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Foundation Repair Problem Causes for Jefferson City, MO
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Foundation Repair Problem Causes for Jefferson City, MO

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Water is the basic problem in the vast majority of expansive soil foundation problems. Specific constituents of certain soils tend to swell or shrink with variations in moisture. The extent of this …

Water is the basic problem in the vast majority of expansive soil foundation problems. Specific constituents of certain soils tend to swell or shrink with variations in moisture. The extent of this movement varies from soil to soil.

Depending on where your Jefferson City, Missouri house was built, and how the contractor backfilled around the foundation or basement, will determine the stresses your home is under. Those soils highest in clay content are generally more susceptible to swelling or shrinkage while those lowest in clay content are the least affected. In some areas the movement is insignificant; in others, it is quite pronounced.

Again, with modern construction, one part of your house may sit on clay soil and the other on aggregate. This can cause major shifts and contractions.

You may also want to get a professional inspection and evaluation of your home's unique setting as you review this site for information about your own particular situation. That foundation professional may even go back to early geologic mapping to determine the original slope before that area was developed. In some extreme cases, core samples might need to be taken to see what material actually sits below your home.

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  • 1. Home | Foundation Settlement | Foundation Problem Causes | Foundation Repairs | Contact UsFoundation Problem CausesWater is to blameWater is the basic problem in the vast majority ofexpansive soil foundation problems. Specificconstituents of certain soils tend to swell or shrinkwith variations in moisture. The extent of thismovement varies from soil to soil.Depending on where your Jefferson City, Missourihouse was built, and how the contractor backfilledaround the foundation or basement, will determinethe stresses your home is under. Those soils highestin clay content are generally more susceptible toswelling or shrinkage while those lowest in clay content are the least affected. In some areas themovement is insignificant; in others, it is quite pronounced.Again, with modern construction, one part of your house may sit on clay soil and the other onaggregate. This can cause major shifts and contractions.Foundation settlement and movement can be caused by • Building on expansive clay • Improper maintenance around foundations • Compressible or improperly compacted fill soilsRegardless of the cause, settlement can destroy the value of structures and even render them unsafe.Unstable soil effectsWhen unstable soils are used as a base for a foundation, the tendency for movement is transmitteddirectly to the foundation. Since soil movement is rarely uniform, the foundation is subjected to adifferential or upheaval. If all the soil beneath a foundation or slab swells uniformly, there usually is noproblem. Problems occur, however, when only part of the slab settles. Then, the differential movementcauses cracks or other damages.This can be found when a portion of a lot was filled in from material higher on the hill. The originalslope may or may not be more stable than the fill material. Where a home sits partially on filled land,and partially on the original slope, you can expect greater stress on your foundation or basement walls. 1 Contact Gibbons Basement for more information.
  • 2. Such a problem shows up in both slab, pier and beam type foundations, especially where the land wasre-graded from the original slope. In residential properties, slab settlement problems can result inpotential damage to the structure, potential accidents, and loss of real estate value. Poor drainage,tripping hazards, rough floors, unsightly cracks, and equipment malfunctions may also result fromconcrete slab settlement.Your unique home You may also want to get a professional inspection and evaluation of your homes unique setting as you review this site for information about your own particular situation. That foundation professional may even go back to early geologic mapping to determine the original slope before that area was developed. In some extreme cases, core samples might need to be taken to see what material actually sits below your home. Preserving your investments value Most homes are built conscientiously and toprofessional standards according to code. Older homes have had more time for Nature to work at theirbase. Any expenses in this area will determine the resale value of your home, even more than theeconomy varies.Not cared for, it could render your home nearly worthless, regardless of how much you paid for it. Butthose are extreme cases.Many inspections can be done for no cost, as part of a bid for services. Contact a reputable firm andalways feel free to get a comparative estimate from their competitor, or several. 2 Contact Gibbons Basement for more information.
  • 3. It might be due to the soil your house is built onDepending on where your house is built will affectyour homes foundation and basement. Jefferson Cityhas clayey loess on top of dolomite sandstone as abase. While topsoil may have been brought in fromlocal river-bottom farmland, the basic building willhave been into the native original soil.How your house settles is affected by the interaction ofyour homes underlying soil with the different moisturecontent available during the year. Building onexpansive clay, improperly compacted fill soils, orimproper maintenance around foundations causesfoundation settlement and movement typically in Missouri.Moisture WickingMoisture can move from outside to under your foundation through a property of soils known assuction. Observing soil moisture changes around your foundation is possible, but what about under it?Soil suction is similar to placing just a corner of a dry, compressed sponge in contact with a puddle ofwater. Like a sponge, the moisture will redistribute itself throughout the material, even when the sourceof water is removed. More water later added will mean more absorption and expansion.Water can move horizontally and vertically through the soils under your foundation in a similarmanner. As clayey soils draw water to themselves, they too grow in volume (swell or heave) causingyour foundation to move.Drying outside your foundation reverses the process. The moist soils will lose volume (shrink) as soilmoisture moves out from under your foundation causing the foundation to settle. Shrinking andswelling soil motions can lead to damaging your foundation and structure.Uniform changes in soil moisture are less damaging to your structure than localized changes. We knowthe soil varies from location to location. For example, Columbia Missouri may have more deep prairiesoils while Warrenton would hold more clay soils.Poor DrainageLocalized sources of water from rainwater flowing or pooling next to the foundation, may lead tolocalize heaving of the foundation.The solution is to slope the ground away from all sides of the foundation for a distance of at least 5feet, create drainage swales to divert water away from the foundation, keep the dirt line several inchesbelow the brick line, and use clay soil fill to create positive slope away from the foundation.Its recommended to not use SANDY SOILS for fill next to the foundation. Compact the fill to shedwater, not absorb it. 3 Contact Gibbons Basement for more information.
  • 4. It could be your house and basement design affected by moistureThere are even more factors which change moisturecontent around and under your house. These in turncan affect foundation settlement for your JeffersonCity home.Here are four points to checkwith possible solutions:Landscape/Retaining WallsNon-uniform drying on all sides of a foundation mayresult in non-uniform foundation settlements. A solution could be to apply more landscape water thanother sides of the foundation and use mulch to slow evaporation.Excess Drying on the West Side/Non-uniform Moisture LossNon-uniform drying on all sides of a foundation from the sun or failure to provide watering may causenon-uniform foundation movements. A possible solution would be to apply more landscape water ondrier sides of the foundation, use mulch to slow evaporative drying, and plant quality shade trees alongwith installation of a tree root/vertical moisture barrier.RainfallNon-uniform runoff from the roof may result in localized heaving. Maintain soil sloping away from allsides of the foundation for a distance of at least 5 feet, use gutters with downspouts that discharge atleast 3 feet from the foundation to help solve this problem.Annually inspect the area within 5 feet of all sides of your foundation after a rain to determine if properdrainage is maintained away from your structure. Monitor existing cracks for progressive or seasonalmovements.Hot and Dry ClimateEspecially during a drought, loss of soil moisture from under foundation edges may cause foundationsettlement. Uniformly water landscape planting and areas next to all sides of the foundation, installautomatic sprinkler systems, and add sidewalks adjacent to the foundation. 4 Contact Gibbons Basement for more information.
  • 5. It might be landscaping around your houseLandscaping factors just outside your house may retainor cause excessive moisture. These will of courseaffect how the soil dries or expands when wet.Landscape PlantingDrying from roots, transpiration and soil suction maycause non-uniform foundation movements. Plantbushes and shrubs away from the foundation,uniformly water plants, do not flood or pond waternext to the foundation. Slope your garden beds to carryexcess water away from the foundation. Over Watering Provides excess source of soil water for suction to draw moisture under foundation that may cause a stable area to begin heaving and damaging your structure. Water just enough to keep plants and grass alive and growing, not thriving and lush through saturating the ground. If you use native plants, these may require less moisture to maintain. Flower Beds Where you have spots of localized water, not uniform on all sides of foundation, this may result in non-uniform foundation movements due to pooling water and locally expansive soils. Do not flood or pond irrigation water, but slope ground surface away from the foundation. Do not trap water near the foundation with edging, instead use mulch to slow evaporation.TreesIf existing trees are closer, install an approximately 4 foot deep tree root/vertical moisture barriersystem near the foundation and prune trees (to limit moisture stress) where barrier system is under thedrip line of the tree. Tree roots grow under the foundation and dry out soils causing non-uniformfoundation settlements. Plant trees a distance greater than their mature height from the foundation.Water tree roots away from the foundation. 5 Contact Gibbons Basement for more information.
  • 6. Your home may have other drainage issuesYour Jefferson City home might need other solutions to help solve your foundation problems. Exteriorequipment and plumbing can cause moisture problems to occur.Plumbing Line LeaksLeaks in sewer or waterlines provides alocalized source of water that may leadto localized foundation movements.You can monitor water bills, get a leakdetection plumber to isolate and repairleaks, and verify repairs with pressuretests.Gutter Down SpoutConcentrated sources of water maylead to non-uniform foundationmovements. Extend discharge aminimum of 3 feet from the foundationand use splash blocks to avoid erosionor use flexible discharge tubes.Sprinkler ValvesValves frequently leak and joints may leak with time, resulting in localized water sources which maycause non-uniform foundation movements. These should be located at least 5 feet from the foundationand inspect valves frequently.A/C Unit CondensationConcentrated sources of water from your air conditioning unit can result in non-uniform foundationmovements. Direct the discharge line to drip on a concrete pad or splash block which has been properlysloped away from the foundation. 6 Contact Gibbons Basement for more information.
  • 7. Related SitesFoundation Repair Fulton, MOCrawl Space Repair Columbia, MOCrawl Space Repair Jefferson City, MOCrawl Space Repair Fulton, MOBlogs of Interest:Missouri Foundation Repair Jeff CityFoundation Repair Jeff City MOFoundation Repair Review - Jeff City MOJeff City Missouri Foundation RepairJeff City MO Foundation Repair Presentations Copyright © 2010 - All Rights Reserved Sponsored by Gibbons Basement Systems - visit www.gibbonsbasement.com for more information 7 Contact Gibbons Basement for more information.