A sinking foundation is a significant problem that might impact the stability of your home. When a foundation begins to sink, it causes cracks in the walls, uneven floors, and misaligned doors and windows, and can lead to severe structural damage if not addressed promptly.
Understanding what causes a foundation to sink and knowing the warning signs of foundation movement can effectively prevent major issues from developing over time.
What Causes Foundations to Sink?
It’s natural for foundations to settle after they are first built as the soil beneath them compacts. Ideally, houses should be able to handle minor shifting naturally without any issues. However, if the ground beneath your home was not compacted properly, you could be dealing with a sinking foundation-a homeowner’s nightmare!
If your home continues to sink more than it should, or if parts of it sink at different rates, your foundation will settle unevenly. This can cause gaps, cracks, water damage, and instability. So, what really causes a foundation to sink? Let’s look into some of the common causes that can lead to this issue:
Soil Conditions
Foundation movement is often caused by the soil conditions underneath the foundation. Here are some of the soil problems that can cause foundation movement.
- Poorly compacted soil: When it comes to building a solid foundation, compacting the soil underneath it is an important step that should not be overlooked. If the soil is not compacted thoroughly, it can settle over time, causing parts of the foundation to sink and leading to structural issues.
- Expansive soil: If the soil underneath your home has a high clay content, it will absorb water and expand. When it dries out, it will shrink. This cycle exerts pressure on the foundation, causing movement, settling, and cracks.
- Soil Erosion: Soil erosion is caused by the loss of the topsoil layer through water, wind, or human activity. Erosion causes voids underneath the foundation, causing it to settle unevenly.
Water Issues
Moisture issues are often the root cause of foundation problems. Here are some of the ways that water can affect your foundation.
- Poor drainage and pooling water: Insufficient drainage around a home can cause water to accumulate near the foundation. This causes the soil to expand and contract, putting pressure on the foundation and causing movement. Without proper drainage systems, problems like clogged gutters and improper grading can worsen the issue, resulting in serious foundation damage.
- Hydrostatic pressure: Hydrostatic pressure is the force exerted by water against foundation walls. This pressure usually occurs when the soil becomes saturated due to heavy rain or melting snow. Excessive pressure can result in cracked foundation walls or foundation movement.
- Excessive rain or drought conditions: Weather plays a crucial role in the stability of a home’s foundation. Excessive rainfall, flooding, and drought can significantly impact its strength and durability. Over time, continuous soil movement can create deep cracks, cause uneven settling, and lead to long-term damage.
Poor Construction and Structural Factors
If your foundation was not constructed properly, it may start to show signs of damage over time. Here are some of the issues that can be caused by poor construction.
- Poor foundation design or weak materials: When a foundation is poorly designed or constructed using weak materials, it is prone to failure over time. This leads to issues such as sinking, cracking, and structural instability as low-quality concrete, bricks, or reinforcement materials deteriorate.
- Tree roots: Large trees that are very close to your home can sometimes cause foundation damage by drawing moisture from the surrounding soil, causing the soil to dry out and shrink. If they come into contact with the building’s foundation, they can exert pressure over time, leading to cracks and potentially compromising the building’s structural integrity.
Warning Signs of a Sinking Foundation
Your home is positioned on multiple layers of soil that have formed gradually over time. Each layer has different characteristics, including varying moisture content and soil types. If the soil cannot support the weight of your home, the foundation may begin to sink and settle. Knowing the warning signs of foundation damage is important, as taking action early can prevent further issues:
Basement or Crawl Space Damage
The first place that foundation damage becomes apparent is often the basement or crawl space. Watch out for the following signs:
- Water seepage or dampness: If you notice water in your basement or crawl space, your foundation may be cracking or shifting and letting water in. To prevent further water damage and restore your foundation, it’s important to pay attention to any signs of moisture intrusion.
- Bowing basement walls: Bowing basement walls are walls that are leaning inward due to external pressure, such as soil expansion and groundwater. Initially, the issue might present as a slight curve or tilt in the wall, but if left unaddressed, gradually, it can lead to significant structural problems.
Exterior Signs of a Sinking Foundation
If your foundation is sinking, you might start to notice these issues on your property.
- A leaning chimney or porch: Chimneys and porches are heavy and need strong support. If the foundation shifts or cannot provide adequate support, these structures may start to pull away from the house.
- Cracks in the foundation walls: Cracks in exterior foundation walls are a concerning sign of foundation problems. While small hairline cracks are normal as a house settles, visible cracks that are horizontal, stair-step, diagonal, or grow over time indicate significant foundation movement.
- Gaps around the doors or windows: Gaps around the doors or windows of your home may indicate that sections of the home’s structure are no longer aligned due to foundation movement. These gaps may make doors and windows difficult to open or close properly.
Interior Signs of a Sinking Foundation
Watch for these signs of sinking foundation movement inside your home.
- Cracks in walls, ceilings, and floors: When a foundation settles unevenly, it can lead to the formation of cracks within the home, especially in the walls, ceilings, and floors. Over time, these cracks may expand, indicating worsening foundation issues.
- Uneven floors: When a foundation shifts, it can lead to uneven or sloping floors. This could indicate more serious underlying foundation problems that require a professional inspection.
- Sticking doors and windows: If you have trouble opening or closing your doors and windows, it might be due to issues with your foundation. When the foundation shifts, it can cause misalignment, which can cause doors or windows to stick or not close properly.
How to Fix a Sinking Foundation?
All of the signs indicating a sinking foundation can be alarming and overwhelming. Thankfully, there are various ways to address these issues. If you suspect that your foundation is sinking, it’s important to take prompt action. Here are some of the repair techniques that professionals can use to stabilize your foundation.
Pier Installation
Installing piers is one of the best ways to permanently reinforce your foundation and prevent further movement.
- Helical piers: Helical piers are steel shafts with helical plates that are driven into the ground, providing strong foundation support with minimal soil disruption. These piers not only stabilize your home but can also lift settled foundations back to a level position.
- Steel piers: Push piers are steel piers driven into the ground until they reach bedrock or stable soil. They stabilize the foundation and prevent it from sinking any further. Designed to last for decades, they offer a durable solution for structural instability.
Foundation Wall Reinforcement
If your foundation walls are bowing or cracking, it’s important to repair and support them.
- Steel braces for severe movement: Steel braces are installed on the interior side of basement walls and secured to both the floor and ceiling joists. These braces help prevent pressure from shifting soil, which stops further movement and restores the building’s stability.
- Earth anchors for bowing walls: Earth anchors are installed in stable soil outside the foundation and connected to a plate on the inside of the bowing wall with steel rods. They help counteract lateral pressure and can be used to straighten bowing walls over time.
Preventive Measures to Avoid Sinking Foundation
While there are many effective solutions for foundation repair, it is always best to prevent foundation movement. Here are some preventative measures to stop your foundation from sinking.
1. Clean Gutters Regularly
One effective way to protect both your foundation and the rest of your home is to ensure your gutters are functioning properly. To ensure efficient drainage, regularly remove debris from gutters, including leaves, twigs, weeds, bird nests, and dirt.
2. Install Downspout Extensions
Downspout extensions are important for directing rainwater away from your home’s foundation. They help reduce soil erosion and prevent water accumulation, which can lead to problems like foundation movement and leaks.
3. Maintain Proper Drainage
Proper drainage is essential to prevent excess water from accumulating around your foundation, which can lead to soil erosion and settling. Be sure that your yard slopes away from the house, keep gutters clean, and ensure downspouts direct water at least 3 to 6 feet away from the foundation.
4. Masonry Patches and Sealants
Cracks in your foundation can lead to water infiltration, which may weaken the structure. To prevent this, it’s important to apply masonry patches and sealants to seal any cracks. This will stop moisture from seeping in and causing additional damage.
5. Monitor and Repair Plumbing Leaks
Undetected plumbing leaks can saturate the soil beneath your foundation, causing erosion and uneven settling. Regular inspections of your pipes, prompt repairs of any leaks, and ensuring proper drainage can help maintain soil stability.
6. Manage Landscaping
Make sure that trees are planted at a safe distance from your home’s foundation. This helps to avoid excessive moisture loss in the soil around your foundation. Additionally, installing root barriers can redirect root growth away from the foundation, reducing the risk of soil shrinkage and structural pressure.
7. Inspect Your Foundation Regularly
Conduct regular inspections to check for any signs of damage. Look for cracks, uneven floors, or moisture issues. Inspecting both the interior and exterior of your home for signs of shifting or water damage is the best way to keep your foundation stable long term.
Contact Lamunyon to Fix Your Sinking Foundation
Since 1973, Lamunyon Dry Out & Foundation Repair has been the go-to expert for comprehensive foundation repair, providing lasting solutions for homeowners like you. Don’t let minor issues escalate into major problems; contact Lamunyon today for a thorough inspection and expert repair services. Let us help you restore your home’s stability and peace of mind!
