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What Are The Signs of Foundation Problems?

9/17/2018

6 Comments

 
​If all the soil beneath a foundation swells uniformly, there usually is no problem. Issues occur, however, when only part of the home settles. Then, the differential movement causes cracks or other damages.
Problems resulting from foundation settlement:
  • Damage to the structure
    • Loss of real estate value
    • Tripping hazards
    • Unsightly cracks
    • Plumbing leaks 
    Whatever the cause, settlement can destroy the value of your home and even render it unsafe. If you see signs of foundation failure, don't delay in getting the problem solved. The longer you wait, the more your foundation will sink
  • The soil conditions in Texas respond to rain and drought like a sponge. This expansion and contraction with changes in moisture put stress on your foundation.  
  • Clay isn’t the only type of soil that negatively impacts foundations. The second biggest enemy to concrete house foundations is sand. While sand does not expand and contract like clay soils, it can be washed away, creating gaps beneath a foundation.
    Loam and rock are the best soils for providing foundation support. They compact well and don’t move or swell with moisture changes causing further costly damage.                                                                                                                                                                                                                                                                                                                                  Are you wondering if you have foundation issues? All foundations will settle with time, but problems arise when this settlement is uneven or extreme.
  • Here are the common signs of foundation problems:
    Exterior Warning Signs
    • Wall rotation
    • Separation around the garage door, windows and/or walls
    • Cracked bricks
    • Broken and/or cracked foundation
    • Displaced moldings
    Interior Warning Signs
    • Misaligned doors and windows
    • Cracked sheetrock
    • Cracks in floor
    • Uneven floors
    Bulging floors and cracked walls, and doors that won't close are all signs of foundation distress.  60% of all homes built on expansive soils suffer from foundation distress. The problems occur when only part of the foundation heaves or settles, causing cracks and other damage.
    This differential movement is largely caused by differences in soil moisture. Loss or gain of soil moisture can cause serious shrinkage or swelling.
    If the frame of a house does not begin to distort until after three or more years of satisfactory performance, it is doubtful that the distortion is caused by full-depth foundation settlement, which is always evidenced by matching cracks. Cracks occur at each side of a portion of the foundation wall that is undergoing downward movement caused by soil bearing failure.
    Settlement cracks are nearly always vertical, and they should not be confused with cracks that occur when a wall is subjected to lateral movement from soil pressure.
    FOUNDATION CRACKS - Hairline cracks are a common result of normal foundation settlement. However, you should be concerned if large cracks appear suddenly. If a crack is wider than an eighth of an inch you could have a possible foundation issue.
    “Horizontal or jagged 45-degree cracks are the most serious and usually indicate you will need professional help.”
    If unsure, monitor the cracks in your foundation, if they continue to expand, call a foundation repair company out to inspect the cracking.                                                                                                                                                                                     
The two most common methods of this type of repair are slabjacking and hydraulic jacking (also known as piering).
In a Slabjacking operation, grout is pumped beneath a slab or beam to produce a lifting force that restores the member to its original elevation.
In piering, steel posts are driven through the unstable soil and hydraulic jacks are used to raise or stabilize concrete slabs affected by changes in the underlying soil. The repair method used depends on the type of distress being treated.
Choosing the correct method for concrete foundation repair. Before deciding on a repair method, you must determine what is causing the distress. Examine moldings and trim boards, mortar joints in brick veneer, and windows in low areas for clues. Also, take note of recent weather. Unusually dry or wet weather can cause problems in the underlying soil.
The most commonly used method of correcting smaller slabs of sunken concrete, such as residential slabs, driveways, sidewalks, swimming pool decks, etc. is slabjacking.
Slabjacking is done by pumping a cement grout through small, strategically-located holes in the concrete slab. Once in place, the grout solidifies into a dense concrete mass and provides a competent bearing for the concrete slab.
If a soil-cement-lime grout is used, the lime content of the slurry will impart the benefits of lime stabilization to the base or sub-base. This combined treatment not only restores the slab to proper grade but also stabilizes the sub-soil to prevent recurrence of the problem.                                                                                                                                                                   
HOW TO HIRE A FOUNDATION REPAIR CONTRACTOR                                                                                                                                                                                                                                                                                                                                        Foundation work is definitely not a do-it-yourself project, so it makes good sense to get at least three licensed contractors to give you a detailed proposal along with an assessment of your issues. The average inspection takes about two hours. 
  • Educate yourself on foundation repair methods and ask a lot of questions. Don't make your final decision based on advertising and cheap prices. If it sounds too good to be true, it probably is.
  • Don't do business with a contractor that does not have their foundation repair methods evaluated by ICC-ES (International Code Council Evaluation Services). This nonprofit organization ensures that building products meet code compliance.
  • In most areas of the country, a reputable contractor will have a clause for the depth of the hydraulic piling (typically 20 to 30 feet). Beyond that depth, there is usually an additional charge, ranging from $20 to $30 per foot. If a contractor has no depth clause, be cautious. It's unlikely that the contractor would continue to operate at a loss, and would instead just stop at the depth that would guarantee a profit.
  • Some foundation repair projects require removal of landscaping in the areas of the work, and the contractor typically won't guarantee that a bush or shrub will survive after removal and replacement.
  • Warranties or guarantees for foundation repair work are very important, so pay close attention to their terms. Remember that a warranty is only as good as the company that backs it. Look for a national company that can offer a warranty trust. This means that if the company goes out of business, there is a plan in place to provide follow-up service, if needed.
  • Most likely your Irrigation System will be affected either by broken pipes, heads, and wires. Who is responsible for the repairs? (Get it in writing) What licensed company will be doing the repairs? Is the foundation company selling Irrigation services without a license? (Holding your foundation warranty hostage if you don't let them upsell you with a Foundation Drip System) ?    Texas Law:  Only  Landscape Irrigators (LI) can sell, design, consult, install, maintain, alter, repair irrigation systems.                                                                                                                                                                                                                                                                                                                                               Once you have an idea of how you are going to deal with your foundation let us help you with applying even moisture around your house. Not just at the dripline where most companies lay a ring of water around your house. The entire system needs to be evaluated for "head-to-head" coverage. Starting at the foundation and going 6' to 8' away, making sure you have uniform distribution all the way around your house. Over or under watering one side of the house can contribute to continued foundation problems in the future. Just like large shrubs and trees being too close to the house. Using a Weather Based WiFi controller to get alerts when things stop working or help you easily manage your watering schedules, is the best insurance for long term monitoring.  The new Rachio Gen 3 is a perfect all  in one Hydro Solution for Homeowners, especially if you travel.                                                                                             We are Rachio Certified Pro Installers. - Need help call us - 214.837.1553
​(Article by Caryn Walz LI8895|BPAT 8606 |Certified Landscape Auditor)
6 Comments
Olivia Pearson link
12/11/2018 08:56:55 am

I appreciate how you said that cracked bricks on the exterior of your home could be a sign that you need foundation repair. My husband and I are noticing that our old town home has cracks running along the sides of the bricks near our deck, and we're worried it's a sign of a bigger problem. We'll really have to find a foundation repair service in our area that can assess the damage done to our foundation and fix the problem before our home's structure is compromised.

Reply
Heads Up link
12/12/2018 11:25:27 am

Some minor cracks are indications of localized cement failure and may not be related to more serious foundation issues. Small areas of crumbling around a corner "localized" can be this sort of issue. Usually, cracks travelling through the mortar between bricks around windows & doors of longer lengths can be indicative of more serious foundation shifting issues.
We suggest contacting a structural engineer first. Sometimes foundation companies are more interested in selling foundation repair services whereas an independent structural engineer is evaluating & assessing structural soundness.
Even after assessment, monitoring your foundation through multiple seasons may help to reveal issues more clearly. As always, keeping the soil (6'-8') around the perimeter of your foundation at an even moisture content can help manage your.slab foundation.
Hope this helps!

Reply
Eileen Benson link
2/5/2020 01:35:09 pm

I like your suggestion to choose a foundation contractor whose methods are compliant with the ICC-ES standards. My husband and I discovered a large crack in the foundation of our home earlier this week. Thanks for teaching me how to hire a foundation repair service I can feel confident in!

Reply
Bob Newton link
3/6/2020 03:03:30 pm

It's good that you point out that having your foundation repaired can increase the value of your home. I want to sell my house next year, so I'm considering having the foundation fixed first. I'm going to look for a good contractor in my area that offers foundation repair services in my area.

Reply
Fay link
4/23/2020 09:45:12 am

It was very interesting to read this article, especially because you said that you should learn and educate yourself on methods for foundation repair and once you have a team working with you, ask a lot of questions. This is something that had not crossed my mind, but I think it is a very good idea because I noticed that the laundry room in the basement of my house has been showing cracks on the floor and the walls. My husband told me to do some research to see if we could find a residential foundation repair service in the area so we do not have to worry about bigger issues arising in the future.

Reply
Patrick Ross link
7/7/2020 08:24:21 am

I like what you said about finding out what's causing your foundation problems before choosing a repair method. My sister wants to make sure that her home is repaired properly in the coming weeks. I'll share this information with her so that she can look into her options for professionals who can help her with this.

Reply



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    Authors:

    Patty Sipe  
    · TCEQ Licensed Irrigator  16768
    · Certified Landscape Irrigation Auditor – Irrigation Association  (CLIA)

    ·  Water Conservation Irrigation Educators for several North Texas Cities

    ·  Winners of Plano Environmental Star of Excellence Award for irrigation company Conservation efforts.

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