Could a Foundation Still Be Settling After Five Years?

Incorrect Soil Compaction

• Building codes regarding soil compaction vary, but there is one standard rule when pouring a foundation: pour it on virgin soil. This means the foundation contractor should excavate only to the depth of the pour and no deeper. If she digs too deeply, she will have to put some of the dirt back, which creates a weak base for the new foundation. As long as the soil beneath the footers remains dry, the foundation will not move much. During periods of heavy rain, however, when the water can soak beneath the footers, the foundation can still settle because the soil beneath acts like a soft sponge.

Soil Expansion

• Some types of soil remain relatively stable whether they’re wet or dry, but clay-based soils move every time it rains. If you have a percentage of clay in your soil, you’ve probably noticed the large cracks that cover the ground during a drought. But as soon as it rains, the cracks swell and close. The same thing happens around your foundation. The dry soil pulls away from the foundation wall, leaving a crack next to the foundation wall. When it rains, the water runs down the crack and saturates the soil next to the foundation. The soil swells and puts pressure on the foundation walls.

Faulty Workmanship

• Contractors are required to put a minimum amount of steel reinforcement into every foundation they build. The steel gives the foundation tensile strength, which increases its load-bearing capacity. A foundation that does not contain adequate steel reinforcement may crack and settle. Over time, the problem can worsen instead of subsiding. In addition, if the original builder did not install perimeter drain tile, just above the footings, ground water can pool next to the foundation, increasing the risk of settling.

Repairs and Prevention

• Some foundation remedies are expensive and require adding steel or concrete supports inside or outside of the foundation walls. For serious settling problems, consult an engineer. Homeowners can take some steps, however, to reduce settling by rerouting water away from the foundation walls. Guttering and downspouts are essential for carrying rain away from the foundation, and you can raise the level of your yard next to the foundation so water drains away from your home.