Foundation Repair in Gladstone, MO
Gladstone is largely a post-war suburb, which means most of the foundations we inspect here went in during the 1950s and 60s. That vintage has a recognisable set of problems and we see them constantly.
Foundation & Waterproofing Services
Crack Foundation Repair
When your foundation settles, it can cause cracks that let water leak straight into your home. Our team determines the best process to seal…
Learn more →Sump Pump & Interior Drainage
If you have hydrostatic water pressure, water pushing through where the wall and floor meet, a sump pump or below-floor drainage system may be…
Learn more →French Drain & Track Drain Systems
When water is pooling against your foundation, or yards are sloping towards your foundation, a French drain system will help divert that water away…
Learn more →Backfilling & Grading
Water that runs toward your house instead of away from it puts constant pressure on your foundation. We backfill and regrade the soil around…
Learn more →Foundation Wall Supports
Walls bowing inward or horizontal cracks running across them mean soil pressure is winning. Our team, and a structural engineer when needed, determines which…
Learn more →Piering & Underpinning
Cracks in upper-level sheetrock or significant settling that makes floors unlevel often calls for piering beneath your foundation footing. Working with a structural engineer,…
Learn more →What The Ground Does Under Gladstone
The ground under Gladstone is Northland clay and it moves with moisture like it does everywhere in the region. What defines the work here is the age and construction of what sits on it. Foundations from the fifties and sixties are typically block, often with little or no reinforcement, and were built before exterior waterproofing and footing drains were routine. Block walls resist vertical load well and lateral load poorly, so when saturated clay presses on them from outside they fail along the mortar joints. Seventy years of wet springs and dry summers is a long test, and a lot of these walls are only now reaching the end of it.
What Gladstone Calls Us For
Block wall work dominates: stair-step cracking, bowing at mid height, and mortar joints that have opened enough to pass water. Those need proper wall support rather than cosmetic patching, because the crack is the symptom and soil pressure is the cause. Water comes with it almost every time, and because there is usually no exterior drainage to repair, interior drainage with a sump is frequently the practical answer. We also do a lot of grading work here, since seventy years of settling has left many of these lots falling toward the house rather than away.
Homes and Neighborhoods We Know in Gladstone
We work across Gladstone, including the neighborhoods around the Antioch corridor, the streets off North Oak, and out to where Gladstone meets Kansas City and North Kansas City. Because this is an inner ring suburb, lots are often tighter with less room to work than we get further north, and we plan around that rather than being surprised by it. If you are in Gladstone, Oakview, Oaks, or the surrounding pockets, that is all normal territory and a short run from our usual routes.
Gladstone Foundation Questions
It depends how far it has moved and what is behind it. Some walls can be recovered toward their original position over time as part of the repair, and some are stabilised where they stand. Stopping the movement is the essential part. We will tell you which outcome is realistic for your wall rather than promising the better one.
Not at all. Footing drains and exterior waterproofing were not standard when these houses were built, so there is frequently nothing outside to repair. That is generally why interior drainage ends up being the practical route on homes of this vintage.
It means opening the floor along the base of the affected walls, so there is dust and noise, and finished space along that run has to come out. It is usually a matter of days rather than weeks. We will walk you through exactly what gets opened up before you decide.
It is generally worth it. These houses are structurally sound apart from the specific problem, and a stabilised wall with the water dealt with will outlast most of what else is in the building. What is not worth doing is patching the same crack every few years and hoping.
Free Quote
No ObligationTell us what's going on. We'll reach out fast, usually same day.