Denver Foundation Repair

Home Foundation Repair

clay oils, loam soils, and sandy soils

Sandy soil (left) and sandy loam soils (middle) expand and contract very little with moisture changes. They can be very reliable when supporting a foundation.

Clay soils (right) expand and shrink in volume dramatically with moisture changes and can cause significant foundation damage.

What Is Your Home Sitting On?

The simple answer is "the ground". However, the real answer is a bit more complicated than that.

Soils are composed of different ingredients like sand, silt, loam and clay. These ingredients determine how soils behave under wet and dry conditions and when they need to support weight.

Soil characteristics have a major effect on the foundations and other structures upon which they're built.

Moisture And Soil

Different soil types are affected by moisture in different ways. Each of these three soils react to water differently:

Because of the constant cycle of wet and dry periods that occur as the weather changes, certain types of soil can expand and contract indefinitely, subjecting your foundation to settling or expansive stresses that often cause damage.

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Our team of in-house foundation contractors can get your home back on solid ground! Call us for a free foundation repair quote today! We serve Littleton, Aurora, Denver, and many nearby areas in Colorado.

Illustration of the active zone of foundation soils under and around a foundation in Aurora.

Illustration of the active zone around and underneath a foundation.

The "Active Zone" Of Foundation Soils

Your home is resting many different layers of soil, each with different thicknesses and performance characteristics that can affect a house foundation.

These soils have formed or deposited there over thousands of years -- some by water, some by wind, some by glaciers, and some by the contractor who built your home.

Typically, soil layers gain in stability and load-bearing capacity with depth. The surface layer is made up of organic materials, making it easy for plants and other forms of vegetation to grow.

As you go down, you'll find layers of sand, silt, clay, and loam soils, depending on where you live. Deep below these layers is a layer of bedrock. Bedrock is a layer composed of either rock or very stable, densely packed soils.

The soil you should be most concerned about is known as the active zone immediately around and underneath the house. This soil is most affected by changes in moisture and climate -- and the source of most foundation problems. The active zone may vary from a few feet below the surface to more than 30' below grade, depending on what area of the country you live in.

How Does Foundation Settlement Occur?

Foundation settlement is the movement your foundation experiences when the soil can no longer support the weight of your home. Three of the most common reasons for foundation settlement are drying and shrinking of soil, wetting and softening of soil, and poorly compacted fill soil.

Dry, cracked, shrinking clay foundation soils

Drying And Shrinking Of Soil

Foundation soils experience most of their drying and shrinking from two common causes:

Drought: Prolonged dry periods cause soil to dry out. As we know, when clay dries out, it shrinks. Soil shrinkage beneath a foundation has the same effect as soil settling: It usually causes a section of the foundation to crack and settle into the void or hollow area where settlement has occurred.

Maturing Trees: The root system of a tree can be up to twice the size of the tree's canopy. If a tree's branches extend over your home, there's a good chance that they extend under your house as well, drawing moisture up from the soil and causing it to shrink significantly.


A footprint in the mud of clay soils that is pooling with water

Wetting And Softening Of Soil

The soils around your foundation experience wetting and softening primarily for these three reasons:

Heavy Rain & Flood Conditions: As clay soil gets wet, it holds on to water and becomes very soft. This soft soil can be weak, causing the home to shift (or "sink") down into it.

Poor Drainage: If water is allowed to stand or "pond" next to your home, the soil will absorb the water. As it does, the soil can weaken and soften once again.

Plumbing Leaks & Broken Water Lines: When a home's plumbing begins to leak under a slab foundation, the soils underneath can begin to become saturated, weakening their supporting capacity.


Construction equipment excavating soils during a foundation construction

Poorly Compacted Fill Soil

In order to level a site where a foundation will be built, builders sometimes bring in loose soil from another location to fill depressed or hollow areas.

This newly moved "fill" soil is much looser and lighter than the dense, hard-packed virgin soils at the site that haven't been disturbed -- possibly for centuries!

The fill soil brought in by the builder has to be compacted thoroughly before a foundation is built on top of it. If the soil is not compacted well, it may begin to compress underneath the weight of your new home, creating settlement problems that can damage your foundation.

Our Foundation Repair Contractors Proudly Serve CO

As a locally owned and operated foundation repair company, we understand the ways that soils in Colorado affect the homes they surround. Our team of in-house foundation contractors are ready to meet with you to explain what's happening with your foundation -- and how to fix it.

To help you decide, we provide each of our customers with a free, no-obligation foundation repair quote, in writing, before you spend a dime with us. Each quote includes an on-site inspection, a personal consultation, and a detailed proposal on how we can work to fix your problem.

We proudly serve Littleton, Aurora, Denver, nearby areas such as Fort Collins, Arvada, Boulder, Englewood, Longmont, Greeley, Cheyenne, and the surrounding areas of CO.

Sandy Soils & Your Foundation

Water passes through sandy soils rather than being absorbed. This fact makes sandy soils very stable. Instead of expanding as they absorb moisture and contracting as they dry out, sandy soils maintain a fairly consistent volume and density.

Because of their stability and good load-bearing qualities, sandy soils are less likely to shift and settle, so they rarely cause foundation problems. Unfortunately, sandy soils are less commonly found than other more problematic soil types.

How Clay Soils Affect Your Foundation

Soils rich in clay and silt have the greatest potential to damage a foundation. Clay absorbs water easily, expanding in volume as it becomes more saturated. So-called "expansive clays" can cause foundations to crack, heave and shift.

When clay soils dry out, they shrink and crack, leaving gaps around a house where water from the next storm can penetrate easily and deeply to repeat the expansion cycle. Clay-rich soils usually cause more foundation damage by expanding than by contracting.

Sandy Loam Soils

Loamy soils are usually a very stable soil that shows little change with the increase or decrease of moisture temperature.

The primary concern with foundations built on loamy soils is erosion. When soils underneath your foundation erode, they may begin to be inappropriate strata for sustaining the weight of a foundation and home structure.

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Our Colorado Service Area
Cities in Adams County, CO
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Bennett
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Cities in Boulder County, CO
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Hygiene
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Longmont
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Superior
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Cities in Broomfield County, CO
Broomfield

Cities in Clear Creek County, CO
Dumont
Empire
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Idaho Springs
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Cities in Denver County, CO
Denver

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Highlands Ranch
Littleton
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Cities in Elbert County, CO
Agate
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Cities in Gilpin County, CO
Black Hawk
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Cities in Grand County, CO
Fraser
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Kremmling
Parshall
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Cities in Jackson County, CO
Coalmont
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Rand
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Cities in Jefferson County, CO
Arvada
Broomfield
Buffalo Creek
Conifer
Denver
Evergreen
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Idledale
Indian Hills
Kittredge
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Littleton
Morrison
Pine
Wheat Ridge

Cities in Larimer County, CO
Bellvue
Berthoud
Drake
Estes Park
Fort Collins
Glen Haven
Laporte
Livermore
Loveland
Masonville
Red Feather Lakes
Timnath
Wellington

Cities in Logan County, CO
Atwood
Crook
Fleming
Iliff
Merino
Padroni
Peetz
Sterling

Cities in Morgan County, CO
Brush
Fort Morgan
Hillrose
Log Lane Village
Orchard
Snyder
Weldona
Wiggins

Cities in Phillips County, CO
Amherst
Haxtun
Holyoke

Cities in Sedgwick County, CO
Julesburg
Ovid
Sedgwick

Cities in Washington County, CO
Akron
Anton
Cope
Lindon
Otis
Woodrow

Cities in Weld County, CO
Ault
Briggsdale
Brighton
Carr
Dacono
Eaton
Evans
Firestone
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Frederick
Galeton
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Gill
Greeley
Grover
Hereford
Hudson
Johnstown
Keenesburg
Kersey
La Salle
Longmont
Lucerne
Mead
Milliken
New Raymer
Nunn
Pierce
Platteville
Roggen
Severance
Stoneham
Windsor

Cities in Yuma County, CO
Eckley
Idalia
Joes
Kirk
Vernon
Wray
Yuma

Cities in Chase County, NE
Champion
Enders
Imperial
Wauneta

Cities in Cheyenne County, NE
Lodgepole
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Cities in Deuel County, NE
Big Springs
Chappell

Cities in Dundy County, NE
Benkelman
Haigler
Max
Parks

Cities in Garden County, NE
Lewellen

Cities in Keith County, NE
Brule
Keystone
Lemoyne
Ogallala
Paxton

Cities in Perkins County, NE
Elsie
Grant
Madrid
Venango

Cities in Laramie County, WY
Cheyenne

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