Multi-Family Foundation Solutions
Specialized foundation solutions for stratas, duplexes, townhomes, and multi-family buildings. We work with strata councils, property managers, and owners to deliver engineering-backed repairs with minimal disruption to residents. 20-year warranty on all pier installations.
Foundation problems in multi-family buildings come with a unique set of challenges that single-family homes don’t face. There are multiple owners to coordinate with, strata councils that need proper documentation, residents who can’t simply relocate during the work, and shared structures where the solution needs to account for the entire building, not just one unit.
At Ossum Concrete Lifters, we’ve worked with strata councils, property managers, and multi-family property owners to solve foundation issues in everything from apartment buildings to larger townhome complexes. We understand the communication requirements, the documentation that strata councils need, and the logistics of working around occupied buildings.
Multi-family foundation problems in BC often stem from the same soil conditions that affect single-family homes, but the effects are amplified by the building’s size and weight. Larger footprints mean more points of potential settlement. Shared walls mean one unit’s settlement affects its neighbours. Underground parking structures add complexity to both the diagnosis and the repair.
We use Ram Jack® steel pier systems for multi-family foundation work because they’re engineered for the heavier loads these buildings carry. For wall cracking in parkade or basement areas, Carbon Fiber reinforcement provides structural repair without the need for invasive concrete work that would disrupt residents. Together, these solutions address both settlement and the structural damage it causes.
The biggest difference with multi-family projects is the coordination required. We work directly with your strata council or property manager to develop phased work plans that minimize disruption to residents. Engineering reports meet the documentation standards that strata insurance carriers and municipal building departments require. And our pricing is provided as a complete quote, so the strata can budget accurately.
Signs You Need This Service
Watch for these warning signs that indicate you may need professional foundation support:
Our Process
0
Building Assessment and Documentation
We conduct a comprehensive assessment of the entire building, not just the reported problem areas. This includes crack mapping, soil evaluation, and a detailed proposal suitable for strata council review and insurance documentation.
1
Engineering and Strata Coordination
Our structural engineer designs the repair plan, which we present to the strata council with clear documentation, timelines, and a fixed-price quote. We answer questions, attend strata meetings if needed, and ensure all stakeholders understand the scope and process.
2
Phased Work Planning
We develop a work schedule designed to minimize disruption to residents. This includes coordinating access, managing noise during reasonable hours, and phasing the work so the building remains fully functional throughout the project.
3
Foundation Repair and Stabilization
Ram Jack® steel piers are installed to stabilize the foundation and address settlement. Where wall damage has occurred, Carbon Fiber reinforcement is applied to restore structural integrity. All work is documented for strata and building department records.
4
Final Documentation and Warranty
On completion, we provide the strata with a comprehensive record package including engineering sign-off, pier installation data, and warranty documentation. Our 20-year warranty transfers with the property, protecting all current and future owners.
Systems & Solutions
Ram Jack® Helical Piles
Helical piles handle the heavier loads of multi-family structures while keeping vibration and noise to a minimum, which matters when people are living above the work area. Installation is verified through torque correlation, and each pile is load-tested to confirm capacity.
Ram Jack® Driven (Push) Piers
For larger multi-family buildings that require maximum load capacity, driven piers provide the ultimate in support. The installation process uses the building's own weight to advance the piers to stable bearing soil, ensuring each pier can carry its design load.
Carbon Fiber Wall Reinforcement
Foundation wall cracks in parkade areas and basement levels are repaired with Carbon Fiber, which is 10 times stronger than steel and creates a smooth, paintable finish. This eliminates the need for invasive concrete removal and replacement, significantly reducing disruption to residents and common areas.
Featured Projects
See how we've helped homeowners with similar foundation challenges.
Frequently Asked Questions
Most strata councils begin with a professional assessment to understand the scope and cost. We work with an engineer to provide detailed reports and fixed-price quotes that give the council the information they need to make informed decisions. Foundation repairs typically qualify as maintenance or emergency repairs under most strata bylaws, though each strata should consult their own documents. We’re happy to attend council meetings to answer technical questions, such as strata permit requirements.
Yes. We design multi-family projects specifically to allow continued occupancy. Work is scheduled during reasonable hours, phased to minimize disruption, and planned so that common areas remain accessible. In most cases, residents experience little more than some noise during work hours.
Foundation repair is generally a strata responsibility since it affects common property. Most stratas fund the work through their contingency reserve fund (CRF), a special levy, or strata financing. We provide the detailed documentation that strata councils need for budgeting and financing applications.
Addressing foundation issues proactively is generally viewed favourably by insurance carriers. Documented, engineered repairs with warranties demonstrate responsible building maintenance. We provide all the documentation your insurance carrier may require, including engineering reports and warranty certificates.
Timelines vary based on the building size and scope of work. A smaller townhome project might take one to two weeks, while a larger building could take three to four weeks. We provide a schedule during the planning phase so residents and the council know exactly what to expect.
Yes. We manage the entire permit process, including submitting engineering drawings, coordinating inspections, and obtaining final sign-off. This is all included in our fixed-price quote, so there are no surprises for the strata.
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Why Professional Support Matters
Multi-family foundation problems require multi-family solutions, not residential-scale patches applied to a commercial-sized building. Generic contractors may patch cracks or inject epoxy, but without addressing the underlying settlement, the damage returns and escalates. Our engineered approach stabilizes the foundation permanently and provides the documentation and warranties that strata councils and insurance carriers require.