A soil composition known primarily as “sandy loam” is a mixture of sand, clay, silt, and organic matter. Sandy loam is a very stable soil that shows little change with increasing or decreasing moisture and can easily support a slab foundation. Problems occur if the builder added fill to the substrate that had a different soil composition. If this added fill consists of higher clay content, then expansive conditions can occur if balanced moisture is not maintained around the base.

Let us identify some obvious observations. If interior doors are difficult to close and you notice cracks in the drywall, or cracks in the exterior siding or perhaps drywall; then you may be experiencing core issues. Whether your home was built on pillars and beams or a concrete slab foundation, these problems can occur.

The most common cause of these problems is due to the base perimeter being unevenly saturated with moisture. As long as there is a period of several months with minimal rainfall, you will have a variation of moisture saturation in the soil around the perimeter of your foundation. Unbalanced humidity will cause stress and movement, and if one part of your house settles faster than another, you’re in trouble.

The older your foundation is, say twenty years, the more you will need to apply the following simple preventative procedures. By doing so, you’ll get many more years of trouble-free enjoyment from your home.

The simplest method of prevention and control of this problem is a timed irrigation system around the perimeter of your home that is activated three to four days a week for 15 to 20 minutes each day. A well-maintained gutter and downspout system is crucial to keeping moisture balanced around the foundation.

Take a look at the drainage around your home, as improper grading often results in foundation problems down the line. Grading should always divert water away from your home so water does not pool around the foundation. Surface grading should slope away from the foundation at a slope of 5% or more for the first ten feet from the foundation.

Another concern with sandy loam is erosion, also a good reason to make sure you have good drainage around your foundation. The puddle saturates the sand and causes it to move creating a movement known as floating slab.

If your foundation is experiencing excessive settlement, you need to correct this problem as soon as possible because in wet weather the soil will swell and in dry weather it will shrink causing constant stress on the foundation. Over several years, this recurring motion will cause extensive damage and be very expensive to repair.

If your house is on a pillar and beam, a home leveling company simply lifts your house, levels it, and then makes adjustments to the building blocks it rests on. If you have a concrete slab, you may need to resort to slab lifting to correct the damage. This is accomplished by digging foundations every 6 to 7 feet below support beams and compressing concrete cylinders down to a competent soil layer.

The leveling and stabilization of the house must be professionally completed and inspected by a registered engineer.

After the identification and repair of foundation settlement problems, be quick to take the preventative measures suggested in this article to prevent further damage.