How Do I Know If My Foundation Is Damaged?
The soils in our area contain clays that expand and contract with moisture content. Soils expand during rainy weather and contract during droughts. Your foundation will move based on the moisture content in the soil around your home. It is essential to maintain a consistent level of moisture around your house to minimize the expansion and contraction of the soil and the movement of your foundation.
Foundation Damage Due to Mother Nature
- Droughts – Extended periods without adequate rainfall or unusually hot summers upset the soil's natural balance of moisture, causing the ground around your home to contract.
- Floods – Extended periods with too much rainfall can also upset the soil's balance of moisture, causing the ground around your home to swell.
- Faults – There are several natural fault zones in our area—one side of the fault shifts about the other. Most of the fault zones have been mapped, and construction is avoided in these areas.
Preventable Foundation Damage
Most foundation problems can be prevented with proper maintenance and water management. Following these recommendations can help protect your home’s foundation and reduce the need for costly repairs.
1
Proper Drainage
Poor drainage is one of the leading causes of foundation movement. Water that collects around the foundation causes the soil to expand, while dry soil contracts and settles. Maintain positive grading so rainwater flows away from your home in all directions.
2
Gutters & Downspouts
A properly functioning gutter system helps move rainwater away from your foundation. Downspouts should discharge at least 2-3 feet away from the home to prevent water from saturating the soil around the foundation.
3
Trees & Large Shrubs
Tree roots naturally seek moisture and can extend well beyond the tree’s canopy. When planted too close to a home, roots remove moisture from the soil beneath the foundation, causing shrinkage and movement. Large trees should be kept a safe distance from the home whenever possible.
4
Water & Sewer Leaks
Underground water lines, sewer lines, and irrigation systems can leak without obvious signs. These leaks saturate the soil beneath the foundation, causing it to expand and lift (heave). If you notice unusually high water bills, damp soil, foul odors, or unexplained foundation movement, have your water and sewer lines inspected by a licensed plumber. A hydrostatic sewer test is recommended when foundation movement is suspected.
5
Pools, Ponds & Water Features
Leaking pools, ponds, fountains, and other water features can continuously saturate the surrounding soil and contribute to foundation movement. Monitor water levels regularly and repair leaks promptly to prevent long-term damage.
6
Fences, Retaining Walls & Landscaping
Fences, retaining walls, flower beds, and landscaping can alter the natural flow of water around your property. If water collects against your home after rainfall, additional grading or a French drain system may be necessary to redirect water away from the foundation.
