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Your home is just like anyone else’s throughout Texas–your foundation sits on several layers of soil. While every homeowner faces soil-related challenges, this concern is worsened by the prevalence of expansive soil in Austin.
Understanding how expansive soil affects your home’s foundation is crucial for maintaining its structural integrity. In this post, we’ll explain how expansive soil can impact your foundation and what you can do to protect your home.
What Is Expansive Soil?
Expansive soil, or “shrink-swell” soil, contains minerals like smectite clays that absorb water. As organic material, these soils expand when wet and contract as they dry out. This constant cycle of swelling and shrinking can exert significant pressure on your home’s substructure, leading to problems like foundation settling and foundation cracks. While some settling is normal in a building’s lifespan, this usually isn’t a problem so long as the settlement is uniform. Problems arise when the building settles into the ground unevenly. This is known as differential settlement.
Austin is known for its clay-rich soil, particularly the highly expansive Blackland Prairie soil. The region’s climate, which includes periods of heavy rainfall followed by dry spells, exacerbates the soil’s swelling and shrinking behavior. This combination makes Austin particularly susceptible to the problems associated with expansive soil. With a future of increasingly more significant climate swings likely to come, this challenge is becoming more serious.
How Expansive Soil Affects Your Home’s Foundation
Expansive soil can have severe and costly effects on your home’s foundation if not addressed promptly. Let’s explore the fundamental ways expansive soil can impact your foundation.
Foundation Movement And Settlement
During wet periods, expansive soil absorbs water and swells, exerting upward pressure on the foundation. This can cause foundation parts to lift, resulting in uneven floors and wall cracks. Then, during the drying period, the soil loses moisture and contracts, settling unevenly and creating gaps between the soil and the foundation, leading to further instability. As this happens repeatedly, your foundation shifts from its original stable position.
Cracks In Walls And Floors
You may notice two kinds of cracks when you have a problem with expansive soil. Diagonal cracks often occur due to the differential movement of the foundation. As one part of the foundation moves more than another, it creates stress, leading to diagonal cracks in walls and floors.
Horizontal cracks also indicate significant structural issues. They often occur when the pressure from swelling soil pushes against the foundation walls. Horizontal cracks should be taken seriously as a red flag, signaling the potential for structural collapse. Additionally, water can seep more easily into your home, leading to further damage and the possibility of mold growth.
Sticking Doors And Windows
As the foundation moves, it can cause doors and windows to become misaligned, making them difficult to open or close. This misalignment may lead to gaps around door frames and windows, allowing drafts and moisture to enter the home and further aggravating structural issues. These symptoms are often telltale signs of foundation problems associated with expansive soil.
Gaps And Separation Between Walls And Ceilings
Are you noticing gaps forming between walls and ceilings or between walls and floors? The foundation settling causes these gaps, allowing moisture and pests to enter your home. Over time, these gaps can widen, further damaging the interior finishes and potentially compromising the structure’s overall stability. Additionally, moisture can promote mold growth, posing severe health risks to you and your family.
Plumbing Issues Like Broken Pipes
The movement of the foundation can also affect your home’s plumbing system. Pipes may break or become misaligned, leading to leaks and further water damage. This can result in higher water bills and costly repairs to both the plumbing and the damaged areas of the home. These leaks also attract mold and create an ideal breeding ground for pests like termites, ants, and cockroaches.
Early Warning Signs Of Expansive Soil Damage
Knowing what to look for when assessing your home for expansive soil damage is critical to preventing more severe issues. Here are some signs to watch for:
- Cracks in interior walls, particularly around doors and windows
- Cracks in exterior brickwork or the foundation itself
- Doors and windows that stick or don’t close properly
- Uneven or sloping floors
- Gaps between walls, ceilings, and floors
- Visible movement of the foundation (e.g., foundation upheaval or sinking)
Simple Steps You Can Take
While you can’t change the soil your home is built on, there are several steps you can take to minimize the impact of expansive soil on your foundation:
1. Proper Drainage
- Gutters and Downspouts: Ensure your gutters and downspouts function correctly and direct water away from your foundation.
- Grading: The ground around your home should slope away from the foundation to prevent water pooling near it.
2. Soil Moisture Management
- Consistent Watering: Use soaker hoses or drip irrigation systems to maintain consistent moisture levels around your foundation. This helps prevent the soil from experiencing extreme moisture fluctuations. Keep in mind: This is usually only a temporary solution because it’s not easy to keep moisture levels consistent, and with the weather fluctuations of recent years, it’s only a matter of time before you need a foundation repair expert.
- Foundation Watering Systems: In some cases, installing a foundation watering system can help maintain consistent soil moisture levels.
3. Foundation Maintenance
- Regular Inspections: Have your foundation inspected regularly by a professional to catch early signs of damage.
- Seal Cracks Promptly: Seal any cracks in your foundation as soon as they appear to prevent water infiltration and further damage. You can purchase concrete caulk or polyurethane foam at any home repair supplier or store, along with foundation repair kits that include various tools.
4. Professional Solutions
- Soil Stabilization: Techniques such as injecting stabilizing agents into the soil can help reduce its expansiveness. The most commonly used are concrete, lime, and asphalt.
- Foundation Repair: In cases of severe damage, professional foundation repair methods such as piering or slabjacking can restore stability to your home.
How Professionals Can Solve Your Problems
Foundation repair specialists have extensive experience dealing with the challenges of expansive soil in Austin. These experts can provide comprehensive solutions tailored to your specific needs. When looking for the right team to help you tackle expansive soil damage, look for the following services.
Thorough Inspections – Foundation repair contractors conduct detailed inspections to assess the extent of the damage and identify the underlying causes. They often use advanced tools and techniques to ensure an accurate diagnosis.
Customized Repair Plans – A trustworthy foundation repair team will develop customized plans that address your home’s unique issues. Whether installing piers to stabilize the foundation or implementing soil stabilization techniques, they will assess your situation and give you the best remedy the first time.
State-of-the-Art Repair Techniques – Foundation repair specialists employ steel push piers and other methods to stabilize and lift your foundation, ensuring long-lasting results.
Preventive Measures – In addition to repairs, your foundation repair contractor should offer preventive measures to protect your foundation from future damage. These include drainage solutions, moisture management systems, and ongoing maintenance services.
Expert Advice – Most of all, the best teams of foundation specialists should be available to provide expert advice and answer any questions you may have about your foundation. Look for a team that partners with clients to make informed decisions about their homes.
Quality Foundation Repair Can Help With Expansive Soil
Expansive soil can pose significant challenges for homeowners in Austin, Texas, but with the proper knowledge and professional help, you can protect your home’s foundation from severe damage. By understanding the signs of expansive soil damage and taking proactive measures, you can maintain your home’s structural integrity for years to come.
At Quality Foundation Repair, we’re dedicated to helping you keep your home safe and secure. Our experienced team is here to provide the solutions you need to address any foundation issues caused by expansive soil.
Let us help you safeguard your home’s foundation against the challenges of expansive soil.
If you’re concerned about your foundation or need an inspection, contact us today for a free estimate. Your peace of mind is our top priority.
