Seattle Top Foundation Repair works in White Center, a King County community near Seattle, on sloping floors, soft crawlspace posts, unbolted sills, cracked foundation walls and water that lingers at the footing.
Population in White Center is about 14,900. The Census numbers on its homes: 51 percent built before 1980, 37 percent before 1960, 24 percent before 1950 and 32 percent in 2000 or later. One-unit homes (attached or detached) are 65 percent. Median build year: 1977. Median owner-occupied value: $645,200.
Damp along the base of one lower-level wall after rain
Site
Low mossy concrete retaining walls beside the entry steps and a wet driveway
Work
A drain inside along that wall, with no sump pump
Not included
Wall and floor finishes
Cost
$2,600
In this example, the owners of a split-level house in White Center see damp along the base of one lower-level wall after rain. The lot slopes, low retaining walls sit beside the entry steps and the driveway stays wet.
Piers are one answer to a dropped corner, but the diagnosis comes first. The foundation settlement and piering page compares the methods and says where each stops working.
Seismic retrofit and foundation bolting
A frame that simply rests on its foundation is possible in an older crawlspace house. Anchoring, bracing and their limits are explained on the seismic retrofit and foundation bolting page.
Crawlspace post and beam repair
Soft posts, tilted pier blocks and sagging girders can make a floor bounce. See crawlspace post and beam repair for the parts and what damp does to them.
Foundation crack repair
A stair-step crack in block and a vertical crack in poured concrete raise the same first question, whether it is moving. The foundation crack repair page covers it.
Foundation drainage
Where roof water lands next to a footing matters. See the foundation drainage page for gutters, downspouts, grading and drains.
Homes and foundations here
White Center’s stock has two halves. About 37 percent of homes predate 1960 and about 24 percent predate 1950, yet about 32 percent date from 2000 on. A visit starts by finding out which half the house belongs to.
About 23 percent of homes are in buildings of five or more units. In a multi-unit building the owner or association decides on foundation work, so ask them first.
Ground and hazard areas
To learn whether a particular lot has a mapped hazard, ask the permitting agency. The state rule behind the question tells local governments to classify erosion, landslide and seismic hazards, and to avoid building in a geologically hazardous area if technology cannot bring risks to acceptable levels.
DNR’s Geologic Information Portal grades relative liquefaction susceptibility from very low to high and maps landslide hazards, as a broad guide rather than a lot-level reading. Its notes add that peat can deform permanently in shaking and calls for site-specific analysis.
The King County permit page has a map for checking whether an address is in unincorporated King County; start there.
King County’s permit page names changing occupancy, constructing, enlarging, altering, repairing, moving and demolishing a building or structure as work needing a building permit. Ask King County Permitting whether your own foundation project needs a permit, and whether the property has critical areas.
Labor and Industries registration is required of contractors, though exemptions exist. Only registered engineers may do engineering. Verify both.
What is at the White Center address, and what have you seen: sloping floors, cracks, damp or soft wood? We'll get back to you soon with an estimate or any questions we have. Estimates are free and there's no obligation.
