Inadequate Drainage and Foundation Movement
Inadequate drainage occurs when the topography is flat, slopes toward the house, or puddles inside closed planters. Additionally, when irrigation volume is unnecessarily high, or torrential rains occur, this creates “ponding” conditions where water has no escape route.
As a result, water may have saturated the soil adjacent to the foundation due to inadequate surface drainage during irrigation. In fact, one of the most prevalent scenarios we see is rain gutters draining directly adjacent to the foundation, often into a planter that creates pooling.
Soil Classification and Plasticity
The plasticity index (PI) is a measure of the plasticity of a soil. Essentially, the higher the plasticity index, the greater the potential for foundation problems.
- Sandy Soil: Consists of small particles of weathered rock. Because of this, it has very low nutrients and poor water holding capacity.
- Silty Soil: Made up of rock and other mineral particles smaller than sand and larger than clay. As a result, it holds water better than sand.
- Loamy Soil: A combination of sand, silt, and clay. Consequently, it has a high probability of soil consolidation.
- Clay (Clayey Soil): These particles are tightly packed with very little or no airspace. Therefore, clayey soils have a high expansion and contraction rate. Upon moistening, they expand; however, upon drying, they shrink, which ultimately leads to differential settlement.
Signs of Foundation Problems
Cracks in your foundation or sloping and uneven floors can indicate you have foundation problems. For example, at first, you may notice a door won’t open, then a few windows. Eventually, cracks start showing up in corners and the ceiling. Most importantly, the size, location, and shape of the cracks help to determine the severity of the problem.
Warning Signs Checklist:
- Cracked walls / stuck doors or windows
- Sinking floors / crooked roof
- Leaning chimneys
- Cracked or uneven floors
- Vertical cracks in foundation
- Recent or past sewer replacement
- Counters pulling away from walls
- Cracks forming in counter-tops
Assessing the Damage
When inspecting your home, consider the following questions to determine if you need a professional:
- First, when did the settlement or cracking occur?
- Next, is the problem getting worse?
- Furthermore, did you stop the cause, or is the cause ongoing and getting worse over time?
- Finally, how long are you willing to wait until the problem gets bad enough to finally call a professional?
In conclusion, consult with a foundation repair professional to determine the cause and the best repair option to reduce potential future damage.