer service, and in 2008 they were honored by the southern Colorado BBB with an Excellence in Customer Service Award--we were one of only seven companies to receive this award and the only foundation repair company to hold this honor. They offer a 25-year transferable warranty on all Basement Systems and Foundation Supportworks products through the manufacturer. Contact Peak today for your free foundation repair estimate, call: 800-952-4034.

The InterNACHI prides itself as being the very best of home inspectors, which has become the world's most qualified and exceptional non-profit inspection association. All InterNACHI inspectors are renowned for their professionalism, and knowledge. Each inspector must pass particular exams, quizzes, and courses; as well as maintain a standard of high of level of practice and ethical activity.

Colorado Foundation Repair Experts at Peak Structural Publish New Foundation Repair Book

Tue, July 13 2010, 00:00:00 -500

Colorado Springs, CO - Foundation repair specialists are hard to find, especially ones who truly seek to find the best ways of providing flawless customer service and resources to their clients. That is exactly what makes Peak Structural, Inc. stand apart form the rest of the industry, and now there's another unique way that Peak has raised the bar on its industry standard, with its release of the book: Foundation Technology: A Guide to What Goes on Under Your Feet.

Cassi Sherman Henes, the author of this foundation repair book, is a 15-year veteran in the three competitive industries of construction, repair, and real estate. She wrote this book to offer an expert's insight to the rest of the world. The book covers topics such as Colorado's water and front range soil conditions, shifting foundation cycles, soil mapping, new technologies used to recover lost equity, and much more!

The book will also be available to those who attend Peak Structural, Inc.'s continuing education class about foundations, being held on July 12 at 6:30 p.m. located at Mimi's Café in Colorado Springs, CO.

Henes is known to be a renaissance woman, one who has been privileged with a knack for learning and an edge for success. Her experience spans the real estate industry serving as a regionally accredited trainer, a technical consultant, and an internet specialist. At Peak Structural, Inc., Henes is a notable social media and marketing specialist, with ample training at the Basement Systems, Inc. Headquarters in Seymour, CT as well as Foundation Supportworks, Inc. Headquarters in Omaha, NE.

Peak Structural, Inc. is a Colorado foundation repair company that values customer service, and in 2008 was honored by the southern Colorado BBB with an Excellence in Customer Service Award-- one of only seven companies to receive this award and the only foundation repair company to hold this honor. They offer a 25-year transferable warranty on all Basement Systems and Foundation Supportworks products through the manufacturer. Contact Peak today for your free foundation repair estimate, call: 800-952-4034.

Peak Enjoys the Colorado Irish Festival in Highlands Ranch

Mon, July 12 2010, 00:00:00 -500

Peak Structural took the weekend to get back to our roots--our Irish roots, that is! Members of the Peak crew got together to lift a pint to Emerald Isle and the ancestors whose journeys brought them to Colorado. We gathered in Highlands Ranch, Colorado to enjoy the Colorado Irish Festival!

The McGuires, the Sherman-Hunters, the Monahans, and the Moores were present to enjoy the Jameson, the festival stout called O'Connor's Irish Stout, and fabulous bands! Despite the rain, or maybe because it reminded us of Ireland, we were all happy and dancing. In fact, our Systems Design Specialist Aaron Moore has a truly Irish lass, who danced in the rain to song, "She's With Me" by McPeake!

Naturally, we explored the fabulous offerings at the pubs in the festival. Then, we settled down at the Jameson tent for some good jigs. The first act that we enjoyed was McPeake! Besides having a name that the Peak crew loved, this band was 100 years old! That's right, 100 years of tradition, with members passing down the music to their kids. (http://www.mcpeakemusic.com/)

Next, we sampled a few more pints, including the festival stout, called O'Connor's Irish Stout. It was great! We saw traditional dancing, some great crafts, and awesome weapons. Our next musical offering was a sister act called Ennis (http://www.ennismusic.com/) on the main stage. We ended the evening with a great concert from Natalie MacMaster).

The high point in our weekend was hanging out together, throwing down some good, traditional brew, getting sunburned (because we are Irish after all), and throwing out our worst Irish brogue!

Cosmetic Repairs After a Foundation Lift

Tue, July 6 2010, 00:00:00 -500

If my house has settled 1 1/2 inches, why am I not seeing more interior damage?

Peak Structural believes that understanding the fundementals of foundaion movement is an important step for every homeowner. Our creative director, Cassi Sherman Henes, has compiled a book called Foundation Technology, A Guide to What Goes on Under Your Feet. This Foundation Technology book has been available in ebook format for over 2 years. We're proud to announce that Peak Structural is releasing the third edition of the book in printed format! The Foundation Technology printed edition will be releasing on June 14th, 2010! We look forward to reaching even more homeowners with this valuable information. Check out www.foundationtechnologyebook.com or contact our office for your copy of the printed 3rd edition.

How long should I wait after a lift before I can patch drywall and do cosmetic repairs?

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