Office buildings are at the same risk as any other commercial structures for foundation problems. Yet the interior work that finishes out these large buildings can disguise many of the early warning signs. Learn what warning signs to look for in an office building and how foundations most commonly fail under these structures.
Signs of Office Building Foundation Issues
When foundations crack or settle under an office building or mixed workspace, finishing materials often disguise internal cracks and uneven floors. Watch for these signs of trouble that can be spotted even in a busy office environment.
Door and Window Issues
When an office building settles unevenly due to foundation damage, it is likely to suffer from cracked and shattered glass panes. This problem affects large fixed windows, exterior glass panels, or interior glass enclosures. You may also notice misalignment and gaps between frames and windows or doors. Glass enclosures that are no longer spaced evenly from the floor also indicate some kind of shifting that needs prompt attention.
Leaks and Air Drafts
As gaps open around windows, the seals around them break. This allows water and humid air to infiltrate the office interiors. You may notice cool drafts, mold growth, or cloudy and foggy windows if the building features insulated glass units.
Exterior and Interior Cracks
If the interior or exterior walls are exposed, an office building with a compromised foundation will likely show horizontal or stair-step cracks. This cracking can travel through the facade materials or interior finishing, but it may not. In that case, look for gaps where finishing materials meet the underlying structure instead.
Wall Rotation
Severe commercial foundation problems can lead to wall buckling or rotation, leading to major gaps where surfaces no longer meet properly. Don’t wait until this kind of advanced damage makes the office building unsafe to occupy until repairs are completed.
Common Office Building Foundation Problems
Just like any other medium-sized to large commercial building, an office structure can develop several serious foundation problems over time.
Undersized or Compromised Pilings
Most high-rise style office buildings with 20 or more floors require reinforced pilings to transfer the weight of the structure to the underlying bedrock. The stabilization is even more important when building a large commercial structure over sandy, loose, or expansive clay soils. If your structure is built with undersized or compromised metal or concrete pilings, damage is likely to occur over time.
Soil Subsidence
A strong foundation relies on support from stable soil. When that soil moves, for whatever reason, the foundation is likely to crack, shift, or otherwise fail to support the building. Common reasons for soil subsidence include:
- Seismic liquefaction
- Water leaks
- Expansive clay soils
- Lack of proper compaction.
Without appropriate repairs, the subsistence issue is likely to continue to grow, leading to serious damage to the structure and the potential for total collapse.
Inadequate Flat Slab Designs
Nearly flat slab foundation designs may work for small, one-story office buildings. But for larger multi-story units and those built over less stable soils, this kind of foundation may not provide adequate support over time. Pilings, footers, and other elements that distribute the building’s weight down to the bedrock can make all the difference.
Cracks and Collapses
Foundations under office buildings can develop large cracks or even collapse due to many factors that weaken the overall structure. Older buildings that weren’t designed for office use may suffer damage due to load and usage changes. Some foundations lack the necessary steel reinforcements from the start, or they become compromised in a way where water gets in and corrodes the rebar. An inadequate foundation design threatens the safety of the entire office building from the start.
Structural Risks from Office Building Foundation Damage
Ignoring the warning signs of these serious foundation issues only puts the rest of the structure at risk. Without a thorough inspection and prompt repairs, you can expect the problem to grow to include the following issues.
Compromised Structural Steel
Once part of the office building’s foundation sinks or rises due to the damage, the rest of the structure will follow. Even steel-framed buildings are likely to warp along with the foundation’s movements. This can crack walls, split floors away from the rest of the structure, and otherwise lead to serious structural failure.
Larger commercial office buildings with many stories run the highest risk of collapse when structural steel elements become compromised by a lack of foundation support. But even smaller buildings with only a few steel elements for extra reinforcement are at risk for serious damage in this way.
Interstory Drift
Some structural issues caused by foundation damage aren’t always immediate. For example, an office building may only show a few cracks in the walls due to foundation settling, which don’t seem that serious. But in case of an earthquake or similar event, the lack of support that causes a lean could lead to serious issues like interstory drift, where upper floors move more than lower ones. Maintaining a strong, intact foundation is often the only way for office buildings to meet essential safety and occupancy codes.
Underground Wall Collapses
Underground parking garages are often paired with office buildings to make the most of limited commercial space in high-demand areas. Unfortunately, this also leaves the space at risk for damage when foundation issues lead to underground wall collapses. The foundation may need extra bracing with steel beams, helical piers, and other additions to reinforce this area and keep it safe for tenant use without risking large claims of property loss in case of a collapse. Only regular inspections can reveal if the foundation is in good shape or in need of repairs to keep the garage serviceable and safe.
Office buildings may not experience the weight loads or heavy use that warehouses and industrial spaces do, but they still need foundations built to bear their weight and daily usage patterns. Make sure your building’s foundations are intact and providing the necessary support with a timely inspection by Pinnacle Foundation Repair. Maintain your property’s value and keep your tenants happy by preventing serious issues like broken windows, cracked walls, and spreading structural damage. We can help with a wide range of commercial foundation repair solutions. Contact us today for a free evaluation.
