Foundation problems rarely appear overnight. They tend to show up as small changes around the house that are easy to ignore. In older Los Angeles homes, where many foundations are 70 to 100 years old, it pays to know what to look for.
Warning signs to watch
- Cracks in the foundation wider than a hairline, or cracks that keep growing
- Diagonal cracks in drywall or plaster, especially above doors and windows
- Doors and windows that stick or no longer latch
- Floors that slope, bounce or feel uneven
- Gaps between walls and the ceiling or floor
- Crumbling or flaking concrete in the crawlspace
- Water pooling near the foundation or a damp crawlspace
Not every crack is an emergency
Concrete shrinks as it cures, so small hairline cracks are common and often harmless. What matters is the width, the direction, and whether the crack is changing over time. Horizontal cracks, cracks with one side higher than the other, and cracks that let in water deserve a closer look.
What happens during an evaluation
A contractor will look at the foundation from the outside and from the crawlspace, check the condition of the concrete and the wood sill plate, look for signs of movement and moisture, and check whether the house is bolted to the foundation. For more serious problems, a structural engineer may be brought in to design the repair.
Common repairs
- Replacing deteriorated sections of footing
- Replacing rotted sill plates
- Adding foundation anchors and cripple wall bracing
- Improving drainage around the house
Do not wait too long
Small foundation issues are usually simpler and less costly to fix than big ones. And in earthquake country, a foundation in poor condition is a real safety concern. If you have noticed any of these signs, it is worth having someone take a look.
GTKN inspects and repairs foundations for homes in Los Angeles, Glendale, Pasadena and nearby areas. Call (323) 253-4423 to schedule a visit.
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