WHAT CAUSES FOUNDATIONS AND SLABS TO SINK? SPOTTING AND REPAIRS OF SINKING FOUNDATION

SINKING FOUNDATION 

Foundation settlement and movement can be caused by building on expansive clay, compressible or improperly compacted fill soils, or improper maintenance around foundations.

Find out the warning signs of foundation/slab failure.

Whatever the cause, settlement can destroy the value of structures and even render them unsafe.

In any case, water is the basic culprit in the vast majority of expansive soil problems. Specific constituents of certain soils tend to swell or shrink with variations in moisture. The extent of this movement varies from soil to soil.

Those soils highest in clay content are generally more susceptible while those lowest in clay content are the least affected. In some areas the movement in insignificant; in others, it is quite pronounced.

When unstable soils are used as a base for a foundation, the tendency for movement is transmitted to the foundation. Since soil movement is rarely uniform, the foundation is subjected to a differential or upheaval. The problem shows up in both slab, and pier and beam type foundations.

If all the soil beneath a foundation or slab swells uniformly, there usually is no problem. Problems occur, however, when only part of the slab settles. Then, the differential movement causes cracks or other damages.

In residential properties, slab settlement problems can result in potential damage to the structure, potential accidents, and loss of real estate value. Poor drainage, tripping hazards, rough floors, unsightly cracks, and equipment malfunctions may also result from concrete slab settlement.

How to Spot a Sinking Foundation

The foundation of your house is one of the most structurally significant aspects of the building. When set on a solid foundation, the rest of the house has the support it needs to maintain its integrity and stand for decades upon decades. If your house’s foundation is set improperly, there are a host of problems that can follow. A sinking foundation is one issue that can occur if the foundation is laid improperly or on unstable soil. Sinking foundations are problems that need to be addressed and examined as soon as you notice them to prevent further damage (and, of course, repair costs) to the rest of the house.

How to Spot a Sinking Foundation

Obviously, if you notice your home gradually slanting to one side, you’ll probably be well aware that you have some foundation problems. However, there are a few less obvious symptoms of foundation problems that will help you identify issues.

Keep on the lookout for things like windows and doors becoming jammed or misaligned. Watch for cracks in basements, slabs, and on walls in the living areas of the house. Water puddles that form around the base of your home may also indicate foundation problems, as can upheaval of floors or floors that gradually become sloped. Homeowners in areas where soil is known to be unstable should keep an even sharper eye out for such occurrences.

Sinking Foundation Repair.

The first step in fixing a sinking foundation is to have your home examined by a professional. A structural engineer is generally the person to hire to diagnose foundation problems and tell you what, if anything, should be done about it. Structural engineers do not have a vested interest in the kind of repairs that will be done, as this job is performed by either a foundation specialist or a general contractor. This means that the engineer will be able to give you an unbiased and accurate assessment of the situation without any concern about monetary incentives.

There are several different techniques used to fix a sinking foundation, and each is more appropriate in certain situations. High-pressure grouting works by injecting grout into unstable soil to improve its integrity, and in some cases, to lift the structure of the house up, as well. 

The introduction of load-bearing piers can be used to lift and stabilize a sinking foundation; they are an economical and permanent solution to foundation problems in many instances. Helical piers can be used in some situations where other piers cannot. These, too, provide an economical and permanent solution to sinking foundations, and are especially useful where fill material or a high water table is present.

Another method that can be  used is grouting to stabilize the soils under your foundation. This method is used along with underpinning to stabilize soils and seal eroded limestone in order to complete your foundation repair project. Grouting is still necessary to repair any sinkhole situations.

While some foundation issues are more critical than others, all foundation problems increase over time. As a result, your home may be vulnerable to a variety of damages that can decrease the comfort, security and value of your home. Correcting your foundation problems as soon as possible not only helps to increase or maintain the value of your home, but it also gives you much-needed peace of mind.