Foundation Repair Maintenance
Foundation Maintenance
If you live in an area where the soil is expansive you should develop a foundation maintenance plan. The cost is minimal compared to the cost of having your foundation repaired not to mention the cost of repairing damage to the rest of the structure.
The average foundation repair bill will fall somewhere between $4,000.00 and $10,000.00. In some cases it can be much higher. You may also be faced with the cost of repairing damage to the rest of your structure including cracks in walls, floors and even damage to under slab plumbing.
Expansive Soils
The main culprit in foundation damage is expansive soil. This soil usually contains a high clay contend and expands when it is wet and shrinks when it is dry. This continuous expansion and contraction is what can damages your foundation.
In order to control this soil movement you should try to keep the soil surrounding your foundation from becoming too wet or too dry. But just as important, you should try to maintain a consistent level of saturation all the around your structure.
Differential Movement
When the soil in some areas around your structure is too dry and in other areas it is too wet differential movement occurs. What this means is that the soil supports or even raises your foundation in some areas and shrinks away allowing it to sink or settle in other areas.
Causes of Differential Movement
- Seasonal changes in weather
- Improper drainage due to improper grade
- Runoff from rain
- Air conditioner condensation
- leaks in plumbing under slab
- Improper drainage from flower beds
- Trees and Shrubs
Soil is too Wet
You must first find what is causing the problem. If you have a buildup of moisture in some areas and not in others you must divert it away from your foundation. If it is caused by a plumbing leak you must find the source and have it repaired.
If trees or shrubs that grow near the foundation are the cause you may need to add a root barrier or even consider removal. Trees and shrubs can pull many gallons of moisture from the soil. A large tree can consume 100 to 200 gallons of water in a 24 hour period. It's roots can extend under your foundation causing a severe problem.
Soil is too Dry
This problem is usually seasonal problem. The summers in many areas can dry out your soil to the point that it shrinks away from your foundation allowing it to settle.
One of the easiest and least expensive solutions to this problem is to use a soaker hose to add moisture the soil near your foundation. You should strive to make sure that you add moisture evenly all the way around the foundation.
You must keep the hose 18 to 24 inches away from your foundation. If you place it too close the water may migrate under your slab causing a situation where the soil will "heave" pushing upward possibly causing foundation damage.
It is best to water multiple times each day. This allows the soil to absorb moisture more completely because it limits evaporation between waterings. When you water make sure that water does not build up on the surface. As soon as it does turn the water off because at this point the soil is saturated.
If your schedule does not allow you to manage the timing of the watering you can use an automated timer to schedule watering times for you.
A sprinkler system can also keep the soil around your foundation moist, just make sure that it waters evenly and does not cause any wet spots.
There are also underground watering solutions designed specifically for maintaining a constant soil moisture level. These solutions are usually somewhat expensive.
Conclusion
Proper foundation maintenance is not difficult or expensive compared the cost of foundation repair.
Evaluate your situation and develop and implement a foundation maintenance plan, you will be glad you did.