Commercial properties are usually constructed with techniques and materials to withstand the weight and external pressures. Most buildings are designed to last for decades and ensure the seamless operations of a retail center, office complex, or industrial facility. However, even minor foundation issues, when ignored for too long, lead to serious structural problems for commercial buildings.
A compromised structural integrity can be a safety hazard for the occupants and affect the daily operations of the offices in the building. Early detection of issues can help protect the structural safety, avoid extensive foundation repairs, and disruptions that can reduce productivity and revenue of businesses. Structural issues do not happen overnight but result from years of neglect. In this blog, Bluebird CFW – Michigan’s foundation repair experts – highlight the top 5 signs that indicate the need for proper inspections and repairs of the building’s foundation. By detecting these signs early, owners can protect their investments as well as ensure the safety of the building and its occupants.
Why Foundation Problems Matter
Foundation issues cause significantly more structural damage to commercial buildings than residential buildings. Commercial properties expand over a large area and carry heavier loads, so any shift or issue with the foundation can lead to larger structural instability.
Any damage can injure the occupants and disrupt the daily operations of the offices in the building. By threatening the safety of the tenants and their customers, foundation problems can cause legal liabilities and financial troubles for the property owners. Ignoring foundation problems, even seemingly minor issues like mold and cracks, can turn into significant problems that affect the air quality, aesthetics, and structural stability of the entire building.
Regular inspections and proactive maintenance are the key to identifying warning signs and preserving the entire structure. While minor issues are easily fixable, most serious issues require complex and expensive professional repairs. Addressing foundation issues before they escalate protects your property and your investments.
Sign 1: Visible Cracks
Cracks are common signs of foundation damage in any building. Minor hairline cracks often result from cosmetic wear or minor foundation settlement. However, certain cracks, like horizontal and zigzag cracks, indicate deeper structural issues. Diagonal cracks near doors and windows or stair-step cracks along brick or block walls usually indicate foundation movement and pressure buildup.
Inside the building, cracks in the drywall, tiles, and concrete floors are signs that the foundation is shifting or settling below. Most foundations shift or settle due to expansive soil or moisture issues around the foundation. Look for cracks in the foundation slabs, walls, and load-bearing structures on the exterior. If these cracks widen over time or new cracks appear rapidly, you should be concerned about the safety of the building.
Cosmetic cracks are small and uniform and can be addressed with epoxy or polyurethane foam injections and painted over for a smooth finish. However, structural issues are larger, irregular, and spread across multiple surfaces. They indicate active foundation issues that require immediate intervention from professionals to prevent extensive repairs.
Sign 2: Issues with Doors and Windows
Trouble opening or closing the doors and windows is a clear sign of foundation movement. When the foundation settles, the door and window frames are distorted, causing misalignment. With time, the frames start to warp, and the doors and windows stick to the frame or do not close properly.
If a single door or window has this issue, check for humidity or minor framing issues. However, if multiple doors and windows across the building are sticking, failing to latch, or have gaps around the frames, it could be due to structural problems. If the issue persists and worsens over time, you should seek professional help immediately.
Regular inspection is required for sticking doors and windows as well. You might also notice cracks around door and window frames, uneven gaps between the sash and the frame, and doors swinging open on their own. They indicate an ongoing foundation issue that needs to be addressed to prevent further damage.
Sign 3: Uneven or Sloping Floors
In commercial buildings, uneven floors are tripping hazards as well as warning signs of foundation issues. Rocking furniture, misaligned decor, and people tripping in seemingly even areas are signs that the floors are uneven or sloping.
Issues like floor sagging, dipping, or warping can result from settling soil, slab movement, or deteriorating support structures. These aesthetic issues also indicate structural problems that should be inspected urgently.
Uneven floors might violate building safety codes and result in legal liabilities due to workplace injuries. If a noticeable slope or damage exists, call professionals immediately to identify the cause and prevent extensive damage.
Sign 4: Moisture Issues in The Basement or Crawl Space
The basement or crawl space of the building is the first place to be affected by foundation issues. Persistent dampness, mold, and pooling water in the basement or crawl space often point to foundation issues. Cracks in the foundation allow moisture to seep in, especially during heavy rainfall or snow. Water intrusion affects the appearance and structural integrity of the space.
Water intrusion is indicated by mold, a musty smell, efflorescence, or rust in metal fixtures. Even minor leaks can cause major issues like depleted air quality, wood rot, and damage to equipment and other property in the basement. Water damage can disrupt daily operations, damage inventory or office equipment, and violate health codes.
Proper drainage and waterproofing protect the basement and crawl space from water intrusion. However, a foundation with cracks or shifting issues might still cause water seepage from the ground. Professional inspection and structural assessment by experts might be required to address the cause of water intrusion.
Sign 5: Interior and Exterior Walls
Any water spots, moisture, or irregularities in the exterior or interior walls hint at a serious foundation problem. Bowing or bulging brick walls in the exterior of the building indicate foundation shifting or immense pressure from soil movement. Gaps between the bricks and foundation slabs suggest foundation instability or settling. In the interior, if you notice cracks on drywall or molding separating from the windows, you should call professionals immediately.
You should inspect the entire perimeter of the building and look for signs like cracks, uneven settling, bowing walls, and shifting slabs. You will notice issues mainly at the base of the building or around corners.
Such issues are mostly caused by poor drainage, inadequate sloping of the landscape, and heavy root systems, causing soil movement and damaging the foundation walls. Regularly inspect interior and exterior walls to identify issues and prevent severe damage.
What To Do When You Notice These Signs
Most tenants and property owners notice signs of foundation problems but ignore them as minor cosmetic issues. Even the most trivial warning signs can indicate extensive damage and expensive repairs to follow. You should call a foundation repair professional or structural engineer for comprehensive examinations.
They will inspect the property and identify the actual cause of the damage and suggest the best repair solution for your home. Epoxy and polyurethane foam injections are used for minor cracks and concrete leveling. They help to address cracks and other cosmetic issues. Painting over them will have the wall or floor looking polished and well-maintained.
For foundation wall bowing or leaning, wall anchors or carbon fiber reinforcements are durable solutions. They help to straighten the wall and prevent further cracks and bowing. For foundation settlement issues, underpinning, piering, and slabjacking methods help to lift and support the foundation.
Regular inspections and preventive measures like maintaining proper drainage, sealing cracks, and managing soil composition ensure foundation safety. Early detection prevents operational disruptions and expensive repairs.
Foundation Repair for Commercial Property
Commercial buildings are prone to foundation issues and structural problems, despite strong construction and care. Warning signs like cracks, uneven floors, misaligned doors and windows, moisture in the basement, and damage to interior and exterior walls should never be ignored. They should be addressed immediately to avoid structural damage and expensive repairs.
Proactive measures ensure the safety of the tenants and preserve the long-term value of your property.
