The Problem: Multiple Structural and Drainage Concerns

Many of Oakland’s older homes eventually require more than a single repair. As foundations age, homeowners may also discover drainage issues, deteriorating framing connections, or cripple walls that have shifted over time.

For this Oakland property, Ward Construction developed a comprehensive plan to address several related concerns simultaneously. The project included replacing much of the existing perimeter foundation, improving drainage around the home, waterproofing the new foundation, and straightening an existing cripple wall along one side of the house. By addressing these systems together, the homeowner could improve both the structural integrity and long-term moisture protection of the property.

The Solution: Replacing Approximately 90 Feet of Foundation

The project began with temporary structural support of the home while the existing foundation was removed and replaced.

Ward Construction installed approximately 90 linear feet of new foundation along the right, rear and left sides of the building. Once the new foundation was completed, a new pressure-treated sill plate was anchored to the concrete using 5/8-inch anchor bolts, creating a secure connection between the home and its foundation.

Because foundation replacement is a significant structural project, the work also included obtaining the required building permit and coordinating with engineered plans. The proposal also noted that the engineer could provide recommendations for additional seismic improvements during the design process.

Improving the Cripple Wall

Many older Bay Area homes include cripple walls—short wood-framed walls located between the foundation and the first floor. Over time these walls can shift, bow or lean, reducing their ability to support the structure effectively.

As part of this Oakland project, Ward Construction straightened the cripple wall along the right side of the home as much as practical before completing the foundation improvements. This work helped improve the overall alignment of the structure while complementing the new foundation below.

Foundation Drainage and Waterproofing

Replacing a foundation also creates an ideal opportunity to improve drainage and moisture protection.

Around the new foundation, Ward Construction installed a complete drainage system together with waterproofing. The drainage system consisted of two separate pipes installed within a rock-filled trench.

A perforated pipe was installed to collect groundwater moving through the surrounding soil, while a second solid pipe was designed to carry water collected from the home’s roof downspouts. The new drainage system discharged into the home’s existing sump system, allowing collected water to be safely removed from around the foundation.

Built for Long-Term Performance

The drainage system was designed for both performance and future maintenance.

The perforated drain pipe was installed below the basement floor elevation and pitched toward the discharge point to encourage gravity flow. It was laid on a gravel base with perforations facing downward, surrounded by clean drain rock and installed within a trench approximately 12 inches wide. A clean-out was incorporated at the upper end of the system so the drain could be inspected or cleaned if necessary in the future.

Where the drainage installation crossed existing concrete, portions of the walkway were removed and replaced as needed to complete the work.