Foundation Fix: Causes, Signs and Solutions for Settling Homes

Settling foundations is a common issue that many homeowners face, especially as their homes age over time. It refers to the gradual sinking or shifting of the home’s foundation, which can lead to structural problems if not addressed early. Here is a closer look at what a settling home is, how it occurs, and how it can be repaired.

What Is A Settling Foundation?

Foundation settlement happens when the ground beneath a home’s foundation shifts, causing parts of the foundation to sink. This movement can create cracks in walls, uneven floors, doors that won’t close properly, and, in extreme cases, structural damage. It can happen to homes built with crawl spaces and on slabs. While some movement is normal and occurs over time, excessive or uneven settlement can be problematic. This one issue will and can cause a domino effect of problems throughout the entire home if not corrected in a timely fashion.  

How Does Foundation Settlement Occur?

Several factors contribute to foundation settlement:

  • Water Issues: Water issues are probably the most common cause of settlement issues. Excessive moisture, often from poor drainage or plumbing leaks, can lead to soil erosion or the swelling of clay-based soils. On the other hand, overly dry conditions can cause soils to shrink, making the foundation unstable.

  • Poor Construction: If the foundation was not properly designed or built, or if the ground was not adequately prepared before construction, the structure may settle unevenly.

  • Soil Type: The soil beneath a home plays a huge role in foundation stability. Expansive soils (such as clay) shrink when dry and expand when wet, causing the foundation to move. Sandy soils can erode, while poorly compacted soils may shift over time.

  • Natural Factors: Earthquakes, tree roots, or nearby construction can also disturb the soil under a foundation, leading to settlement.

Signs Of Foundation Settlement

Here are some common symptoms that may indicate foundation settlement:

  • Cracks in interior or exterior walls, tile or grout, or separating granite

  • Gaps appearing around windows and doors

  • Sloping or uneven floors

  • Doors and windows that stick or no longer close properly

  • Walls separating from ceilings or floors

  • Cracks in the foundation itself

How Can Foundation Settlement Be Fixed?

If you suspect movement in your home’s foundation, it’s crucial to consult with a licensed foundation professional. Solutions for settling foundations depend on the severity of the issue and will first have to be assessed by an expert. Common solutions include:

  • Piering or Underpinning: For more severe settlement, piers are installed deep into the stable soil or bedrock, lifting and supporting the foundation. This method can be expensive but provides an effective long-term fix.

  • Improving Drainage: Redirecting water away from the foundation through proper drainage systems, such as gutters, downspouts, and grading, can prevent further settlement caused by moisture issues. In some cases, just waterproofing will fix the issue if the problem is identified early enough. 

  • Slabjacking or Mudjacking: This technique is often used for minor settlement issues in slab foundations. A cement mixture is injected under the foundation to lift it back into place.

  • Soil Stabilization: In some cases, chemical grouting or soil stabilization techniques can strengthen the soil beneath the foundation.

Are There Any DIY Fixes For This Problem?

Unfortunately, due to the complexity of settling foundations, there is little a homeowner can do on their own to repair or prevent the problem other than keeping water diverted away from the home and its foundation. Again, improper drainage and water issues are among the top causes of settling foundations, along with a myriad of other problems.  

Foundation settlement is a serious issue that, left unchecked, can compromise the structural integrity of your home and lead to extensive problems. Regular inspections, proper drainage, and addressing issues promptly can help prevent future costly repairs. If you notice signs of foundation movement, contact a professional to assess the situation and recommend the best course of action immediately. Far better to be safe than sorry. As always, we are here to help, so don’t hesitate to call on us. 

Liz Rodgers