Basement waterproofing and crawl space repair in CO

Mine Subsidence and Other Soil Concerns on the Westside

Tue, May 15 2012, 00:00:00 -500

Q1. Aaron, we’re talking about the Westside of Colorado Springs in connection with expansive soil, isn’t there a concern about old abandoned coal mines in that area, 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.

Q2. Is it possible to know specifically if a certain house is at risk?
Yes, Cassi, 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.

Q3. 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.

Q4. 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 Woodman Rd, you can still see where rivers used to be.

Q5. 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.

Colorado Springs Foundation Repair Answers

Fri, May 11 2012, 00:00:00 -500

Q: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!

Q: 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.

Q: 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.

Ride Along during a Foundation Inspection in Colorado Springs

Wed, May 9 2012, 00:00:00 -500

1. 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

--Cracks in your foundation walls

--Interior plaster walls are cracking

--Chimneys are tilting or leaning

--Foundations are sinking

--Cracks in your basement walls

3. 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.

Water Your Rockrimmon Lawn Could be Flooding Your Basement

Tue, May 1 2012, 00:00:00 -500

Q1: So Aaron, can watering my lawn cause water in my basement?

Yes, sprinklers that are placed too close to foundation walls or run for too long can cause humidity and water problems in your basement.

Q2: Why does that happen?

There are two reasons—the clay bowl effect and capillary action

Q3: What is the clay bowl effect?

Imagine that your home, basement included, is resting in a big salad bowl. This salad bowl exists because your builder dug out virgin earth to make your basement. Outside of the area where he dug, there’s highly compacted virgin soil, closer to your home is the lettuce—or loosely compacted fill soils. Water runs from the hard earth, right down the sloping sides of your salad bowl and collects at the bottom. Sadly, the bottom is where your basement is. So you end up with water down there, even if it’s drier up top.

Q4: What is capillary action?

Capillary action is how the water actually enters your basement. Believe it or not, concrete is not water proof, it’s actually a lot like a sponge. There are tiny tracks through the concrete that look a lot like capillaries in the human body. These tracks actually pull water up and through the concrete.

Q5: So why can my sprinkler system be contributing to the problem?

Your sprinkler system can introduce a steady source of water into the clay bowl around your home. Once water finds a way in, it’s virtually inevitable that it will keep coming in in those areas.

Q6: What do I do to fix the problem?

First, it’s a good idea to aerate your lawn regularly. This keeps the roots moving downward to absorb more water and keeps the ground underneath your sod from creating paths to your foundation that siphon water away from your lawn.

Next, make sure that your sprinkler system is not leaking or running excessively.

Third, make sure your grade is sloping away from your home and all your gutters and downspouts are directing water at least 6 feet away from your foundation.

Q7: What if that doesn’t stop the water or humidity problem?

It’s time to consider an interior waterproofing system. Namely, one that won’t get clogged and is designed to catch both wall and floor-based water intrusion. These systems can include one or more sump pumps, a dehumidifier, and other helpful appliances.

Q8: What about sump pumps?

There are so many things about sump pumps, they made need their own interview segment! What I can tell you is that sump pumps need to be high quality because they are all that is standing between your basement and the water. Look for pumps with battery back ups, alarms when they are overwhelmed, and covers that are sealed so your kids and pets aren’t tempted to store things in them.

Q9: What does a system like this cost?

I’m glad you asked that question because that’s really the heart of the matter, isn’t it? I custom design each waterproofing system based on where the water is coming in, the amount of water, the size and shape of the basement, and the overall goals that the homeowner has. Each solution is a custom project, so that you’re not spending any more money than you absolutely have to. All that being said, I can’t really give you a concrete price, but I can tell you that if you call us, we come out for a free estimate and let you know the cost to fix your problem.

Soil Conditions Around Colorado Springs

Tue, April 24 2012, 00:00:00 -500

Q1. Aaron, 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.

Q2. 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 Colorado Springs can be found on the west side of the highway closer to the foothills. That’s not the only place, though, over 80% of Colorado Springs and its surrounding area rests on moderately to highly expansive soil.

Q3. Why that area?

It’s because they used to be a great deal of runoff streams, lakebeds, and ponds in those areas back in Paleozoic era. Clay particles are very tiny and lightweight. They mix in with rainwater and snowmelt and journey down from the mountains. Once the streams and runoffs level out, the clay particles settle and form swaths of expansive soil.

Q4. 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 desseciation, 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!

Q5. If I’m concerned about the cracks that I’m seeing, what should I do?

You should always call me and I’ll come and let you know what we can do to permanently fix the problem.

We will continue this discussion next week! To submit a question to our experts, please comment on this article or email cassi@peakbasementsystems.com to be included!

Bowing Walls in Colorado Springs, CO

Thu, April 19 2012, 00:00:00 -500

Cracked and bowing basement walls can be scary, unattractive and can affect the value and usability of your home. Inward movement of a basement wall is generally caused by the expansion of the soil outside your home. Over time, basement walls can no longer resist the pressure from the soil, and the wall begins to crack and bow inward.

Bowing basement wall problems can be fixed permanently, quickly, and with almost no disruption to your home.

The CarbonArmor™ Wall Reinforcing System from Foundation Supportworks reinforces and stabilizes your basement walls, restoring value and integrity to your home. The CarbonArmor™ System is a Fiber-Reinforced Polymer that is 10 times stronger than steel and is specifically designed for basement walls. The carbon fiber technology used in the CarbonArmor™ system is the same technology used by the US Department of Defense, Army Corp of Engineers and aerospace engineers to reinforce skyscrapers, bomb shelters and bridges around the world.

Installing The CarbonArmor System

The CarbonArmor™ System is installed from the inside of your home using a high-strength epoxy resin which absorbs any pressure from the wall, rather than transferring that pressure into your floor system like traditional I-beam systems. Installations require no outside digging and are typically completed in less than one day. The system’s flexible design allows the strap to contour tight against your foundation wall, ensuring the ultimate coverage and adhesion when compared to other wall repair systems.

Removing Mature Trees near Colorado Springs Foundations

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

It's that time of year again! Time to take a long look at our yards and decide what we want to do next with our landscaping. I live in 80909, which is pretty much the middle of Colorado Springs' "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. Install artificial sod in the front and back yards

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

According to the website, it looks pretty easy to install the sod--except for one thing: my grading. Before I can embark on this project, 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 Colorado Springs! 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.

Real Estate Bumps in Southern 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 (719) 287-8881

Jack McGuire, Design Specialist (719) 323-0901

Peter Crain, Design Specialist (719) 351-8564

Red Flag Fire Danger in Pueblo

Tue, March 27 2012, 00:00:00 -500

With the recent high winds and absence of rain, snow, or humidity of any kind, fire danger is officially in the RED FLAG designation. This means that no outside fires may be lit, outdoor grills can only be used if they are propane (no charcoal grills), and cigerettes and the like should be doused before being disposed of.

Pueblo had a horrendous day yesterday!

Here is a complete list from the Pueblo County Sheriff’s Office Communications Center:

11:36 West 11th Street – Performance Auto Body burning trash had embers ignite a fire inside the building. Vehicle inside garage was a complete loss.

12:27 28th Ln and Manning Rd – pile of yard debris was out of control

12:40 25th Ln and Hillside Rd – Extremely low power line possible due to high winds 12:40 41st Ln and South Rd – brush fire, no structures threatened

1:18 38th Ln and Hwy 50 – Tree on fire

1:20 West of 400 Block of Galileo – Heavy smoke in area (nothing found by responders)

1:58 21st Ln and Clearview – large fire in the river bottom, multiple agencies responded

2:22 33rd Ln and South Rd – waste pile on fire, resident needed help putting it out

2:30 55th Ln and Elderberry – trees on fire, multiple agencies responded

“Residents were very fortunate that these fires didn’t involve any injuries and had only relatively minor property damage. It is critical that people check conditions before they light an outdoor fire. Absolutely no fires are allowed during Red Flag days because these calls drain our resources and these fires threaten safety and property in our community.” Sheriff Kirk M Taylor added, “Even if burning is permitted, people must be sure to completely put out their fire so it doesn’t ignite without warning when strong winds blow the next day.”

There is also a very severe fire raging in southwestern Denver--900 homes have been evacuated and one person is reported to have perished. Smoke and reduced visibility are problematic along the foothills as well.

What Does "R Value" really mean

Tue, March 20 2012, 00:00:00 -500

All insulation is tested to determine how well it resists the transfer of heat. That's what the "R" in insulation's R-value stands for: resistance to heat flow. The higher the R-value, the higher the resistance and the greater the insulating value. When talking about insulation for foundation walls and crawlspaces, R-value is typically expressed as "R-value per inch".

Insulation is manufactured from different insulating materials in different thicknesses. Manufacturers rate their products in terms of R-value per inch, so multiplying the material's R-value per inch by the overall thickness will give you the actual R-value of the particular insulation material. For example, an insulation material like SilverGlo that is 2" thick and has an R-value of 5.5 per inch, offers an overall R-value of 11. SilverGlo is also infused with graphite powder to reflect heat and lower the material's conductivity for a superior insulating value.

The R-value of foam board insulation typically ranges from R-3 to R-6 per inch of thickness, which is 2 to 3 times greater than most other insulating materials of the same thickness! The high R-values and water-resistance provided by foam board insulation like SilverGlo make it the ideal insulation material for below-grade foundation walls.

Floor Drains for Colorado Springs Sump Pumps

Tue, March 6 2012, 00:00:00 -500

A Floor Drain in the Sump Lid

Not if, but when you have a plumbing leak and the water floods out onto the basement floor, you want to use your sump hole to drain the water away. With an airtight lid, the water will fill up your basement. Unlike groundwater leaks, plumbing leaks and the damage they cause maybe covered by your homeowners insurance. However, putting a floor drain in the sump lid can save you damage and heartache.

But wait, won't a sump drain allow water vapor to evaporate into my basement? Not with a properly designed drain. This drain should have a specially designed cup and ball underneath the floor drain which allows water to go down, but doesn't allow air to come up.

Energy Efficiency in Colorado Springs

Mon, February 27 2012, 00:00:00 -500

Energy Efficiency in Colorado Springs

It's a fact. Heat moves from areas with higher temperatures to an area of lower temperatures. It is also a fact that the earth below grade is usually at a lower temperature than what people would find comfortable in their homes--especially in the winter. Consequently, there is a constant stream of heat loss by conduction through a home's foundation and into the outside earth.

This issue can be addressed when basement or Crawlspaces a insulated from the inside, especially in the case of a finished basement. The problem is that most basements and Crawlspaces aren't insulated at all. One of the most common and best methods to insulate a concrete wall is with foam board insulation. This foam board insulation must be covered in a 15 minute fire barrier such as 1/2" thick drywall or plywood. This is why most unfinished basements are inadequately insulated.

Two inch thick SilverGlo insulation, which is water-resistant and available exclusively through Foundation Supportworks dealers like Peak Basement Systems, provides an R-11 thermal resistance and makes homes more comfortable and less expensive to own.

Not only does SilverGlo insulation conserve energy and save money, it creates a comfortable below grade living space that is less susceptible to seasonal fluctuations.

Moisture Protection, Epoxy, and Other Maintenance in Colorado Springs

Thu, February 2 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 maintenance opportunities.

You can choose to address moisture protection or waterproofing problems that may not have been apparent from the interior of your basement. Dampness, efflorescence, and concrete erosion could be due to water sitting up against the concrete foundation walls. 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
*Moisture intrusion evidenced by efflorescence

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.

Moisture Intrusion Evidenced by Efflorescence
If you notice a decrease in wall dampness, musty smell, or relative humidity while the foundation repair project is going on, it is important to look to moisture intrusion post installation. Wall dampness can be minimized by channeling that dampness into your existing waterproofing system through the use of Brightwall or other wall damp proofing products.

Brightwall and its generic products create a barrier on the inside if the basement that keeps dampness wicking through the concrete to reach the drywall in a basement.

One Stop Shopping?
It's a good idea to hire a company that is equipped to handle all of these concerns as they arise during a foundation repair product. When you meet with a Systems Design Specialist, be sure to ask if these sorts of sudden issues can be handled by their installation crews.

Why We Call Them French Drains

Tue, January 24 2012, 00:00:00 -500

Why is it called a French Drain?

Doesn't it sounds slightly dirty? A French drain. Maybe Cosmo will have an article on it soon. Actually, a French drain isn't exotic, sophisticated, or a featured article topic in Cosmo.

What is a French Drain?

French drains are trenches filled with gravel and perforated pipe that are sloped and designed to move groundwater runoff away from your basement or crawlspace foundation into a sump pump. The sump pump will evacuate the water from your home through a discharge line. The whole system usually takes 3 days or so to install and is pretty much automatically expelling water with no real labor required.

Why is it called a French Drain?

The French Drain isn't native to France--in fact, French Drains are an American invention! It's named after its inventor--Henry Flagg French, who literally wrote the book on farm drainage that was published in Concord, Massachusetts in 1859. French drains were originally used to reroute water runoff from a sloping piece of land to be used productively elsewhere. The French drain was also quickly adapted to remove brown or gray water runoff from barns, farmhouses, and the like. Prior to Henry French’s invention, animal and human brown water often gathered in livestock areas, producing a breeding ground for biting flies and mosquitoes, which sickened valuable animals and even the farmers themselves!

Similarly, modern French Drains are used to move water out and away from basements and crawlspaces where it can promote mold and mildew growth. Modern French Drains have come a long way from those farm-based drains on Henry French’s place. Presently, there have been technological advances that keep groundwater runoff running smoothly without the constant clogging that early French Drains experienced. There are now “top-closed” systems that allow for finished basements that are undetectable to the naked eye! Similarly, sump pumps have come a long way, too. Modern French Drain systems can now carry lifetime flood protection warranties and maintenance programs to keep your basement ground water free forever!

Upcoming Events in Colorado Springs

Fri, January 20 2012, 00:00:00 -500

Next Week!

Tune in on Tuesday to 1300 AM at 10am to hear Aaron Moore talk about What to Fix Before You Finish Your Basement!

You can hear all of Aaron's shows by clicking here

Upcoming Home Shows:

January 27-29 at the Rustic Hills Event Center on Palmer Park and Academy--you can come Meet Fuzzi, the Peak Basement Systems Rose Haired Tarantula! She'll be busy hanging out in our Live crawlspace display! http://www.coloradospringshomeshow.com/

February 24--26 at the Norris-Penrose Event Center near 8th Street--you can visit Fuzzi and learn more about the foundation, waterproofing, and crawlspace concerns in the Pikes Peak Region! http://homeshowcenter.com/Visitors/hoursdirections.aspx?show=coloradospringhomeshow2

Upcoming Continuing Education Class for Realtors and Home Inspectors: