Foundations—the literal bedrock of our dwellings—are not as immovable as we might hope. Despite their solid appearance and vital role in supporting our structures, they can shift, causing a myriad of problems ranging from minor annoyances to significant safety risks. In this article, we’ll explore the various reasons why foundations move, understanding that some causes are more concerning than others. More importantly, we’ll guide you through preventative measures to safeguard your home against these underground uncertainties. Whether you’re a homeowner, a prospective buyer, or simply curious about the engineering behind the scenes, join us as we uncover the secrets of stable foundations and how to maintain them.
What Do We Mean By House Shifting?
Foundation movement, also known as house shifting, refers to the gradual or sudden movement of a building’s foundation. This can occur due to a variety of factors such as soil erosion, changes in soil moisture content, and seismic activity. When a building’s foundation moves, it can cause a phenomenon referred to as settlement.
There are two types of settlement: uniform and differential. Uniform settlement occurs when the entire foundation settles at the same rate. This type of settlement is generally less problematic as it affects the entire structure evenly. However, differential settlement occurs when different areas of the foundation settle at different rates. This type of settlement can cause serious foundation problems as it can lead to uneven floors, cracked walls, and structural damage.
Differential settlement is a common cause of foundation problems and can occur due to a variety of factors such as differences in soil composition, changes in moisture content, and uneven loading of the foundation. It is important to address any signs of differential settlement as soon as possible to prevent further damage.
One particularly challenging aspect of differential settlement is that it often occurs gradually over time, making it difficult to detect early on. Building owners and engineers must remain vigilant to detect signs of differential settlement, such as sloping floors or cracks in walls, and take corrective action as soon as possible to prevent further damage.
What Causes a Shifting House?
There are several factors that can contribute to differential settlement. One of the most common is differences in soil composition and density. When different parts of a foundation are built on soil with varying characteristics, the weight of the building can cause uneven settling.
Another factor that can contribute to differential settlement is changes in the moisture content of the soil. When soil becomes wet or saturated, its ability to support a building’s weight can be compromised. This can lead to differential settlement as some areas of the foundation sink more than others.
Construction methods and materials can also play a role in differential settlement. For example, if a building’s foundation is not properly designed or constructed, it may be more prone to settling unevenly.
Other factors that can contribute to differential settlement include natural disasters such as earthquakes or floods, as well as changes in the external environment such as nearby excavation or construction work.
If left untreated, differential settlement can lead to a variety of problems, including structural damage, cracks in walls and floors, and even collapse, although that’s rare.
Signs Your House Is Shifting
- Gaps between the door or window frame and the wall – This may indicate that the foundation has shifted and the frame is no longer square.
- Sloping floors – You may notice that your floors are sloping or tilting. This is often a sign of foundation settlement that requires immediate attention.
- Cracks in exterior brickwork – If you notice cracks in the bricks on the outside of your home or building, this could be a sign of foundation settlement. Look for cracks that appear in a stair-step pattern.
- Cracks in the foundation itself – If you are able to inspect the foundation, you may notice cracks. These cracks can be a sign of serious foundation problems.
- Water damage or mold – A shifted foundation can cause water to seep into your home, leading to mold growth and other water damage. This is especially common in basements and crawl spaces.
- Sagging roofline – You may notice that the roofline of your home or building is sagging.
If you notice any of these signs of differential foundation settlement, it is important to take action as soon as possible. Contact a professional foundation repair company to assess the situation and recommend the best course of action to prevent further damage to your home.
Repair Options For A Shifting House
There are several repair options available to address a shifting house. One of the most common repair options is underpinning. This involves installing steel piers under the foundation to provide additional support and lift it back to its original position or as close as possible without causing damage. Underpinning is a highly effective solution for homes experiencing differential settlement.
There are two types of underpinning: helical and push piers. Helical piers are steel shafts with helix-shaped plates on the end that are screwed into the ground until they reach a stable soil layer. They are ideal for smaller structures, lighter loads, and areas where there is limited access. Push piers, on the other hand, are steel pipes that are driven into the ground using hydraulic jacks until they reach a stable soil layer. They are more suitable for larger structures and heavier loads.
Another repair option is slabjacking or mudjacking, which involves injecting a slurry of cement, sand, and water under the foundation to lift it back to its original position. This method is less expensive than underpinning, but it is not suitable for all types of soil and may not provide the same level of stability as underpinning.
For minor cracks caused by differential settlement, epoxy injection may be used. This involves injecting epoxy into the cracks to fill and seal them. However, this method does not address the underlying cause of the settlement. It simply repairs cracks caused by a shifting foundation.
In addition to these repair options, it is important to address the root cause of the differential settlement to prevent future damage. This may include improving drainage, fixing plumbing leaks, or addressing soil issues through compaction or other soil stabilization techniques.
Overall, the most effective repair option for differential foundation settlement will depend on the specific circumstances of the case. Consulting with a qualified foundation repair specialist is essential to determine the best course of action and ensure the long-term stability of your home.
How To Help Prevent Foundation Problems
To avoid the stress and financial burden that comes with foundation issues, here are ten different ways that homeowners can help prevent foundation problems:
- Properly maintain the drainage system: Poor drainage can cause water accumulation under the foundation, leading to soil erosion and foundation damage. Ensure that the gutters are clean and free of debris and that the downspouts are extended away from the foundation.
- Water the foundation, if necessary: The soil around the foundation should be kept moist to prevent it from drying out and shrinking, causing foundation settlement. Water the foundation regularly, especially during droughts.
- Install root barriers: Tree roots can penetrate under the foundation and cause damage. Installing root barriers around the foundation can help prevent this.
- Maintain the landscaping: Avoid planting trees or shrubs too close to the foundation. The roots can grow under the foundation and cause damage.
- Ensure that the landscaping is properly graded: This will help keep water from accumulating around the foundation.
- Fix plumbing leaks promptly: Water leaks under the foundation can cause soil erosion, leading to foundation problems.
- Monitor the foundation for signs of damage: Regularly inspect the foundation for cracks, gaps, or any signs of damage. Early detection can prevent the problem from worsening.
- Hire a professional foundation inspection: A professional foundation inspection every 3-5 years can detect any potential problems and provide recommendations on how to prevent them.
If you’re worried your house is shifting, contact us today to schedule an evaluation. If we find a problem, we’ll give you a repair estimate. We serve North Carolina, including Raleigh, Durham, Greenville, and the surrounding areas.
