If you manage property along Colorado’s Front Range — from Golden to Denver to Boulder — you are likely dealing with expansive clay soils. These soils are notorious for their ability to swell when wet and shrink when dry, exerting tremendous pressure on foundations, driveways, and utility lines.
It’s Not Just the Soil; It’s the Water
The soil itself isn't the sole enemy. The real issue is fluctuation. If clay soil remained at a constant moisture level, its volume would remain relatively stable. The damage occurs when moisture levels swing drastically — causing the ground to heave (lift) during wet periods and settle (sink) during droughts.
For HOAs and multi-family communities, this means that "moisture management" is effectively "foundation management."
The Three Levers of Control
While you cannot change the geology under your community, you have significant control over three key factors that drive soil movement:
1. Irrigation
Over-watering near foundations is a leading cause of localized heaving. Sprinkler heads should never spray directly onto siding or foundation walls. Drip lines should be monitored for leaks that create invisible underground reservoirs.
2. Surface Drainage
Roof runoff must be managed aggressively. Downspouts that dump water right at the corner of a building create "hot spots" of saturation. Extensions should carry water at least 5-10 feet away from the foundation.
3. Crawl Space Conditions
The crawl space is the interface between the home and the earth. A crawl space that traps humidity or allows groundwater to pool creates a micro-environment that softens the soil immediately supporting the interior piers. A vapor barrier and proper moisture mitigation system stabilize this environment.
When Foundation Concerns Arise
In some cases, long-term moisture issues have already impacted the foundation’s performance. While we are not structural engineers, part of our role is identifying where moisture control and structural support intersect.
If we identify signs of significant movement—like shearing in foundation walls or displaced piers—we can help coordinate appropriate repairs. Whether the solution involves structural reinforcement or specialized engineering, we act as a central point of coordination to ensure the moisture problem and the structural symptom are addressed together.
Proactive Planning vs. Reactive Repair
Waiting for drywall cracks or sticking doors to appear is a costly strategy. By then, the soil movement has likely been occurring for months or years.
A proactive walkthrough focused on drainage and crawl space health allows you to address the root causes—uncontrolled water—before they become structural insurance claims.
Need an Assessment for Your Community?
We provide comprehensive crawl space, moisture, and foundation planning walkthroughs for HOAs and property managers across the Front Range.