Searching for information on how to fix a sinking foundation? If so, you’ve landed on the right page because that’s what we’ll review in this article. We’ll go over why foundations sink, common signs your home’s foundation is sinking, how sinking foundations are fixed, and more.
What Do We Mean When We Say a Foundation Is “Sinking”?
When we say a foundation is “sinking,” we’re referring to differential settlement or when a structure is settling into the ground unevenly. While a slight amount of uniform settlement after construction is normal, differential settlement is another matter. Differential settlement places enormous stress on a foundation and, if it isn’t repaired, will eventually cause structural damage. The best way to describe differential settlement is through an illustration:
Why Do Foundations Sink?
The leading causes of differential settlement include the following:
- Expansive soil – Clay-rich soil expands when it absorbs water and shrinks when it dries out. This creates movement under the foundation and can, over time, cause a foundation to sink into the ground unevenly.
- Erosion-prone soil – Other types of soil are prone to erosion, which can lead to the formation of voids under the foundation. If the foundation sinks into the voids, there will be differential settlement.
- Improper site preparation – Soil must be compacted before construction begins. If this isn’t done correctly, the structure could sink into the ground unevenly after it’s built.
- Earthquakes and other natural disasters – Anything that causes the ground to move under the foundation can obviously cause differential settlement.
Common Signs a Foundation Is Sinking
Common signs of a sinking foundation include, but aren’t limited to, the following:
- Cracks in the walls, floors, or ceilings
- Uneven floors
- Doors and windows that no longer open and close correctly
- Gaps around windows and doors
- Stair step cracks in brick or masonry
- A wall that’s separating from the floor or ceiling
- Torn or wrinkled wallpaper (This could indicate the wall behind the wallpaper is cracked.)
If you suspect your home is experiencing differential foundation settlement, consult a professional foundation repair contractor immediately. They’ll be able to assess the situation and determine the best course of action.
How to Fix a Sinking Foundation
Underpinning using piers has proven to be one of the most effective solutions for fixing a sinking foundation (i.e., differential foundation settlement). This technique involves installing piers (push, helical, slab) under the foundation to support the structure’s weight and help stabilize it against further settlement.
Underpinning using push or helical piers is a minimally invasive repair solution that requires minimal disruption to the surrounding area. The piers can be installed within a few project days with little disturbance to the homeowner.
For more information about underpinning, see Foundation Underpinning Methods – Which is Best for My Home?
How Much Does It Cost to Repair a Sinking Foundation?
The cost of repairing differential foundation settlement depends on several factors, including the severity of the damage, the type of repair required, and the condition of the soil under the structure.
Typically, the cost of repairing differential foundation settlement ranges from $5,000 to $10,000. However, in extreme cases where the damage is severe, the cost can exceed $10,000. The cost of repairing differential settlement may also vary depending on the region, with some areas charging more due to higher labor costs.
It’s worth noting that early detection and repair of differential foundation settlement can save homeowners thousands of dollars in future repair costs. If left unaddressed, a sinking foundation can lead to further damage that will be more expensive to fix.
How to Prevent Your Home’s Foundation From Sinking
The good news is there are things homeowners can do that will help prevent their home’s foundation from sinking. Since most foundation problems are caused by excess moisture in the ground around the foundation, you can go a long way toward preventing trouble by simply getting groundwater under control. Here are some ways to do that:
- Clean gutters regularly – This will prevent debris from collecting and causing water to spill over the side of the house and soak the ground around the foundation.
- Install downspout extensions – These extend the downspouts away from the house a minimum of 15 feet, directing water away from the foundation before release. This reduces the amount of water that comes into contact with the foundation and helps prevent the soil from becoming too saturated.
- Regrade the yard, if necessary – This involves reshaping the ground surrounding the house to ensure that water flows away from the foundation and towards the outer edges of the yard. This promotes proper drainage and prevents groundwater from pooling around the foundation.
- Keep trees away from the foundation – Trees can cause significant damage to the foundation due to their root systems. As the roots grow, they can disrupt the soil under the foundation and cause differential settlement. Therefore, it’s essential to maintain an adequate distance between trees and the foundation to reduce the risk of costly repairs.
- Install a drain tile system – A drain tile system is today’s most effective foundation waterproofing system. It involves placing perforated pipes around the foundation at the footing level and directing them to a sump pit. Once the pit fills with water, a sump pump turns on and ejects the water away from the foundation.
If you’re concerned you might have a sinking foundation, contact AMC911 today to schedule a foundation evaluation. We’re honest and proven Hampton Roads’ “Best Foundation Repair Company.” We’ll care for your home as if it were our own.
