By Mel Parsons
If you’re a homeowner in Seattle, one of the smartest things you can do to protect your property value is take care of your foundation. It’s not glamorous, and it’s easy to forget, but neglecting this part of your home can lead to costly repairs down the road. With our wet winters, shifting soil, and steep slopes in many neighborhoods, knowing how to maintain your foundation here is a non-negotiable part of long-term home care.
Whether you live in a craftsman in Wallingford or a newer build in West Seattle, here’s what I recommend to keep your home’s foundation strong and stress-free year-round.
Key Takeaways
- Seattle’s rainfall makes drainage the top priority for foundation care.
- Regular inspections help prevent minor cracks from becoming major repairs.
- Landscaping decisions play a big role in moisture control.
- Seasonal maintenance (especially before and after winter) can make a big difference.
Control Water Around the Foundation
In Seattle, water is your foundation’s biggest threat. If rainwater collects around the base of your home, it can cause soil to expand, shift, and weaken your structure.
What I Recommend to Prevent Water Damage
- Extend all downspouts at least 5 feet from your foundation to keep rainwater moving away from the house.
- Make sure your yard slopes away from the home, especially near patios and walkways.
- Clear gutters twice a year to prevent overflow that could lead to pooling around your base.
- If you notice standing water after heavy rain, consider installing a French drain or grading the landscape for better runoff.
These fixes may seem simple, but they’re some of the most effective steps you can take.
Inspect for Cracks and Changes
Catching problems early is key when it comes to foundation health. Don’t wait until doors start sticking or floors feel uneven; look for the small signs first.
Here’s What to Look For
- Cracks in basement walls, brick, or concrete that grow over time.
- Doors or windows that suddenly don’t open smoothly.
- Gaps forming between walls and ceilings or floors.
- Water seeping through the basement or crawlspace walls.
If you spot any of these, it’s worth bringing in a foundation specialist. A quick assessment now can save you tens of thousands later.
Maintain Consistent Soil Moisture
Seattle summers can be surprisingly dry, especially after weeks without rain. This rapid shift from wet to dry can cause soil shrinkage, which affects how your foundation settles.
How to Stabilize Moisture Levels
- Water around your home evenly during dry months; not soaking, just enough to prevent the soil from cracking or pulling away from the house.
- Avoid overwatering near the foundation, which can backfire by softening the soil too much.
- If you’re planting new landscaping, go for drought-tolerant options that won’t overcompete for water.
This balance helps minimize expansion and contraction around the foundation walls.
Be Smart About Trees and Landscaping
Seattle’s greenery is one of the city’s best features, but roots can do real damage if you’re not careful about placement.
Landscaping Tips That Protect Your Foundation
- Keep large trees at least 15 to 20 feet from your foundation (or more if it's a mature species with aggressive roots).
- Use root barriers for nearby plantings that might spread underground.
- Don’t pile mulch or soil against your siding; it holds moisture and can cause slow decay.
I’ve seen more than a few beautiful yards end up with expensive repairs due to poor plant placement.
Stay Ahead with Seasonal Maintenance
Seattle’s seasonal shifts (especially winter rains and summer dry spells) can take a toll if you’re not prepared.
What to Do Each Season
- Fall: Clean gutters and make sure downspouts are flowing properly before the rainy season.
- Winter: Monitor for pooling water and look for leaks in basements or crawlspaces.
- Spring: Walk the perimeter and check for new cracks or changes in grading.
- Summer: Keep soil from drying out too quickly, and inspect irrigation systems for overwatering.
Foundation issues rarely happen overnight; they develop slowly and often silently. That’s why seasonal checks are so important.
FAQs
How often should I check my foundation?
Twice a year is ideal, once in early spring and again in fall. And anytime after a major storm or weather event, it’s worth a quick walkaround.
Are hairline cracks something to worry about?
Not always. But if you see cracks that are widening, appear in a step pattern, or are paired with shifting doors or sloped floors, it’s best to have them checked by a professional.
Can I fix drainage issues myself?
Some, yes, like downspout extensions and basic grading. But if water is pooling consistently, it’s smart to consult a contractor who knows Seattle’s soil and slope challenges.
Contact Me Today
Your foundation might not be the most exciting part of your home, but it’s one of the most important. A little maintenance goes a long way, especially in Seattle’s unique climate. If you’re getting ready to sell (or just want to stay ahead of potential issues), I’m here to help. I can connect you with trusted inspectors and contractors who know exactly how to maintain your foundation for long-term value and peace of mind.
Reach out to me,
Mel Parsons, and let’s make sure your home—from the ground up—is in great shape for whatever comes next.
