From the streets of Orem Utah, this apartment building shows the first signs of its struggle. On both the north and south sides, deep stairstep cracks spread through the masonry, a pattern that signals the walls are no longer standing straight but bulging outward. This kind of movement is more than cosmetic. It points to rotation at the foundation — a problem that cannot be solved with structural piers alone. Piers can stabilize vertically, but they do little to stop a wall that is tipping outward.
The reasons go back to the building’s beginning in the 1970s. The soil beneath was likely never compacted properly, leaving a weak foundation from the start. For more than fifty years, roof water and surface runoff have drained directly along the base of the walls, softening the ground and turning it to mud. Soil in this state loses its ability to bear heavy loads. And heavy is exactly what this structure is — multiple stories clad in solid masonry, pressing down on ground that was never prepared to hold it.
The path forward is not simple. Demolition and rebuilding would solve the problem, but that option is rarely welcome. Instead, the building can be stabilized step by step. First, water must be redirected away from the foundation to prevent further damage. Next, the weight on the walls must be reduced. That means removing the masonry on both sides of the structure and cutting back at least 15 feet on the front and back. With the framing exposed, reinforcement can begin. New sheathing (½-inch OSB) will stiffen the walls against ongoing forces, and damaged framing can be replaced. Once complete, the walls can be rebuilt with lighter materials such as stucco or siding, reducing the load that caused the problem in the first place.
Even after these repairs, the building’s future will depend on time. Over the next five years, the structure must be carefully monitored. If the walls continue to rotate, further reinforcement of the foundation itself may be required.
