Often, foundation damage is the last thing on a homeowner’s mind until they find out they have damage. Many homeowners in Texas assume that the inspection done on their home when they purchased it covered the security of their foundation. Once they move into the home, their foundation is rarely, if ever, thought about again – until it’s too late. So what is a homeowner to do? How do you know if you’re at risk for foundation damage?
Your Soil
The quick answer is that if you live in Texas, you are at risk. In fact, Texas leads the nation with 20% of the nation’s total number of foundation failures. In part, this is due to the expansive nature of the clay soil in Texas. By expansive, we mean that Texas soil has the ability to retain water and swell in volume during periods of high rainfall and shrink dramatically in volume as it dries out during periods of drought. This puts pressure on our foundations that in many cases, they are not built to withstand. Thus, over time, the foundation can suffer damage.
Another factor that can put your home at risk for foundation damage is poorly compacted soil when your home was built. If the original builder did not properly prepare the soil, your foundation will rest on an unstable base. Add to that the nature of expansive Texas soil, and you have a formula for guaranteed foundation damage. Of course to the homeowner, it is almost impossible to determine if the soil was properly compacted before your home was built, so this risk factor is harder to determine. Nevertheless, this situation will likely cause foundation damage to your home to show up in the first several years after the home’s construction.
Your Water
Water-related issues are another primary risk factor. Drainage problems around your foundation are a major threat. As a homeowner, this risk factor is easier to monitor than the original condition of your soil. For instance, do you notice water forming ponds near your home’s foundation? This “ponding” creates expansion problems as described above, as the abundance of water strains your foundation, swelling to absorb the additional water. Instead, excess water should be channeled away from your foundation.
On the other hand, it is worth noting that excess water near your foundation is as much of a risk factor as overly dry, erosive conditions near your foundation. When the foundation rests on dry, arid soil, your soil can shrink, reducing the support under your foundation.
Both overly dry and overly wet conditions near your home’s foundation will put you at risk. The expansion and contraction of soil under your foundation, due to Texas’ expansive clay soil and moisture variations, creates the biggest risk factors for foundation damage. Therefore, maintaining consistent moisture levels under normal weather conditions can greatly reduce your risk of foundation damage. (In the case of uncharacteristically severe droughts, such as in the summer of 2011, it may be impossible to maintain consistent moisture levels!)
The Solution
The first step to determining your level of risk is to have an inspection done on your home’s foundation. You may not have suffered foundation damage yet, but an expert can make specific recommendations for your home that factor in your precise soil and water flow conditions. Once you have a plan, tailored to protect your home, monitoring moisture levels will be significantly easier to do and you may be able to reduce the risk to your home’s foundation.
If you have seen warning signs of foundation damage, feel you are at risk for foundation damage, or are concerned about the soil and water flow conditions unique to your home, we are happy to assist you. At Dawson Foundation Repair, we offer free inspections for home owners whose homes are not involved in real estate transactions. Dawson Foundation Repair services homes and commercial businesses all over Texas.