In brief
- About half of Solana Beach’s housing dates from the 1970s, with a large share of condominium and townhome buildings.
- Foundation repair ranges from localized footing work to engineered underpinning; the scope follows the diagnosis.
- Because the Coastal Commission, not the City, handles coastal development permits here, permit planning belongs at the start of a project.
The building stock we work on
Census estimates put the median year built for Solana Beach at 1976. Of 6,624 housing units, roughly half were built in the 1970s, about a quarter between 1980 and 1999, and only about 7 percent since 2000. Single-family detached homes make up 46 percent of units. The rest are townhomes, condominiums, and apartment buildings.
Based on era and building type, we expect most 1970s condominium complexes to sit on slab-on-grade foundations, sometimes with podium or garage levels, and some older homes to have raised wood floors. That is an inference; there is no citywide record of foundation types, so every project begins with confirming what is actually there.
Scope of foundation work
Footing repair. Footings spread the building’s load into the soil. We repair or replace deteriorated sections, deepen footings that bear on inadequate soil, and add new footings alongside old ones where an engineer calls for it. Footing work is included here rather than on a separate page because it rarely stands alone.
Underpinning. Where soil beneath a footing cannot carry the load, underpinning transfers it deeper through concrete underpinning, push piers, or helical piers. Selection depends on the geotechnical data, the loads, and access. On bluff-top sites, underpinning is coordinated with the engineer’s assessment of the bluff, because deeper foundations and bluff stability are related but distinct questions. See bluff-top foundation repair.
Slabs. Crack repair, section replacement, edge support, and lifting. See slab foundation repair.
Raised foundations. Posts, piers, girders, sill plates, and stem walls. See raised foundation repair.
Multi-unit buildings. Foundations shared by many owners, with association decision-making. See HOA and condominium structural repair.
What distinguishes Solana Beach projects
Coastal Commission review. The entire city lies in the Coastal Zone. Because the City has no certified Implementation Plan, the Coastal Commission issues CDPs, waivers, and exemptions here. Many ordinary repairs may qualify for an exemption or waiver, but that determination is the Commission’s to make. See Coastal Commission permits for foundation work.
Current building codes. The City’s Building Services page notes that the 2025 California building codes took effect January 1, 2026. Engineered repairs are designed to the code in force at the time of permit.
Marine exposure. Much of the city is within the distance Caltrans uses to define marine-atmosphere exposure. Corroded reinforcing is a frequent contributor to foundation deterioration near the coast. See concrete spalling and salt air.
Low-rated expansive soils. The City’s 2023 hazard annex rates expansive soils as a low hazard. We do not assume clay is the cause of distress here; we look first at water, age, fill, and corrosion, and let site-specific findings decide.
Our process
- Evaluation. Crack mapping, floor elevation survey, drainage review, crawl-space inspection where present, and review of existing reports. See foundation inspection.
- Engineering. Where design or stamped plans are required, we coordinate with licensed engineers as needed.
- Written scope. A clearly worded scope of work, which matters when the Commission or the City reviews what is proposed.
- Permits. Building permit and any coastal approvals.
- Construction and records. Photographs and a summary of completed work for your files or your association’s records.
Questions from owners and boards
How are residents informed while work is under way?
We can provide the board or manager with a written outline of affected areas and progress updates, for distribution to residents in whatever manner the association prefers.
Can repair proceed in one unit of a condominium building?
The foundation is usually common area, so the association governs the decision. We can evaluate a single unit at the board’s request.
Who designs the repair?
For engineered work, a licensed engineer produces the design. We build to it.
Will you tell us if no repair is needed?
Yes. Monitoring is sometimes the appropriate recommendation.
Request a Free Quote
Provide the property type, the concern, and any reports you have. For cost considerations, see what affects foundation repair cost.