The Foundation Experts

One of the most common causes of foundation failure is differential settlement, when one part of a house sinks more than another. Signs include cracked foundations, uneven floors, cracked drywall, and misaligned doors or windows. Building codes allow only a very small tolerance for differential settlement, beyond which stress and strain are transferred into the structure. Timber frames and finishes are especially vulnerable, as they were never designed to resist these unintended stresses. Left unaddressed, settlements will continue to worsen over time, threatening the safety and integrity of the home. 

Correcting settlement requires extensive engineering expertise. A licensed engineer must evaluate the soil failure pattern and determine the appropriate solution. This involves calculating the number of piles, the required load capacity per pile, and the layout of the underpinning system. Engineering design must consider soil properties, soil-to-pile interaction, structural dead and live loads, seismic activity in the region, wind loads, and all other forces acting on the building. Only a qualified engineer can balance these factors to create a safe, effective, and code-compliant design. 

Once the engineer finalizes the pile layout, work begins with careful excavation under the house to expose the existing footings. The piles are then installed directly beneath the foundations in accordance with the engineered drawings. Each pile is drilled or driven to the required depth, tested for capacity, and secured in place. This stage is critical to ensure the structure will be fully supported before lifting begins.

After the piles are in place, underpinning brackets are installed to connect the piles to the foundation. This step is highly detailed and must be executed with precision to ensure full contact with the foundation base. The engineer of record inspects and approves every pile and bracket before lifting starts. Lifting is performed gradually and under the engineer’s direction. While minor cosmetic damage (such as new cracks in drywall) can be expected, an experienced engineer will know when to stop to avoid structural damage. The decision to pause or halt lifting rests solely with the engineer, whose expertise prevents catastrophic outcomes. 

 Once lifting is complete, new cracks may appear in foundation walls, drywall, ceilings, or finishes. These are sealed as part of the restoration process, along with any existing cracks. Where needed, mending plates may be installed on the outside of foundation walls for added reinforcement. Waterproofing measures are applied (if specified in the contract), and the site is backfilled and cleaned, leaving the foundation stabilized and protected for the long term. 

At BC Foundations, we combine licensed engineering and professional installation to deliver safe, reliable, and lasting underpinning solutions. No matter how severe your settlement issue may seem, our team is equipped to design and execute the right approach.

We proudly serve homeowners and builders across Vancouver, Surrey, Burnaby, Richmond, Abbotsford, Kelowna, Vernon, Penticton, Kamloops, Merritt, Salmon Arm, Victoria, Nanaimo, and Prince George, as well as surrounding communities across British Columbia.

With decades of experience in challenging soils, we are committed to completing your project on time, within budget, and to the highest standard of safety. Contact us today to restore the stability and safety of your home.