Foundation Problems

Causes of Foundation Problems

A stable building depends on a strong foundation resting on a stable, level base. Any instability in that base can cause the foundation to sink or settle, resulting in a lower, unlevel foundation. That instability can be caused by loose soil or by freezing and thawing patterns in the soil. Some types of soil and some climates are more prone to these problems.

Whatever the cause of your foundation sinking or settling, it’s important that you learn to recognize the signs of those problems so they can be addressed. Foundations are designed to evenly distribute the pressure caused by the weight of the house. When the foundation isn’t level, that pressure is not uniformly distributed, which can consolidate pressure and cause damage in certain areas of the foundation and parts of the structure itself. The longer the problems remain unaddressed, the greater the potential damage and the higher the cost of repairing that damage.

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Foundation Sinking

Foundation Sinking

A visibly tilting home and slanting floors are obvious signs of a sinking foundation. Less obvious signs include: doors and windows that stick and become difficult to open and close, a tilting chimney and cracks in the foundation, basement walls, floors, sheetrock and stucco.
Cracks in Foundation

Cracks in Foundation

Structural damage can be visible within the foundation itself. There are three different types of foundation cracks to look for: step, vertical and horizontal.
Horizontal Foundation Cracks

Horizontal Foundation Cracks

A horizontal crack is a sign of hydrostatic pressure, or too much water pressure building up behind the foundation, and a good indicator of foundation damage.
Cracks in Stucco

Cracks in Stucco

Cracks in stucco are common and are not necessarily indicative of a structural concern, however any cracks exceeding 1/8" can be a sign of significant foundation shifting.
Bowing Walls

Bowing Walls

Bowing walls occur when there is excessive pressure pushing against the foundation wall from the outside. That pressure will keep pushing and can cause the wall to collapse.
Cracks in Floors

Cracks in Floors

Floor cracks are one of many signs that there may be problems occurring in your home's foundation. Cracks in tile and other flooring types found in the living area can occur as a foundation sinks or shifts.
Basement Floor Cracks

Basement Floor Cracks

While some cracking in basement floors are due to natural shrinkage, basement floor cracks that run parallel to the walls and footings and vertical movement associated with the cracks are cause for serious concern as they can indicate structurally compromised foundations.
Basement Wall Cracks

Basement Wall Cracks

Cracks in basement walls can be a sign of excessive stress on a wall, caused by foundation settlement. Excessive displacement, continuing movement, differential settlement and certain combinations of cracks are cause for serious concern.
Cracks in Walls & Sheetrock

Cracks in Walls & Sheetrock

A jagged crack running off at a forty-five degree angle is a sure sign that your foundation is seriously shifting and has resulted in actually tearing the sheetrock apart. This is one of the primary indicators that your foundation has been compromised.
Stair Stepping Cracks in Brick

Stair Stepping Cracks in Brick

Probably the most obvious and easy way to diagnose a settling home is through a stair-step crack. A stair-step crack is a diagonal crack that migrates to the mortar joints, mortar is usually not as strong as concrete block or brick, as it zigzags along a path of least resistance.
Sagging Crawl Space

Sagging Crawl Space

Gaps between the floor and baseboards, between the floor and the wall paired with a sagging floor or crawl space are all indicators of foundation settling.
Uneven Floor

Uneven Floor

A sloping, sagging or uneven floor can be indicative of foundation settling.
Foundation Heaving

Foundation Heaving

Bowed slabs are the most common indicator of heaving as well as slab cracks that resemble spider webs with at least two intersecting cracks. Most of the damage will be in the ground level flooring materials.
Sticking Windows & Doors

Sticking Windows & Doors

A door or window that will not close properly, needs a further push or gets stuck while trying to open it could indicate issues with the home. Small cracks, openings or gaps around the border of the frame could indicate foundation settlement as door and window frames twist due to shifts in the foundation
Collapsing Retaining Wall

Collapsing Retaining Wall

You may have a collapsing retaining wall if a retaining wall is falling away from adjoining walls or shows signs of tilting, buckling, cracking or crumbling.
Street Creep Damage

Street Creep Damage

A fully compressed expansion joint between the driveway slab and foundation walls, foundation walls on either side of the driveway that have been pushed inwards, gaps present at either the curb or garage door and cracks in front foundation walls can be signs of street creep.
Tilting Chimney

Tilting Chimney

A sinking chimney that has begun to separate from the house is an indication of unstable supporting soils beneath your home.

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Signs of Foundation Problems

Settling or sinking is usually not sudden. In fact, it can be so gradual and small that it can be hard to notice it. Once it starts to affect the structure above the foundation, the signs become more obvious. You might notice “stair-stepping” cracks in brick or vertical cracks in stucco or drywall. You might notice doors and windows becoming more difficult to close or open. You might notice a slight, irregular slant to floors and other surfaces.

Some people’s instinct is to plaster over these problems as soon as they show. However, doing so does nothing to remedy the fundamental problems with the building’s foundation that are causing the problems. You have to be careful not to focus too much on the symptoms and not on the conditions that caused the symptoms. Plaster over a crack and other cracks will appear. Not until you take action to correct the settling or sinking of your foundation will these problems really be gone for the long-term.

Before Foundation Is Lifted
After Foundation Has Been Lifted

***Interwest's headquarters are located in American Fork, UT. We also have multiple locations, including satellite offices, throughout the United States. Each of our locations may not provide all services listed. Please contact us at 801-492-3503 for more information about services in your area.***

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Interwest is amazing, fast and friendly thanks for your help.
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They are a great business to work with! They are always striving to improve and they have a unique product!
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They were prompt in coming and did a great job!!
— S Shore, Posted February 16th 2018 on Google Local
I am very pleased with my experience with Interwest. I purchased an older home and suspected voids under the concrete slabs. I started asking around for referrals for a good lift company, and one of the companies I was referred to ended up referring me to Interwest. They referred me to Interwest for two reasons. Th...
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I love Interwest, they were a huge pleasure to work with.
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Easy company to work with. Great guys.
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One of the most honest and trustworthy company I have dealt with. Their staff are amazing to work with. The quality of work they do is the best. So glad I went with Interwest.
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Brian is the man. Great customer service and quality workmanship.
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Very friendly and knowledgeable. Got me in quick and cleaned up very well. would recommend to anyone.
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Great business and great owners.
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My experience with interwest was fantastic. The office staff was very knowledgeable and the technicians we're very professional. They were very prompt with their communication and their service. Great work and a great price!
— Mason Garland, Posted November 16th 2017 on Google Local
— B-Mo B-mo, Posted October 16th 2017 on Google Local
Interwest Concrete lifting recently leveled my slab driveway that had sunk in a number of places over the years. They responded immediately to my request for a quote and Troy was very knowledgeable regarding what it would take to make the repairs. I was impressed with their follow up and follow through. I had reache...
— Dennis Gaspari, Posted April 16th 2017 on Google Local
We had some sunken concrete sections at the back of house as well as the possibility of some voids from settling under the slab.The quote was clear and accurate for the leveling work. The extra cost to fill the voids (if I chose to proceed) was well as clearly detailed. After finishing the leveling, they drilled a te...
— Grant Schwarz, Posted April 16th 2017 on Google Local
We had walls and a ceiling that were cracking as our house sank. I was really impressed with every worker who came to work on our project. They were very polite and worked non-stop, efficiently and fast. I was amazed how one gaping wall crack closed up to just a line as the foundation was lifted. Everything wa...
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Our HOA had numerous areas of uneven sidewalks caused by settling. Since many of the residents are elderly the board wanted the problem resolved in the quickest and most cost effective way. Interwest Concrete Lifting had the most competitive bid and scheduled the work within a few days. The crew was hard working and kn...
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I rarely write reviews but just wanted to say that I was very impressed with Troy from Interwest. He came out to give us an estimate for foundation repair and also some concrete we were thinking about lifting. I previously had two different companies give us estimates that were so drastically different that I wasn't su...
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We have had major settling in our driveway and patio, needing it to be repaired/lifted. After calling a few companies, we decided to use Interwest. They were prompt and very fair with pricing. The tech that came out was very knowledgeable and easy to work with. We were very pleased with the work done. The followin...
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I am very pleased with the job Interwest concrete did at my home.Several contractors said they couldn't do the job due to how much the walkway sank. interwest lifted the walkway making it as good as new. They are very reliable and customer service was extremely friendly.If interested I am willing to show anyone a befor...
— William Aldstadt, Posted April 16th 2017 on Google Local
This is my second time using this company to lift sections in a driveway. They always arrive promptly and complete the work exactly as the estimate shows. The last repair they provide an estimate on a Friday and the work was completed that Monday at a fair price. Strongly recommended
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They were really honest when they came to check my back patio. I actually didn't need any of their services as they explained to me that it was still stable and just a cosmetic issue. I appreciate companies who care more about their virtues than money. I had four other companies come out and they all wanted to charge $...
— Abong Bain, Posted April 16th 2016 on Google Local
They did a great job taking care of several issues I had with sinking concrete.
— Kurt Petersen, Posted October 9th 2015 on Facebook
I had a huge problem with my porch sinking. It was complicated because it wraps around my house and supports a roof too. I had bids from contractors who wanted to tear everything out, including all my landscaping, and start over and charge a small fortune. These guys did a fabulous job, as thorough as possible for a...
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I called them to have someone come out and take a look at a Front Porch step that had separated from the sidewalk. The guy who came out was Troy, He was really nice, he explained what had happened to cause this, he also said that we would be better off doing something else than paying to have him lift it. He was r...
— MIKE BOLLINGER, Posted April 16th 2014 on Google Local
5 star
— Kyle McCandless, Posted August 30th 2013 on Yellow Bot
— Loren John Bailey, Posted June 25th 2013 on Facebook
5 star
— Loren John Bailey, Posted June 25th 2013 on Yellow Bot
I called this company to look at my foundation. They were very responsive. In fact, the guy who came out to provide a bid (Troy) even swung by my office to give me a ride to the project site (because my car was in the shop). Troy was very detailed and got down in the dirt (literally, with a shovel) to accurately diagn...
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