A house’s foundation supports the entire structure and maintains livable interior spaces. Cracks or shifting place the building at risk, making protecting foundations a top priority. While foundations are designed to last for decades, severe weather, soil conditions, age, and drainage can threaten their structural integrity. Implementing preventive measures enhances longevity.
Inspecting for Red Flags
Begin by visually surveying the exterior and interior for signs of foundation problems. Outdoors, look for:
- Cracks in poured walls, settling, crumbling brick
- Bowing wall sections
- Leaning posts or chimneys
- Cracks in exterior finishes like stucco
- Doors/windows out of alignment or difficult to open/close
Inside, check for:
- Wall cracks wider than 1⁄4 inch
- Floor cracks, slopes, or separation from walls
- Doors that stick or won’t close
- New cracks around windows, cabinets, ceilings
- Plumbing leaks indicative of shifting pipes
Documenting noticeable changes with photos helps identify if movement is actively occurring.
Controlling Water Flow
Excess water from rain or bad drainage is a common culprit undermining foundations. Saturation causes soil expansion which stresses and shifts foundations. Correct grading ensures water flows away from the structure. Extending downspouts via flex pipes prevents foundation scouring. According to those at Global Gutter Systems, installing seamless gutters captures roof runoff and directs it away through downspouts.
For groundwater issues, French drains made of perforated PVC pipes in gravel trenches divert water away from the foundation. Window well covers prevent rainwater intrusion. Addressing both surface and subsurface flows keeps foundations stable.
Managing Soil Moisture
While too much moisture causes problems, so can overly dry expansive soil that shrinks and swells. Areas with high clay content are susceptible when moisture fluctuates seasonally. Help maintain consistent soil moisture and prevent shrinkage with flower beds, lawns, and tree roots.
Avoiding Additions Over Footings
Placing swimming pools, patios, garages, and additions over a home’s footings can undermine structural stability and crack slabs. The weight of additional structures needs independent foundations. Separating new construction preserves the existing foundation while compaction testing ensures the stability of fill soils being built up adjacent to footings. Setbacks maintain access for future foundation maintenance.
Addressing Old Foundations
Some older homes might need more extensive measures to help stabilize their foundations. Deteriorating mortar in stone or brick requires repointing to restore integrity. Installing helical tieback anchors attaches failing walls to stable interior foundation walls or bedrock. Steel I-beam reinforcement straightens bowing sections. Injecting concrete slurry into voids fills settling areas. Broken slab sections can be jacked up and braced before repairing cracks and connecting sections.
Practicing Prevention
An ounce of prevention in foundation maintenance saves untold headaches. Ensuring drainage slopes away from the house prevents undermining and water intrusion. Downspout extensions route roof runoff away from foundations. Regular gutter cleaning prevents backup and overflow.
Avoid planting trees near footings which can shift and crack slabs as roots expand. Watering regimes keep soils around foundations hydrated during drought.
Monitoring for small cracks and quickly sealing them with epoxy avoids major repairs later. Keeping basements dehumidified prevents moisture damage. Letting full gutters overflow prevents infiltration into basements.
Upgrading Foundations
In extreme cases of widespread cracking and settling, sections of compromised foundations may need complete replacement. Areas adjacent to failing sections are stabilized with braces before removing deteriorated concrete. New footings are poured and connected to stable areas with reinforcement.
Conclusion
Home foundations can be a serious financial investment, but with proper maintenance they can last indefinitely. Detecting early signs of deterioration means smaller repairs before serious issues develop. Keeping water (and heavy loads) away helps preserve stability and periodic sealing of minor cracks (as they appear) avoids elongation. Protected foundations offer peace of mind and maintain the value of a home for generations to come.
Infographic created by Foundation Repair Services, Industry-Leading Screw Pile Foundation North Carolina
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