Foundation Repair-Replace

Foundation Repair Contractor Structural Repairs Dry Rot Repairs Foundation Earthquake Retrofits

Call 510-885-0197 To Get More Information On How We Can Help Fix Your Foundation Problems

Golden Gate Enterprises, Inc. serving the entire San Francisco Bay Area for foundation repair services and full general contractor services. We can provide plans, permits, and engineering.

If you detect signs of foundation settlement in your home, we will be happy to talk with you about our our foundation repair services.We can provide a foundation inspection to help determine possible issues. We can make recommendations based on our observations, and if necessary engage the services of an independent engineer for a second opinion and specifications.

In the San Francisco Bay area, there are many causes of foundation problems. Generally the older the home , the more potential problems that may exist. Hillside homes are prone to slipping and settling. Many older Bay Area foundations are on brick footings, substandard concrete that is deteriorating, or perhaps never adequately designed. Soil conditions, drainage, and water leaks can all contribute to shifting/settling foundations.
A surprising number of “foundation” problems are caused by dry rot and water damage to the foundation framing (sill plate, cripple walls, etc) , causing the house to sink. Golden Gate Enterprises specializes in foundation, structural, and dry rot repairs. We can provide permits, plans, and engineering as needed.

New Stem Wall Foundation

New Foundation Wall Poured

One of the first warning signs of a foundation problem is the appearance of stress cracks in a home’s interior walls (sheetrock) and the inability to open, close, or lock doors and windows properly. The first exterior signs are cracks in the home’s mortar, stucco, or bricks. Patching these cracks may solve the symptoms, but they do not fix the problem. Without professional foundation repair, these cracks will widen and may eventually threaten the structural integrity of your home.

If you have cracks appearing in your home, contact us for a free inspection.

Why is it happening?

Improper Ground Preparation
In most cases, site preparation includes properly removing inadequate soils from the site, usually the top several inches. This allows the house to be built on original undisturbed ground. However, sometimes the site requires fill dirt to placed to level the building foundation. If this material is not properly compacted, it can settle. This settlement causes foundation failures and interior home cracks.

Evaporation
Due to fluctuations in day to day weather conditions, the soil can experience expansion and contraction due to changes in moisture levels. As the moisture evaporates from the soil, it contracts and the foundation settles. When the moisture is returned through rainfall, the soil swells again. This type of foundation problem is cyclic, meaning the building will experience settlement then uplift depending on the current soil conditions.

Water Table Level
Unlike evaporation, changes in the water table happen less quickly under normal circumstances. Typically due to seasonal changes or more gradual short term climate shifts in the area. These foundation issues are more difficult to diagnose due to their slow progression.

Transpiration
Trees, large plants, or large amounts of vegetation require large amounts of water. If planted to closely to the foundation, water will be removed from the soil and cause foundation settlement.

Plumbing Leaks
Leaking pipes typically cause very location specific problems. The area near the leak can experience significant soil and foundation movements. Depending on the severity of the leak, the problem can progress, if left untreated, to significant foundation cracking and failure.

Inadequate Foundation Construction
Foundation construction techniques vary widely depending on the age, location, and type of building. This introduces problems that require the analysis of a licensed professional engineer to determine the adequacy of the foundation. Investigations should be made to determine the size and material of the foundation.

Poor Soil Conditions
Soil conditions vary based on general location of the building. However, the soil conditions can drastically differ from one property to the next. Underlying issues within the soil can also play a role in the overall stability of the soil. Sometimes hidden layers of inadequate soil is located below upper layers of acceptable materials.

Improper Drainage
Drainage is a key concern on most properties. Watershed should be accomplished in most cases through adequate grade near the building. Another common issue is gutter downspouts draining near the foundation. This adds excessive amounts of water near the foundation that will cause foundation movements among other problems. Other issues include and type of decorative item that could retain water after rains.

Signs of Foundation Failure

Inside the House

Misaligned doors and windows
Cracks in the sheetrock
Doors and windows that stick
Sloping of the floor
Cracks in the floor or tile

Outside the House

Cracks in the brick
Gaps around the doors and windows
Cracks in the foundation
Fascia board pulling away

Garage

Separation from the door
Wall rotating out
Cracks in the brick or concrete

Basement of the House

Walls leaning in or out
Cracks in the poured concrete or block walls
Water leakage through cracks at the base of walls

Crawl Space Support Systems

Settling columns, sagging beams and sagging floor joists within a crawlspace can lead to extensive cosmetic and structural damage in a home if left uncorrected. Symptoms such as sloping floors and cracks in drywall are common when additional support systems are needed within a crawlspace.

Settling of columns in a crawlspace is most often caused by weak foundation soils. Over time, these soils shift and settle with changes in moisture content and density, causing movement of the columns and the beams above. Sagging beams and floor joists are often the result of improper spacing of existing pier columns, effectively overloading the beams and causing them to bend and sag. Excess moisture and wood rot can also cause beams and joists to weaken over time.

Pier Jacks are frequently the remedy for these types of problems. Pier Jacks supplemental support system that helps correct issues caused by inadequate structural design, weak foundation soils supporting columns or rot and weakening of the floor system due to high humidity and moisture levels within a crawlspace.

Foundation Repair Contractor

Pier jacks will help level and stabilize the beams and floor joists in your crawlspace. First, a solid base of engineered fill addresses problems with weak foundation soils by effectively transferring the load to competent soil strata. Then, industrial-strength, galvanized steel columns are secured to the beams or joists in your crawlspace. A heavy-duty, threaded rod allows for adjustment and a custom fit for each jack that is installed. The system is manufactured from high-strength steel components and provides the best opportunity to lift the above floors and walls back to their original, level position.

Foundation Repair Contractor