Conducting a home inspection by a competent and experienced home inspector can spot signs of foundation problems. However, many foundation problems develop over time and may not have been noticeable when you purchased your home. Regular maintenance can identify foundation problems; early intervention can prevent more serious and costly issues. Don’t let your home’s foundation become your source of sleepless nights
Warning signs of foundation problems include hairline cracks in walls, windows and doors that stick or do not open and close smoothly, uneven floors, bowing walls, and stair-step cracks in brick mortar. Additional signs of a failing foundation that may be attributed to other problems include damp floors, puddles of water, and flooding basements. Foundation repair experts recommend that you have a repair specialist and structural engineer inspect your home as soon as you suspect there is a foundation problem; the longer you wait the worse the problem becomes, and the more expensive the repair.
Common causes of a faltering foundation are due to soil conditions around and under your home. Some foundation problems are due to soil settlement, however some problems are due to improper soil compaction during construction; the soil may shift and compact over time due to the weight of your home and other conditions. Some foundation problems can also be due to changes to the soil’s moisture content that is caused by poor drainage, undetected plumbing leaks, an extreme weather changes. Soil properties can change due to over saturation and/or drought, which can make the soil supporting your home’s foundation settle and shift.
Regular home maintenance can prevent most foundation problems caused by excessive moisture and extreme weather conditions. Much of the maintenance is to ensure proper drainage in and around your home. Besides checking and repairing any plumbing leaks, experts recommend the inspection and maintenance of gutters, downspouts and grading to ensure that excess water is taken away from your home. If the soil around your home is determined to be excessively dry, a foundation expert can instruct you on proper hydration techniques.
If your home has a failing foundation, don’t despair! Many foundation problems can be repaired; some say that an expertly repaired foundation can be more structurally stabile than the original foundation. The cost of repairing your home’s foundation will depend on the type of repair that’s required.
Besides leveling your home to its original position, foundation repair may include a piering and/or an anchoring system. Piering systems drive long steel shafts into the ground to stabilize the home’s foundation. Anchoring systems stabilize walls (usually basement) by attaching steel rods to walls by anchors.
A common misconception is that a new home is covered by a builder’s warranty or builder’s insurance policy for ten years. Many home builders offer warranties, however Montgomery County requires a new home builder to offer a minimum structural warranty of five years (and there may be limitations and exclusions). If you have structural and foundation problems on a new home, you should consult an attorney as warranties and coverage vary.
As many foundation problems worsen with time, early detection and repair is recommended. More information on warning signs and repairs can be obtained from a local licensed contractor or the National Association of Waterproofing and Structural Repair Contractors (NAWSRC.org).
This article is not intended to provide nor should it be relied upon for legal and financial advice. This article was originally published in the Montgomery County Sentinel the week of March 30, 2009. Copyright © 2009 Dan Krell.