How can we help you?

Do I need a soil report?

If you are building a new residence or adding new foundations to an existing residence, the local building department will probably require a geotechnical investigation or soil report  of some kind as part of the building permit requirements.

What is a soil report?

A soil report provides specifications for designing a foundation that will be compatible with the soil conditions on your property.

A soil report can be as simple as reviewing published information on an area and conducting an on-site evaluation.  Completed foundation excavations are then observed to confirm results of the initial evaluation. This type of report will often satisfy building department requirements for small additions with shallow foundations.

Larger additions and new construction typically require a more extensive soil report that includes drilling one, or more, test holes on the property to obtain samples for laboratory testing.

What types of foundations are used in the Denver area?

There are two basic foundation types used in the Denver-Metropolitan area: Shallow foundations and Deep foundations.

Shallow foundations bear on soil at the bottom of the foundation excavation. A footing is typically used to support the foundation walls and evenly distribute the load. Shallow foundations are suitable in areas where soils are stable and not expansive.

Deep foundations typically used in this area include drilled concrete caissons, steel helical piles and micro-piles. These systems extend 20 to 30 feet or more below the excavation bottom to support foundation walls on underlying strata that is stable and not susceptible to moisture changes.  Deep foundations are used in areas where expansive, or otherwise unstable, soils are present.

CES has designed foundations for thousands of residential and small commercial projects in the Denver area. We know the challenges to foundation performance in this area and can provide a superior design for your project.

Why is my foundation cracked?

There are two basic reasons that foundations crack: Differential vertical movement or Lateral movement.

Lateral movement is caused by pressure from soil outside the foundation wall, or backfill. Minor lateral movement is common and typically causes diagonal cracks near one or both ends of the wall.  Cracks extend up from the floor at an angle away from the corner and often pass through window openings. There is sometimes a noticeable inward bow in the wall.

Lateral movement usually occurs within one year after construction and does not typically cause structural damage. More severe movement can cause loss of support for exterior brick veneer, floor framing or wall framing. Water accumulation next to foundation walls is a common cause of lateral movement in older foundations.

Differential vertical movement can be caused by loose soil settling or expansive soil swelling. Settlement usually causes less severe damage. Expansive soils cause more damage to residential structures in the Denver area than all other natural disasters combined.

Foundations constructed prior to 1950 in this area often do not have reinforcing and are more susceptible to vertical movement and cracking. Reinforced concrete foundations that were used after 1950 tend to experience less vertical displacement and have smaller cracks.

Foundations can be properly designed and constructed to prevent damage from expansive or collapsing soils. Existing foundations can also be repaired and supported on deep foundations.

CES provides foundation repair design services for residential and small commercial buildings.

Will my foundation continue to move?

Foundation movement typically occurs between five and ten years after construction. Movement that continues beyond ten years or in older structures is an indication of more severe problems. Age, existing conditions, and history are all factors in predicting if addition movement is likely. No one can predict the future, but CES can help evaluate the likelihood that additional movement will occur.

Do I have a structural problem?

Probably not. Some cracking in foundation, exterior, and living space walls is common and difficult to prevent – particularly in older structures. Wood structural members age and sag. Foundation support soils can settle from repeated moisture changes.  Vibration from heavy equipment or traffic on nearby roads can cause soil to settle.

CES can evaluate your residence or small commercial building and determine if structural repairs are warranted. Any required repairs can be engineered and detailed to allow contractors to bid on, and complete, the repairs. CES only provides engineering services and is not in the business of selling repairs.