Edmonds, in Snohomish County, sits northwest of Shoreline. Shoreline Foundation Repair works there on sill bolting, floor supports, cracked walls, sinking corners and drains.
Edmonds has 42,735 residents and housing that clusters in the 1960s and 1970s: 42.1 percent of homes date from those two decades, 60.7 percent predate 1980, 64.5 percent are one-unit and the median build year is 1974. Buildings of five or more units make up 28.8 percent, and this work is for houses.
Piers along one side of a house with a rolling floor
Example project
Home
House in Edmonds with a hardwood-floored living room
Original request
A floor that falls away along one side, so a ball set down rolls to the wall
Room
Hardwood floor, a large window onto trees, a wooden chair
Work outside
Six to eight piers along the wall under that side
Not included
Floor refinishing and any engineer’s design
Cost
$14,500
In this example, the owners of a house in Edmonds find that a ball set on the living room floor rolls toward the same wall. The room is bright, with a large window onto trees and a wooden chair beside it.
For a house with a crawlspace, the crawlspace post and beam repair page explains how posts, pads, girders and sills are repaired.
Seismic retrofit and foundation bolting
Bolting is the first thing to ask about in Edmonds, where 42 percent of the houses went up between 1960 and 1979. See the seismic retrofit and foundation bolting page for what is involved and what it cannot do.
Foundation crack repair
Cracks in stem walls and basement walls are read for cause before they are sealed. The foundation crack repair page sets out which ones are worth asking an engineer about.
Foundation settlement and piering
A corner that has sunk, or a floor that tilts, brings up the ground below the footing. The foundation settlement and piering page covers piers and underpinning along with their limits.
Foundation drainage
For Edmonds houses, the foundation drainage page goes through gutters, downspouts, grading and footing drains, the things that decide where roof and yard water goes.
Homes and foundations here
Edmonds’ median owner-occupied home is valued at $890,100. About 6 percent of homes predate 1950, about 14 percent date from 2000 or later and about 26 percent from 1980 to 1999, so foundations of several generations stand side by side.
That matters for repair because a foundation built in 1965 and one built in 2005 do not ask the same questions. A site visit reads the one in front of us.
Permits and rules to check
Whether a foundation repair needs a permit in Edmonds is for the City of Edmonds permit office to say. Ask before work starts, and do not assume the work is exempt.
A steep lot, a shoreline lot or a sensitive area can bring extra city rules, so say so when you call. For what applies at your address, ask the City of Edmonds permit office.
Frequently asked questions
Does foundation repair need a permit in Edmonds?
That is for the City of Edmonds permit office to say. Ask before work starts, and do not assume the work is exempt.
Should I have a 1970s house bolted?
Age is a reason to look. The crawlspace shows whether the sill is bolted, and the plan comes from what is there.
Can you work on a condominium foundation?
This site is for houses. A condominium building is a different job with an association involved.
Edmonds address, build year, and what you have noticed: a crack, a floor that slopes, water in the crawlspace. We'll get back to you soon with an estimate or any questions we have. Estimates are free and there's no obligation.
