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Level Foundation

Your foundation is level, so it must be fine, right?

Not necessarily. The fact that your slab is level does not mean that it doesn’t need a more stable, secure underpinning. On the flip side, just because your slab is slightly out of kilter, doesn’t mean you require an expensive foundation repair.

Newly constructed slabs are not perfectly level. The slope of the slab can be affected by a wide range of variables, including its shape, design, soil preparation at the time of construction, and more. It is virtually impossible to create a perfectly level slab, and typically there can be a slope of up to a few inches without creating serious problems.

The home is built to accommodate that slope, and it will be invisible to the naked eye. Most of the time, it is impossible to tell if your foundation is slightly uneven. For example, the flooring contractor probably made minor, cosmetic changes to the flooring to level it up and make it appear to be perfectly even.

On the other hand, a foundation that appears to be level might actually need repairs. Here is why. The expansive, clay-based soils in North Texas expand and contract with their moisture levels. That movement, in turn, moves the foundation of the home, causing cracks in brick veneer, walls, around windows and doors, and other structural damage.

As these changes occur, the slab may or may not be measured as level. And even more importantly, a reading of the changes in elevation does not determine whether the foundation has moved. The only way to know for sure that a foundation has moved, based on the levelness of the home, is if the elevations of the surface of the foundation were measured at the time of construction, which would reveal changes over time.

In addition, measurements to determine whether a slab is level are often inexact, making them inaccurate and unreliable. This is because the tools require frequent calibration and must be used by an expert to provide reliable results.

Don’t let anybody tell you that your foundation is not level, therefore you need an expensive foundation repair. Leveling a house with a slightly uneven, but secure and well-maintained, foundation would be a huge mistake.

Instead, rely on a company like Foundation Repair Solutions, where we base our decision about whether foundation repair is needed on a wide range of factors. In addition to the levelness of a home, which our experts can accurately measure with their finely tuned instruments, we evaluate:

-Conditions of the surrounding soil

-Shape and construction type of the slab

-Signs of foundation problems, including cracks in walls, sticking windows and doors, and more

Home Foundation Problems

In a typical year in the United States, expansive soils cause damage to more homes than earthquakes, floods, hurricanes and tornadoes combined. Yet unlike in these disaster scenarios, most homeowner’s insurance does not cover damage from expansive soils. Are you at risk? And what can you do to protect yourself?

Most homeowner’s insurance policies specifically exclude coverage for foundation repair. Why? This is for several reasons. First, insurance companies are aware that, in older homes, foundations tend to fail because of poor design and engineering. They were not built to withstand the changes in soil movement. This is a flaw in construction, not the result of a disaster. Therefore, in these situations home foundation damage is not and should not be covered by homeowners insurance.

Next, regular home maintenance and repair are not covered by homeowner’s insurance. Sometimes, foundations fail because of improper maintenance over time, which puts them squarely into this category of repair. Also, insurance does not cover typical wear and tear on the insured item. For example, car insurance covers a collision, but it won’t replace worn tires or belts.

There are a few instances where homeowners insurance might cover foundation repair. These are few and far between, but worth exploring to see if it is possible to obtain coverage for an expensive foundation repair bill. In each case, check with your insurance agent to see if coverage is a possibility:

-Earthquake. If the damage to the foundation was sudden and unexpected, due to earthquake, it may be covered. This typically applies, however, only if you have purchased an earthquake rider for your homeowner’s insurance policy. This circumstance is almost unheard of in the North Texas region.

-Flooding. A flood can wash away the soil around the foundation, causing the concrete to crack and break down. Again, coverage typically only applies if you have purchased a flood rider to your homeowner’s policy, or a separate flood insurance policy.

-Water damage from plumbing problems. Over the last several years, some North Texas homeowner’s policies have been adjusted to eliminate coverage for water damage. But a few policies still provide coverage if damage is caused to the home by a plumbing leak. Read your policy and talk to your insurance agent to determine if your policy covers plumbing water damage.

If you purchased a new home, it typically comes with a foundation warranty of anywhere from one to 10 years. This coverage can then be extended when the original period is about to expire. That way, if an expensive foundation repair issue arises, you will have a quick and easy way to pay for it.

Finally, the best way to head off these issues is to properly maintain your foundation over time. For a primer on foundation maintenance, check out our past blog on the subject.

During the summer of 2011 in Texas, the National Weather Service once listed 75 percent of the state in exceptional drought conditions.

One hundred days of 100 degrees, coupled with very little rain.

That sums up the drought of 2011, when North Texas suffered from record-breaking heat and dryness. Unfortunately for thousands of homeowners, the drought also created a need for thousands of home foundation repairs.

Foundation repair companies across the area reported cracks of 1 inch or more in foundations, mortar between bricks, and drywall. Large gaps, up to 2 inches or more, showed up around doors and windows, and walls separated from their foundations.

So why did this happen? And what measures can you take for foundation damage prevention, before the next drought strikes?

When drought dries out the ground, expansive clay soils gradually shrink. Over time, as the drought worsens, the shrinking becomes substantial. Movement in the ground then causes instability and movement in the home’s foundation. The home’s foundation then begins to shift, crack or break.

Then, when the drought is eventually broken and rain moves in, the soil expands once again. Moisture begins to collect in the soil, forcing clay to swell. That gives the foundation yet another opportunity to shift and break.

When your home is in a drought-stricken area, watch carefully for cracks in the ground around the foundation. If even small cracks develop, the soil is particularly stressed and shrinking rapidly. Also, be aware that large trees in your yard can cause additional problems. If they are thirsty, the trees will pull water from the ground under your home, creating even more problematic dryness.

So what should you do to prepare for the next drought? We suggest installing a soaker hose system around your foundation. Place the soaker hose on a timer. Periodic watering during typical weather patterns will keep the moisture levels in your soil consistent. During times of drought, you may need to increase the watering schedule.

For example, if cracks are visible in the ground near your foundation, you might water with the soaker hose system for 15 minutes, three times a week until the cracks close back up. If the cracks don’t close after several watering sessions, try watering daily for a time.

And don’t worry about watering restrictions. They typically don’t cover drip irrigation systems for this exact reason. City governments don’t want residents’ homes to suffer foundation damage, either. Although, when watering restrictions are in place, you will want to double-check with your municipality to be sure you are complying with the law.

If you think your home foundation might be in peril this summer due to lack of rain (God forbid), get some peace of mind and schedule a free in-home assessment with the experts from Foundation Repair Solutions!

Spring time means home maintenance for your house!

Spring is in the air. For many homeowners, that means it’s time for spring cleaning. Weekends are spent on chores such as cleaning out the attic, organizing closets and reviving the lawn and garden.

As you check these items off your home maintenance to-do list, be sure you take critical steps to protect the health of your home’s foundation. At the top of the list are exterior water management and proper landscaping.

Foundation Repair Solutions suggests these home maintenance tips to keep your foundation healthy, year after year:

1. Walk the perimeter of your home, both in sunny weather and after a good rain. Check for puddles or other soggy spots near your foundation. Water needs to be drained away from the base of your home to ensure consistent moisture levels. If there is standing water near the home, the yard needs to be altered with drainage systems.
2. Clean and check your gutters. Be sure that gutters are clear, and that splash blocks are placed beneath the downspouts to direct water away from the home.
3. Check your plumbing. This includes exterior faucets that may leak and keep soil continually wet in one area of the foundation. An air conditioning drain might cause similar problems.
4. Incorporate organic materials into your soil. Compost and shredded brush not only improve the nutrient levels in your dirt, but also increase water retention and drainage. By creating better soil near your home, both your plants and your foundation will get healthier.
5. Choose bedding plants with low water needs. This doesn’t just lower your water bill. It also provides the added benefit of keeping the soil near your foundation more moist, since water-conserving plants won’t suck away all of the water.
6. Consider planting groundcover in your flowerbeds. This can be another cost-saving measure that improves the health of your foundation. Groundcover requires little maintenance, and it doesn’t need to be replaced each season like many other bedding plants. In addition, because it literally covers the ground near your foundation, it helps keep the soil shaded and moist.
7. Check your sprinklers. Walk the lawn and look for soggy spots that may indicate a leak or break. Swap your shorts for a bathing suit and watch each station on your sprinkler system as it runs. Adjust sprinkler heads to ensure even coverage, right up to and including the foundation. Or, you might install a soaker hose system to encircle the foundation.

Follow these home maintenance tips this spring, and you’ll be ready to enjoy a worry-free summer outdoors!

How to Maintain Your Home Foundation after It's Repaired

You’ve invested time and money in a high-quality repair of your home foundation. What steps should you taken to ensure you maintain that home foundation after it’s repaired?

First, understand that a foundation repair can cause some minor headaches that should be addressed:

1. Ask a licensed plumber to check your pipes. Any time a foundation settles, the plumbing attached to it can suffer damage. Similarly, when the foundation is lifted back to its original position, pipes can move and break. Call on a plumber to test your plumbing after the foundation repair is complete.
2. Check for new cracks. Sometimes, when a foundation is repaired, cracks in brick veneer, walls and the foundation itself actually close up. But this isn’t always the case. In addition, a foundation repair job can sometimes create new cosmetic cracks, especially in drywall. Wait about four to six weeks after the foundation has been repaired, giving your walls time to adjust to their new position. Then, fill any cracks in drywall, brick veneer and concrete. By repairing your walls, you will increase your home’s value further. Also, you will be able to better evaluate whether new cracks appear in the future.

Since you know your home is prone to foundation damage, make sure you head off future problems with excellent maintenance of your property. This includes the following steps to maintain your repaired foundation:

1. Make sure water drains away from your foundation. No water should be allowed to stand next to the foundation. The ground should either slope away from your home, or you should install surface drains and French drains. Also, the ground around your home should be at least 6 inches below the top edge of your slab. Don’t pile up soil or mulch in your flowerbeds so that it rests against the slab.
2. Check your gutters and downspouts. Ensure that your gutters are clear, allowing for the proper flow of water. Downspouts should drain away from the home.
3. Ensure consistent moisture around your foundation. In North Texas, this is most often achieved with soaker hoses. In addition, by maintaining the soil immediately around the foundation with grass or mulch, you can slow evaporation and ensure a more consistent moisture level.
4. Install root barriers. If you have trees close to the foundation of your home, consider installing a root barrier, which prevents roots from encroaching on your foundation.
5. Keep an eye on your plumbing. Plumbing leaks cause a significant number of foundation problems. Call a plumber to periodically check your water and waste lines, so you can head off problems before they begin.

Myths behind foundation repair

When it comes to maintenance, there is a lot of misinformation in the foundation repair marketplace.

That’s pretty understandable, however. Most homeowners facing a possible foundation repair have never dealt with serious foundation issues before. And, because every home is different, there are no absolute answers that fit every situation.

Here are five common myths of foundation repair and some information to help you, as a homeowner, make the best-possible decision for your home.

- Myth No. 1: If your foundation needs repair, it’s probably your builder’s fault. He either used cheap concrete or did not reinforce the foundation properly.

- The truth: Yes, it’s possible that poor-quality materials or improper construction techniques can cause a foundation to fail. But even a foundation that was built with ideal materials and to perfect specifications can develop cracks and other structural problems. Buildings can only withstand a very small amount of movement before foundation damage occurs. So if the soils around your home swell or recede because moisture conditions change dramatically, even a high-quality foundation will experience stress and could fail.

Myth No. 2: Cracks in an exterior foundation surface, or on concrete walls and floors, don’t require a full-on foundation repair. You can just patch them with a high-end, construction-grade epoxy.

The truth: Bad idea. Industrial-strength epoxies can be a component of a larger foundation repair. But simply filling the cracks does nothing to address your long-term problems. If a foundation crack is structural, the underlying instability must be corrected. This might mean the installation of piers and other engineering strategies. Then, and only then, might an epoxy be used to cover up the cosmetic damage.

Myth No. 3: A foundation that has been stabilized will cause no further issues.

The truth: Some foundation repair companies merely lift the foundation and place it on top of concrete piles. This is essentially propping up the foundation so that it will be level. A leveling job does not create a stable, healthy foundation. With this method, a period of drought or moisture can put the homeowner right back where he started – with serious foundation problems.

Myth No. 4: Your foundation repair includes a lifetime warranty.

The truth: If you work with a reputable foundation repair company like our, yet, this is absolutely true. Foundation Repair Solutions offers a Lifetime Transferable Warranty.

Myth No. 5: Repairing a damaged foundation is OK, but replacing it with a new foundation is better.

The truth: This is absolutely false. Replacing the foundation is incredibly expensive and not the best option for most homeowners. Concrete actually grows stronger as time passes, so the existing foundation is stronger than a new foundation would be. And in most cases, a high-quality foundation repair company will be able to use steel piers wall anchors and other structural elements to adequately repair the foundation permanently and affordably.

A professional inspection is the best way to know whether you have signs of home foundation problems. Many North Texas homeowners will notice certain tell-tale problem signs within their home before deciding to schedule a free in-home estimate. However, just so you’re not scheduling to have your home assessed every time you notice something unusual, below are common signs a home foundation may be in need of repair.

Inside the home:

1. Cracks in interior walls. Check every room. Slowly scan each wall, paying particular attention to the joints where walls meet ceilings, doors or other walls. Look for places that these joints are pulling away from one another.
2. Difficulty with windows. Raise and lower each window to ensure it operates smoothly. A stiff or sticking window may be an indication of trouble, as may cracks where the window meets the wall.
3. Sticking doors. If a door has begun to stick, or if it looks like it is no longer hung properly, this may be a sign of a foundation problem.
   

   Doors and windows can stick, swing open after being pushed shut, or have gaps around the top and bottom when your foundation is sinking.

4. Cracks in the fireplace. Foundation stresses can create cracks between bricks and tile.
5. Nail pops. While nails protruding from wallboard can occur under other circumstances, they can also be a sign of a shifting foundation.

Outside the home:

1. Diagonal cracks along mortar joints in the brick veneer. This shows shifting and stress are separating the brick from one another.

Small cracks may not be structural, but they could be a sign of future problems.

2. Small cracks may not be structural, but they could be a sign of future problems.

3. Standing water and other drainage problems. If water collects near the foundation, it could cause serious damage.

4. Separation around the garage door and other exterior doors. This can also allow for drafts and moisture into the home and higher electricity bills.

5. Roof leaks. If shingles and other roofing materials are in good condition, a roof leak could indicate a shift in the foundation. In addition, admission of water into the home could lead to warping, rotting and other water damage.

If any of these signs of home foundation problems are present in your home, call us immediately for your free in-home estimate. Once they begin, foundation problems do not go away on their own. In fact, if you wait before addressing these problems, they will grow more difficult and expensive to repair.