You spend a lot of time at home and you’ve made it your own personalized space. You take care of your home and pay attention to signs of needed repair, like that water stain on the ceiling that turned out to be a leak, or the aging boards of your deck that you replaced right away. You even take the time to get professional inspections to ensure your home is in good shape. But this time, during a routine foundation inspection, you were told that your home is experiencing foundation settlement and that you need repairs. “How did I miss that?” you wonder. You thought you had been doing everything right, cleaning, repairing, maintaining, and getting professional inspections. Unfortunately, foundation settlement can sneak up on homeowners. The foundation of the home is often easy to overlook, especially when the causes of settlement aren’t always visible or when you don’t know what to look for. In this article, we’ll dive into signs and causes of foundation settlement, so homeowners can protect their properties.
Foundation Settlement: Signs and Causes
Foundation settlement is not always obvious. Homeowners can check for the following signs, learn their causes, and consider these next steps or preventative measures:
Soil Loss, Expansion, and Contraction
Cause: Soil loss can occur as a result of improper drainage and plumbing leaks. It may also happen because of improper soil compaction or incorrect installation of the foundation. Additionally, here in Texas, our soils tend to expand and contract. Expansion is usually from extended periods of rainfall, and contraction occurs during dry periods. This expansion and contraction occurs, pushing and pulling on the foundations of Texas homes, causing damage.
Sign: Soil loss may be visible from around the perimeter of your home, but not always. In some cases, soil loss occurs beneath the surface where eyes can’t see, in the form of voids underground. Soil loss, expansion, or contraction beneath the foundation often causes foundation cracks, bowing floors, and the improper closure of doors and windows. Soil expansion and contraction may also be visible by observing the soil.
Next Step and Prevention: Installing strong drainage systems can help prevent soil loss and mitigate the effects of expansion and contraction. French drains, gutters, downspouts, and even having your yard graded are all good options. If you suspect soil loss, expansion or contraction is already happening, you should consider an inspection and even polyurethane injection. Polyurethane can fill voids, mitigate soil loss, expansion and contraction, and even lift settled foundations. In some cases, foundation piers or a combination of piers and polyurethane may be the best next step. It is crucial to discuss these options with your contractor.
Water Damage
Cause: Water damage to foundations may be caused by plumbing leaks. Even a slow leak can accumulate enough water to wreak havoc on a foundation if it goes on long enough. Plumbing leaks are common in Texas, as many homes have old cast iron pipes. The worst part about plumbing leaks? They may go unnoticed for extended periods of time when they occur in pipes hidden behind walls or under the home.
Sign: Water damage may look like condensation, water stains on concrete components, rotting wood, and mold or mildew growth.
Next Step and Prevention: Even if it appears okay on the outside, homeowners should at minimum always take a look after floods or have a professional foundation inspection. For prevention, owners can also consider routine plumbing inspections and fix leaking pipes as soon as possible.
Structural Damage
Cause: Structural damage to the home is likely caused by soil loss from beneath the foundation.
Sign: Structural damage may look like sinking floors, trim pulling away, windows and doors that won’t close properly, cracks in the foundation or walls, and gaps between walls and floors.
Next Step and Prevention: Preventing this damage can be done by having inspections and making routine foundation maintenance a priority. Homeowners can also educate themselves on the signs of damage and respond quickly when they occur. When this damage is already occurring, property owners should consider contacting a contractor for foundation repairs. When these signs are present, it is likely that foundation settlement is already happening and action should be taken.
What Can Homeowners do If They Notice Foundation Settlement?
If you notice any of the above signs of foundation settlement, the best course of action is to contact a professional and discuss your options before the problem worsens. Foundation settlement does not just go away and can lead to costly future repairs when left unchecked. That’s why it’s important to contact Precision Foundation Service when you notice these problems in your home. Our team can inspect your foundation and plumbing and recommend the right repairs. We have the tools and expertise to ensure your home is taken care of right the first time.