Foundation repair in North Lawrence
North Lawrence sits on the low ground across the Kansas River from downtown, and its foundations deal with river-valley soil and water.
North Lawrence homeowners can call to be connected with a foundation repair contractor that knows the river-bottom side of town. The neighborhood began as a separate town called Jefferson, was renamed North Lawrence in 1869 and was annexed into Lawrence in 1870. It lies on the floodplain north of the Kansas River, across the bridges from downtown.
What's under North Lawrence?
River sediment. The Kansas Geological Survey's study of Douglas County describes alluvial deposits 45 to 90 feet thick in the Kansas River valley, which make up the area's most important aquifer. Layered silt, sand and clay laid down by the river can be soft in places and holds water close to the surface. Houses on that kind of ground are more likely to settle unevenly than houses on rock, and basements are more likely to be damp.
Flood history
The river has come into North Lawrence before. The 1903 flood reached 27 feet with notable damage in North Lawrence, and the 1951 flood rose past 30 feet. Older houses that went through those floods may have had foundations undermined or rebuilt at the time, and some have been raised or patched since. If you own one of those houses, any past repair records are worth finding before a contractor comes out.
What foundation work is common here?
- Piers under a settling corner or wall to reach firmer soil
- Crawl space support posts and beams under sagging floors
- Interior drainage and sump pumps in basements that take on water
- Regrading and downspout work so roof water doesn't pool on flat lots
In Lawrence, a basement drainage system needs a building permit, and a sump pump needs its own branch circuit and receptacle rather than an extension cord.
Common questions
Is foundation settling common in North Lawrence?
River-valley soil is more variable and often softer than the rock and clay uplands, so uneven settling is something contractors look for here. A floor elevation survey shows whether it's happening at your house.
Do I need a permit for a sump pump in Lawrence?
A basement drainage system needs a building permit in Lawrence, and the pump needs its own branch circuit and receptacle, with a separate electrical permit or an electrical contractor listed on the permit.
Services in North Lawrence
- Bowing basement wall repairWalls pushed inward by wet clay: anchors, steel beams, carbon fiber or excavation, plus the drainage fix.
- Limestone and brick foundation repairRepointing, rebuilding and supporting the stone and brick foundations under Lawrence's older houses.
- Foundation piers and underpinningPush piers, helical piers and other underpinning for settling corners, walls and additions.
- Sagging floor and crawl space supportSteel posts, new beams and footings to level bouncy, sloping floors over crawl spaces and old basements.
- Basement crack repair and drainageSealing leaking cracks, interior drain tile and sump pumps, and the outside fixes that keep clay drier.
Nearby areas
Wall bowing in, mortar crumbling, or floors starting to sag?
Call and a foundation contractor who works in Douglas County will take a look and explain your options.