Is Your Foundation Trying to Tell You Something? A Colorado Homeowner's Guide

Maybe there’s a new crack on the garage floor. Or you find a new crack on the outside of your house. Maybe you notice leaks in your basement, or your doors aren’t opening and closing correctly. And then there’s that floor that has sunk. 

Any of these can indicate you have a problem with your foundation. 

What Causes Foundation Cracks in Colorado?

• Bentonite clay found along the Front Range is also known as expansive soil. 

  • It swells when it’s wet and shrinks when it’s dry, which creates pressure on your foundation, leading to movement and, ultimately, cracks. 

• During heavy rains or snowmelt, expansive soil in Denver absorbs water and expands, pushing against your foundation. In dry months, it shrinks and becomes brittle, causing the foundation to settle unevenly. Over time, this cycle leads to a settling foundation in Denver, resulting in cracks and structural instability.

• Check the drainage around your home's exterior. If your gutters are clogged or your yard slopes toward your home, water can collect at the base of your home’s foundation. This will weaken the soil and increase the risk of a settling foundation. 

• Extreme weather changes. Let’s face it, the adage “if you don’t like the weather, wait 10 minutes” totally applies to Colorado. We can have extreme temperature swings, especially in the spring and fall. We have those arctic blast days in January. And we can have 80 degrees in February with a snowstorm that night. 

  • Extreme weather changes can put stress on our soil, causing its expansion and contraction. 

  • Due to its variability, foundations can also shift, causing cracks, sticky doors, basement leaks, and other signs of foundation problems. 

• Foundation settling. Over time, natural soil erosion can occur, which is called “settling.” While some settling is normal, excessive movement can lead to uneven floors, cracked walls, and foundation instability. If left untreated, foundation settlement will lead to major structural issues.

• One cause we don’t often consider is how close trees are planted to a home. We know we should plant trees for shade, but proximity can affect your foundation as well. 

  • Trees absorb moisture from the soil as their roots grow

  • This causes the soil to shrink and pull away from the foundation, which weakens the soil and increases the chances of foundation cracks. Large roots pressing against the foundation can cause structural stress and damage

What If My Home Doesn’t Have Foundation Issues?

That’s great, to be honest! 

However, even if you’re not seeing foundation issues now, this is Colorado, and your foundation can eventually develop issues. 

You can take steps NOW to prevent future issues, such as:

• Keep gutters and downspouts free from debris. Leaves, twigs, small branches, and birds’ nests. When they’re clogged, water will pool at your home’s foundation. Instead, extend your downspouts six inches from your foundation to move water away from your home. 

• Does your yard need to be graded, moving the soil away from your house? If your yard slopes toward your home, water can collect around the foundation, causing soil erosion and contributing to a settling foundation. Grade your soil away from your home, and use topsoil to build up low areas and improve drainage. 

Do your best to keep water from settling around your foundation. 

I Think I Might Have Some Foundation Problems

Now’s the time to act, before repairs are extremely expensive. 

Sticky doors and uneven floors can indicate some foundational shifting. 

One option is to have foundation piers installed. Piers support your home by anchoring it to stable soil or bedrock, preventing movement that leads to foundation cracks and structural issues.

There are different types of foundation piers, and here’s an article that explains them: 5 Things to Know about Foundation Piers

You’ll want to schedule an appointment with a structural repair company to make sure foundation piers will be the appropriate action for your home. 

One caveat: if your home has shifted and needs foundation work, your insurance most likely won’t cover it. Check with your insurance agent to be sure. 

What about Cost?

Foundation piers are expensive. They can run anywhere from $7000 for minor repairs to $30,000 for major repairs. The cost is determined by the severity of the condition of the foundation, the types of piers chosen, and any additional work needed to secure your home. 

Final Thoughts

I know how important cost is to the average homeowner, and I know fixing a foundation is expensive. 

But minor cosmetic issues can spiral into severe structural damage, like uneven floors, sticking doors, and cracked walls. Left unaddressed, shifting concrete creates gaps that invite pests, allow moisture in, and ultimately cost exponentially more to repair.

So pay attention to your sticky doors and uneven floors. And if you suspect your foundation has shifted, call an inspector.