Signs your foundation is settling
- Interior doors or windows that stick or won't latch, when they used to
- Floors that slope or feel uneven
- Diagonal cracks from the corners of doors and windows, in drywall or the foundation
- Stair-step cracks in block or brick
- Gaps between the wall and the floor, ceiling or trim
One of these alone can be normal house movement. Several together, or ones that keep getting worse, are worth having checked.
What causes settling
Settling happens when the soil under part of the footing compresses, washes out or shifts. Common causes include poorly compacted fill, drainage sending water under one corner, and hillside lots where soil slowly moves downhill. A lot of Okanagan homes are built on slopes, so it's worth knowing the signs.
How underpinning works
Underpinning transfers the weight of the house onto stable ground deeper down. Common methods:
- Helical piers: steel shafts screwed deep into the ground and fixed to the footing
- Push piers: steel sections driven down to stable soil or rock
- Concrete underpinning: digging under the footing in sections and pouring new concrete below it
The right method depends on the soil, the house and how much it has moved. Underpinning is structural work and usually involves an engineer and a building permit.
Common questions
Is all settling a problem?
No. Most houses settle a little in their first years. Ongoing or uneven settling is what needs attention.
What does underpinning cost?
It varies widely with the method and how much of the foundation needs it. We can give you a real number once we've assessed it.
Can the house be lifted back level?
Sometimes, partly. We'll tell you what's realistic for your home.
Tell us what you're seeing and we'll tell you what it'll take to fix it. (250) 999-3602