Owning a home can be rewarding, but it can also be a huge responsibility. One of the most important things any homeowner must do to keep it in good shape is to make sure its foundation is in good working order. But because so much of it is hidden from plain sight, it’s easy to overlook any problems you may have.
Some of the warning signs of a bad foundation can include but may not be limited to:
- Exterior cracks
- Interior cracks
- Uneven floors
- Doors that don’t close or stay open
- Cracks in kitchen or bathroom tiles
Most of these problems can be prevented with good foundation maintenance. While you should always have a professional foundation repair specialist take care of the big jobs, it’s up to you to maintain and inspect your foundation on a regular basis so you can find any problems early on.
It’s important to keep your foundation protected because without it, your home could have some serious structural issues and will eventually start to fall down. That’s why foundation maintenance is so important. Not only will it keep serious foundation problems from developing, but it can also keep your repair costs low.
Tips for Proper Foundation Maintenance
Here are some tips on how to keep your foundation maintained:
- Schedule a regular plumbing inspection — Plumbing leaks are one of the biggest causes of foundation problems, so you should have an inspection done at least once a year. Look for leaks in sprinkler systems, freshwater lines, sewer lines, and other parts of your plumbing system. If you find a leak, contact a professional plumber as soon as possible.
- Have a root barrier installed — A root barrier can protect your foundation from invasive root systems that can cause heaving in driveways and sidewalks, cracking in walls, as well as any number of sewer line issues. It’s usually installed thirty inches deep and is made of a certain material that can keep roots away from your property.
- Protect your foundation from large trees — One large tree can consume as much as 150 gallons of water a day, which it can absorb from the soil around your home through a process known as “transpiration.” This can cause your foundation to get damaged, but the tree can also send roots under your foundation. Experts recommend you plant trees far enough away from your home that they don’t affect it once they mature.
- Make sure your home is on a proper slope — This will make sure your water flows away from your foundation, which is referred to as a “positive slope.” Otherwise, it’s referred to as a “negative slope.” This is bad for your foundation, because it causes water to flow toward it. You want to make sure the ground around your foundation has been properly graded.
- Install a good drainage system for your home — Foundation upheaval is often caused by too much surrounding water. You will notice it if the foundation goes above its intended position, and it’s often caused by negative sloping (which directs water toward a foundation instead of away from it). Your gutters and downspouts will also play a major role, which is why you want to make sure they’re regularly cleaned.
- Maintain a consistent moisture level around your foundation — It’s important to have a consistent amount of moisture around your foundation. If the surrounding soil gets too wet or too dry, it can lead to problems. This can be prevented by having a water control program. You want to water your foundation during dry periods, which you can do with a lawn sprinkler or an underground foundation watering system.
- Inspect your home for insects, cracks, and damage — Cracks can cause your home’s foundation to deteriorate more quickly, which is where a routine property inspection can be helpful. If you see any holes or hairline cracks, make sure you have them plugged. But if you see it getting larger, you should think about contacting a professional.
- Monitor your home’s temperature — Your home’s temperature should always be kept at a consistent level. Any fluctuations can cause the concrete slab to expand and contract, which can lead to foundation problems.
- Install a sump pump — If your home has to drain a great deal of water, you should think about installing a sump pump. You place it inside a tank that’s built into the ground, and it’s there to collect water. Doing this will make sure your have has proper drainage.
Foundation Maintenance FAQ
Cracks are usually the first warning sign of a foundation problem. They can show up in drywall, bricks, tile, and at the base of the entire structure. Tiny hairline cracks in your walls may not seem like an urgent problem, but they can allow moisture to enter. Wider cracks or ones that change more quickly may be caused by shifting soil or structural movement. If doors pull away from the wall or floors slope, you should have a professional inspect your foundation.
Cosmetic cracks are usually hairline, and they don’t change over time. Structural cracks are wider, deeper, and change shape. If you see cracks that are wider than 1/8 of an inch, you need to contact a foundation repair specialist as soon as possible.
Standing water near your foundation will weaken the soil and put pressure on the structure. You want to make sure that your gutters are clear and that your downspouts extend far enough to keep water away from your property. You can use splash blocks or extensions to push runoff several feet away from your home. You can also install French drains or surface drains if your yard tends to hold water during storms.
Movement of the surrounding soil is the top cause of foundation problems. During dry seasons, the ground will shrink and pull away. But after a period of heavy rainfall, it will expand again. This back-and-forth movement puts stress on your foundation. You want to set up a time for a soaker hose or sprinkler to keep consistent moisture levels, but make sure you don’t overwater. A slow, steady watering near the perimeter will be the best approach.
If you see pooling water near the edges of your home, you’re watering too much. But if you see gaps between the soil and your foundation, the soil is too dry (which is a sign that you’re not watering enough).
You want to water every few days during dry spells, especially if your home is built on clay-heavy soil. Use a soaker hose at roughly 18 inches from the slab, and set it to run slowly for 20-30 minutes in the early morning or late evening.
Large trees with deep roots can pull moisture from under your foundation, and they can disturb the soil. That’s why you want to keep them at least 15-20 feet away from your home. Even smaller shrubs should be planted with care. But if there are large trees near your home, you need to check the area for any cracks or soil movement.
Plumbing leaks under your foundation slab or near pier-and-beam supports can go unnoticed for months. Leaking freshwater or drain lines can soften the soil, which can cause it to shift. You should have a licensed plumber do a pressure test or camera inspection at least once a year, especially if your water bill changes or you hear running water when all your fixtures are off.
You should think about scheduling a plumbing test during late spring or early summer. That way, you can find any leaks or drainage problems before the hot and dry months put extra pressure on your foundation.
Both types of foundations are designed to support structures, but they react differently to moisture, temperature, and changes in the surrounding soil. Because they rest directly on the ground, concrete slab foundations are more vulnerable to soil movement. So, cracks and shifting are more common signs of trouble.
You want to keep an eye on your interior floors, door frames, and exterior bricks because sudden movement could be caused by uneven support under the slab. You also want to make sure that moisture levels are monitored and controlled. Dry soil can cause the foundation to sink, but too much water can cause it to lift or crack.
Pier-and-beam foundations have crawl spaces, which makes them easier to inspect. But they’re exposed to more humidity than concrete slabs. You want to look out for sagging floors, musty smells, or wood rot under the structure. Ventilation and proper drainage are also important, so you want to check for standing water and keep an eye out for any signs of pests or mold.
If you’re looking for one of the best places for foundation repair in Corpus Christi, be sure to reach out to Streem Foundation Repair.