Staying Ahead of Concrete Problems: Addressing Settlement and Street Creep Head-On

Challenge

The Bennetts are currently stationed at Offutt Air Force Base and prioritize the cleanliness and upkeep of their house, always remaining proactive in dealing with any potential issues, even in their absence. Upon inspection by the Bennetts, it was evident that a couple of slabs near the garage were settling, while strong signs of street creep were also present. Vertical cracks were visible in their garage, indicating that the pressure was about to reach their foundation wall, which could cause serious damage. 

Having undertaken multiple projects for this family in the past, they recognized the need to protect their concrete for the long-term durability of their foundation. During our visit, our System Design Specialist discussed options to safeguard their concrete, and they were ready to proceed with the necessary measures.

The signs:

Homeowners should be vigilant and watch out for warning signs that indicate settlement and street creep issues. Some common indicators include:

1. Uneven or sunken slabs near the garage: Visible gaps or cracks between the garage floor and the surrounding pavement may suggest settlement.
2. Vertical cracks in the garage walls: Cracks forming vertically along the garage walls indicate the presence of excessive pressure, often caused by street creep.
3. Doors and windows sticking or not closing properly: Settlement can cause the shifting of the building, leading to misalignment of doors and windows.
4. Cracks in the foundation: As settlement progresses and pressure intensifies, cracks may develop in the foundation walls, posing a serious risk to the overall structural integrity of the home.

Settlement refers to the gradual sinking or downward movement of the ground beneath a structure, causing the slabs near the garage to shift and become uneven. This settling can occur due to various factors, such as soil composition, water infiltration, improper compaction during construction, or natural geological processes. The type of soil beneath the concrete slabs plays a significant role. Different soil types have different properties. For instance, clay soils (Nebraska, in general, has large areas with clay-rich soils)  tend to shrink and expand with moisture changes, leading to settlement. Similarly, loose or sandy soils may compress under the weight of the slabs, causing them to sink.

Excessive moisture can affect the soil's ability to support the concrete slabs. When water seeps into the ground, it can soften the soil, making it less stable and prone to settling. Poor drainage systems or water leaks near the slabs can exacerbate this issue. Furthermore, improper compaction during construction causes settlement because inadequate compaction can result in voids or air pockets beneath the slabs, leading to settlement over time as the soil settles and compresses. Finally, some areas are more prone to settlement due to natural geological processes. For example, regions with sinkholes or areas near fault lines may experience more significant settling due to the movement of the underlying earth.

Street creep, on the other hand, refers to the sideways movement of concrete pavement against abutting structures, typically caused by the expansion and contraction of the pavement due to temperature changes. As the pavement expands during hot weather, it exerts pressure on adjacent structures, including garage walls and foundations. Let’s dive into the causes of street creep:

1. Concrete Pavement and Temperature Changes: Concrete pavements, such as sidewalks or roadways, are made up of individual sections called slabs. These slabs are designed to have small gaps between them to allow for expansion and contraction. However, when exposed to temperature changes, concrete expands in hot weather and contracts in cold weather.
2. Pressure on Adjacent Structures: When concrete pavement expands due to high temperatures, it exerts pressure against nearby structures, such as garage walls or foundations. This pressure is commonly referred to as street creep. Over time, repeated expansion and contraction can cause the pavement to move gradually and push against these structures.
3. Effects on Structures: The pressure from street creep can have detrimental effects on adjacent structures. For example, as the concrete pavement pushes against a garage wall, it can create vertical cracks or gaps in the wall. If left unaddressed, this can lead to structural instability and potential damage to the overall integrity of the building.
4. Seasonal Variations: Street creep tends to be more pronounced in regions with significant temperature fluctuations between seasons. Hot summers followed by colder winters can exacerbate the expansion and contraction of concrete pavements, increasing the likelihood of street creep-related issues.

Solution

First, we tackled the settlement issues using a 3-part approach. We lifted those uneven slabs back to level using the PolyLevel® concrete leveling system. We injected a lightweight polyurethane foam beneath the sinking concrete, and voila! The slabs were back where they should be. The foam is waterproof and won't add extra weight to the soil below, so it's a long-lasting fix. But we didn't stop there. We also took care of those pesky cracks and control joints with our NexusPro® cracked concrete repair system. It's like magic! Our skilled technicians worked their magic to fix the damaged slabs and make everything look seamless. No more unsightly cracks for the Bennetts! Then, we gave their concrete the ultimate protection, we sealed it up tight with our SealantPro™ concrete sealing. We're talking about a permanent bond here! This sealing solution creates a barrier that defends concrete against moisture, freezing temperatures, and all those other elements that can cause damage. The best part? Our team is super efficient. We got this part of the job done in a single day.  Plus, PolyLevel cures quickly, which means they were able to start using concrete the same day we fixed it. No waiting around! It's also environmentally friendly and won't wash out or dry out like traditional mudjacking materials. 

To address the issue of street creep for the Bennett family, we installed CompressionGuard. CompressionGuard replaced the contractor-grade fiber-board expansion joints commonly used in residential driveways with an engineered expansion joint that could flex with concrete movement during seasonal changes. The installation process involved several steps. Firstly, we cut and removed a 3.5"-wide section of the driveway at the optimal distance from the street. Then, we inserted CompressionGuard to create a flexible seal that would effectively combat the street creep problem.

The benefits of CompressionGuard were numerous. Not only did it provide a low-cost solution to ease pressure on the garage slab and foundation walls, but it was also an environmentally friendly choice. Another advantage was its versatility, as it could be installed year-round, even in extreme temperatures. Furthermore, the installation process was quick, causing minimal disruption to the Bennett family's daily routine. The flush design and precise installation added an appealing aesthetic touch, enhancing the curb appeal of their driveway. Most importantly, after the installation was completed, the driveway could be used right away, without any delay or inconvenience.

By opting to fix their concrete now, the Bennett family took a proactive approach to protect their property and prevent potential damage caused by street creep. This solution provided them with the assurance that their driveway would remain intact and functional, ensuring their long-term satisfaction. If you’ve seen any signs of street creep or settlement on your home, Thrasher provides a complimentary in-home inspection to assess the situation. We believe in transparency, which is why we offer a same-day, no-obligation quote with each inspection. Our estimates come complete with a comprehensive proposal outlining our tailored approach to rectifying your foundation problem and safeguarding your home.

Contact us today at 1-402-285-5675 or simply fill out the brief form to schedule an inspection. Let Thrasher be your trusted partner in ensuring the stability and protection of your valuable asset.