Comments on: How to Take Care of Your Foundation

By: frankschulteladbeck

frankschulteladbeck — Wed, 09 May 2012 21:27:20 +0000

Hello Meghan,
from your description, it sounds as if the determination that the foundation has a problem is correct. As for the testing, did your inspector explain why he suggested these tests? It sounds as though he did not. First, the soil report may have been suggested since there may be more issues which can be determined with this report. The soil condition and type can effect the home for years to come. Basically, this would be giving you the best information that could help you prevent problems in the future; however, there is the possibility that a soil test may not be needed. I would check with various foundation companies to see how much they would charge to do an evaluation. The fee of $200 is likely, yet in other parts of the country, we find this evaluation done for free. Ask them for a quote on repairs, because this may be done for free. A foundation company will not do a soil test, but a good, reputable firm may provide you with the information that will help you make a wise decision. Ask them if they believe the soil test is needed.

Here is the bottom line: people live with bad foundations. A foundation that is not performing as intended may not pose an immediate concern, but then again, there may be an immediate problem. Eventually, a foundation not working as intended can cause further damage to the building. This is why investigating this home before you make such a large purchase would be in your interest. Worst case scenario: you make this large purchase only to discover that the foundation has effected the structure. The foundation would have to be repaired, and then the building itself, so we can be looking at ten of thousands of dollars in cost. Depending of how extensive the repairs, you could be looking at $15,000 for the foundation (I am basing this on your description, and what I believe the labor cost would be in your area, but this is a guess). Good luck.

By: Meghan

Meghan — Wed, 09 May 2012 20:28:16 +0000

Hi. I am in escrow for a single family home in southern california. The house is 1200 sq ft, built in 1952, raised foundation. It has only had two owners (first owner was the builder. Lived there 7 years). An inspector suggested a geo technician look at the soil and foundation of the house further. His 3 observations for this recommendation are: 1) sloped floors in 3 rooms (used a marble on the floor), 2) one of the bathroom doors had to be shaved down to fit in the frame, and 3) a horizontal beam underneath the house is supported improperly. I’m a first time home buyer, single woman. Costs are some $2200 for a soil report, $200 for foundation people to look at it. I’m kind of lost as to how serious to take his recommendation, and also, what to do, where to go for reputable inspections. Any ideas? Is it possible for nothing to be seriously wrong? What is the worst case scenario as far as price is concerned?

By: Inspect It 1st

Inspect It 1st — Thu, 19 Apr 2012 20:08:24 +0000

Thanks for this informative post! Foundation repair and maintenance can be challenging for home owners. As a home inspection company, we often see foundation problems causing serious issues for the rest of the home! This is valuable information for anyone who wants to keep their home’s foundation stable and secure.

By: frankschulteladbeck

frankschulteladbeck — Wed, 11 Apr 2012 17:07:55 +0000

If I remember correctly, your soil type is an expansive clay soil, which is what I have in Houston. You may have a bit more organic matter than us. Sandy loam could make sense then. Loam soil retains some water while maintaining its shape. The sand allows water to flow through faster, so sandy loam allows most water to flow through while maintaining some shape and not washing away.

Handling the gaps: the gaps indicate that your soil is drying up. Adding organic matter (such as compost or loam) helps keep water in the soil longer, hence less gaps. Filling in the gaps would help. Spreading compost or humus on the soil will also help. Finally, find an appropriate water schedule. Soil should have some moisture, but you do not want the soil very wet. Another suggestion is mulch. Anywhere around the property that does not have a ground cover, like grass, should have mulch. Even gaps in the grass should have mulch (this is where a mulching mower helps). Paths often are on bare ground, so I use rock mulches (two inches of rocks) or I use a thick layer of wood mulch (three to four inches). In planting beds, I use two inches of an appropriate mulch (for example, rosses like pine mulches, vegetable gardens do well with cedar mulches for insect prevention).

By: Jeremy

Jeremy — Wed, 11 Apr 2012 16:15:38 +0000

My location is Dallas if that helps you with the soil type.

By: Jeremy

Jeremy — Wed, 11 Apr 2012 16:14:25 +0000

Hello All,

I just bought a house that was built in 2006. Due to the drought last year really large deep gaps have appeared along to the foundation on one side of the house (its a two story if that helps). I have also noticed lots of nail pops and my front door doesnt close smoothly anymore. What is the Best way to fill these gaps? I have been told to use sandy loam.Is filling the gaps with Sandy Loam the best way? Thanks

By: Should I Buy A Home With Foundation Issues? « Real Estate Chat by Melinda

Should I Buy A Home With Foundation Issues? « Real Estate Chat by Melinda — Mon, 28 Nov 2011 17:25:35 +0000

[...] Foundation movement is a different thing altogether and can happen for a variety of reasons. Perhaps the developer did not prepare the ground properly or the builder made some sort of error in building. More often however, the home owner is negligent in caring for his foundation. Perhaps he forgets to water it or he allows poor drainage issues to wash away the soil dangerously exposing the slab. There are too many reasons to mention. The important thing is that foundation movement can often be avoided or at least minimized. If you are concerned about how to properly care for your foundation, do some research. Here is a great blog I found on the subject: http://yourhoustonhomeinspector.com/living-in-your-home/green-home-conversion/ihow-care-foundationi/ [...]

By: frankschulteladbeck

frankschulteladbeck — Mon, 10 Oct 2011 21:19:41 +0000

Hello Melanie,

the current drought conditions will be lasting according to some experts. The problem is predicting what may be happening around your home. If the cracks are severe (over 1/8″), or there is more of an issue with the doors, you may want to investigate further. If conditions around each pier stay the same, things may settle in a way that is to your benefit, and if you are not seeing severe damage, waiting is an option. I would suggest that you can have an estimate done which would give you more information. I recently examined the work of one firm on a pier and beam home, and they did a good job. I believe they do free estimates; their name is Golden Construction 281.445.0838. If they do not perform a free estimate, I know other firms will. My concern would be the severity of your issue. If you wait, you need to monitor the situation on a consistent basis, but if it was my home, I would seek some advice based upon someone examining the actual home, and that can be accomplished with a free estimate.

By: Melanie

Melanie — Mon, 10 Oct 2011 20:07:16 +0000

Hello and thanks for the website. I have a home built in 1969 on clay soil in Houston. Through the drought I watered all around the foundation. Previously I had 18 piers put in 20 years ago. I seem to have cracks right in the middle of the home now with some inner doors having problems. I believe I should wait a while to call the foundation company, to see if the change in seasons helps. What do you think?

By: frankschulteladbeck

frankschulteladbeck — Thu, 08 Sep 2011 21:14:59 +0000

From your description, the foundation of the addition does not sound as if it was connected to the old foundation. This can mean that problems may continue in the future. Keeping the ground consistently moist would be your best option if the cracks are not too major yet (over 1/8″). As for the trees: do their branches come over your yard? The tree obtains its water from roots which are just beyond the edge of the leaves. If their branches are over your roof, then their roots are under your foundation. There are root barrier products that can stop this growth. The drought will continue till next year. If you continue to have problems, having a foundation company do an evaluation may give you an idea on the extent of the damage.