Frequently Asked Questions

Below are answers to the most common questions we receive about our services, processes, and what sets us apart. If you don’t see your question here, feel free to contact us directly!

General Questions

We specialize in structural repair work, including foundation replacement, drainage systems, basement digouts, earthquake retrofitting, retaining walls, and more. Explore our services page for details​​.

We serve homeowners in Alameda, Berkeley, El Cerrito, Oakland, Orinda, and Piedmont, CA​​.

For over 41 years, I’ve had the privilege of working, learning, and growing alongside the neighborhoods of Alameda, Berkeley, Oakland, and beyond. This isn’t just a business to me—it’s a lifelong commitment to providing quality craftsmanship and personalized care for every home we touch.

From your foundation to your drainage systems, I bring decades of hands-on experience and a deep understanding of what makes Bay Area homes unique. I take pride in offering solutions that aren’t just effective but built to last, tailored specifically to your home and family’s needs. With an A+ BBB rating and countless heartfelt customer reviews, the results speak for themselves. When you choose Jim Gardner Construction, you’re not just hiring a contractor—you’re partnering with someone who cares as much about your home as you do.

Drainage Solutions

Proper drainage prevents water from damaging your home both internally and externally. 

Without proper drainage, your home is at risk of settling, leading to foundation deterioration and interior damage. In the Bay Area, a significant number of homes are built on sloped properties, and there is substantial subterranean water which can be exaggerated by underground creeks, streams, water directed from utility piping, trees, and any other penetrations in the ground that can channel water to your home. This issue is heightened in sloped homes but can impact level properties as well.

In either scenario, homes can be affected by rising water tables that occur through the course of a rainy season. Various factors, including atmospheric rivers, large-scale rain events, adjacent property work, utility projects, and your property’s location in relation to others, influence your drainage needs. The direction of rain events, whether from the north or south, also plays a role.

Most older homes either have no French Drains or they have older, clogged up clay systems that don’t work, causing flooding or damage to basements or crawl spaces. To safeguard your home from these risks, investing in modern drainage solutions is essential.

We offer surface drainage (e.g., downspout drainage, area drains and surface channels) and subterranean drainage (e.g., French Drains and gravel backfill systems) to address your home’s specific needs​​.

Climate change and aging systems can exacerbate drainage issues. Many older homes lack adequate systems to handle heavy rainfalls or rising water tables​​.

Foundation Work

Cracks and settling often occur due to soil movement, water intrusion, or aging. Many older foundations lack rebar reinforcement, have shallow footings not supported in deeper soils, smaller dimensions and are in poor condition, making them more prone to these issues​​.

Here’s an overview of a foundation job: 

  1. Structural support – We reinforce your home using steel beams, ensuring stability during the foundation replacement.
  2. Demolition and removal – We demolish the old concrete, remove it, and haul it away.
  3. Trenching – We dig deeper trenches for a larger, more modern foundation that is deeper into the soil and can support your home better.
  4. Reinforcement installation – We install 5+ pieces of horizontal and vertical steel or rebar throughout the new foundation space to give it more strength and tie the structure together. 
  5. Formwork construction – We install wooden forms (they basically create a mold for where the new concrete will go).
  6. Concrete pouring – Next, we pour the concrete (usually with a pump so that we can direct the concrete into the smaller spaces).
  7. Curing and support removal – After allowing the concrete to cure, we remove the steel support beams and wooden forms, guaranteeing a durable and long-lasting foundation.
  8. Finishing touches – At the end, we do finished details such as repairing the stucco to match the rest of the building, repouring concrete walkways, fixing decks, adding new vents and crawlspace doors and trim, and doing touch up painting.

 

Essentially, we ensure your home’s stability by supporting it with steel beams, demolishing the old concrete, and installing a reinforced foundation with proper drainage​ if needed.

Over time, concrete structures may deteriorate due to water, soil settlement, and even earthquake activity. The average useable lifespan of foundations in our area is around 100 years. Since older foundations have no rebar (steel reinforcement), when they settle they can crack into smaller sections that will move independently from each other, causing your home to move and develop cracks in walls, doors, etc. If your foundation has issues and you replace it sooner rather than later, you can avoid some of the damage that may occur that would lead to additional expenses in the future.

Basement Digouts

A basement digout involves excavating beneath your home, building taller foundations with proper drainage, adding new concrete floors and structural supports for interior walls and openings, and creating usable space that can be remodeled​​.

In most cases yes. Basements provide cooler, quieter living spaces and are generally easier to permit compared to either second story or rear yard additions. Since they don’t create additional lot coverage, they can be the only option where additional yard space is not available on smaller properties, and where preserving outdoor areas is at a premium.

Logistics

Estimates are completely free! We believe in starting with a transparent conversation to understand your needs and goals. Click here to request your free estimate today​​.

Our projects start at $10,000, which covers smaller-scale structural repairs. However, most extensive projects—like foundation replacements, drainage systems, or basement digouts—require a larger investment based on their complexity and materials​​.

The total cost depends on factors like the project’s size, scope, materials, and any unique challenges specific to your home. We’ll work with you to provide a detailed, itemized estimate tailored to your needs. With our commitment to quality and longevity, every dollar you spend is an investment in your home’s future​​.

The timeline varies widely based on the scope of work:

  • Smaller structural repairs may take just a few days.
  • Foundation replacements: Typically 4–10 weeks, depending on complexity​.
  • Drainage systems: 1–4 weeks, depending on the depth and length of the trenching involved and if decks or walkways or stairs need to be removed and replaced in the area of work.
  • Major projects like basement digouts: Often require 8–12 weeks due to the involved structural work​​, major excavations often requiring heavy equipment, and large foundation retaining walls that are required need significant steel reinforcement, along with significant drainage work.

We’ll provide a detailed timeline during the planning phase and keep you updated throughout.

Mold and Health Concerns

Yes. Mold spores from crawlspaces can infiltrate your living space, causing allergies and respiratory issues. Addressing moisture problems can mitigate these risks​.

Effective drainage and proper ventilation are the best solutions in the Bay Area with our temperate climate and typical crawlspaces. Some of the cheaper alternatives such as crawlspace sealing, dehumidification etc are in our opinion not optimal as they rely on technological solutions that are more prone to failure.

Planning and Permits

Some communities do not require them while others have multiple permits that are required. We handle the permitting process for you to ensure compliance with local regulations​​.

It varies but can take several weeks to months. Starting early helps avoid delays​.

Still Have Questions?
Contact us today at (510) 655-3409 or jim@jimgardnerconstruction.com. We’re here to provide the answers and solutions you need!