One of the biggest investments people make in Texas is buying a home. So, keeping that investment safe by ensuring quality construction and updated maintenance is imperative. When foundation problems occur, many Texans can get nervous and rightfully so. Costs to repair the foundation add up quickly and if left unattended can cause even more damage.

Understanding your home’s foundation can help prevent further harm. Let’s take a look at the different foundation types and issues that can happen with each in the state of Texas.

Foundation Types

There are 3 types of home foundations commonly used by single family homes in America: basement, slab, and pier and beam. Local climate, soil conditions, house design, and construction budget usually determines which type of foundation a builder will use.

In Texas, concrete slabs and pier and beams are the common foundation types. Rarely, if ever, will you find a home with a basement foundation due to soil and climate conditions.

Slab Foundation

Due to the frost depth being very shallow in Texas, more homes have slab foundations. The contractor pours a concrete pad on the ground with the use of rebar reinforcements. This installation is quicker, simpler, and less expensive compared to the other two foundation types. Slab foundations provide better protection against termite infestation.

Since slab foundations are built directly on the ground, there is no room for crawl spaces or basements. This means the water supply and drainage pipes are embedded in the concrete which can damage when foundation settles or cracks.

Pier and Beam Foundation

The oldest type of foundation for residential housing is pier and beam. The house rests on girder beams and supported by piers. This elevates the structure about a foot and a half off the ground, creating a crawl space. The 18 inch gap allows for easy access to the plumbing and electrical wiring.

The crawl space must be properly ventilated. If not, uninsulated water pipes leak which leads to mildew, mold, and rotting floorboards. In extremely cold weather, the water pipes can freeze, causing pricey plumbing problems. Small animals can intrude into broken vents so be sure to have secure crawl spaces.

Common Foundation Issues

Soil and Climate

Soil and climate causes the most issues when dealing with foundational integrity in Texas. Austin specifically has varying degrees of clay soil under their structures which can lead to severe and costly repairs. Clay soil expands and contracts due to the temperature. When hot, the earth shrinks, and when cold, it gains volume. As a result, foundation movement can make a structure shift and become unstable.

Water and Drainage System

A poorly constructed drainage system can wreak havoc on your foundation. Water combined with the lack of a proper foundation drainage system creates costly issues. Moisture affects not only the foundation but also the piers, beams, joists, and shims supporting the structure.

Plumbing Leaks

Plumbing problems are frequently the cause of foundation issues. A common sign of plumbing leaks is cracked concrete slab foundations. The first step to tracing a plumbing leak is by checking the water meter. High water meter levels is a clear indication of a water leak.

Large Tree Roots

Large tree roots can lead to severe issues in your foundation. Roots creep under your house, crack your slab, and can even lift your foundation. It’s important to choose trees that do not have an invasive root problem.

Poor Soil Compaction

The soil needs to be pact correctly during construction on a building. If the soil isn’t prepared correctly, the foundation can sink under the load bearing weight of the structure. Texas has clay soil that already shifts and expands due to climate so the compacting soil process is a dire step in ensuring foundational integrity.

Signs of Foundation Problems (Slab Homes)

Upheaval in the Slab

This creates uneven floors, walls, and tilting countertops. Movement affects this kind of substructure. Hiring a contractor to look at the foundation to determine the cause is the best solution for this type of problem.

Creation of Foundation Cracks

Foundation cracks harm slabs made of concrete and cause separation of the foundation at the joints. Common signs include relatively small crevices that left untreated can become large. Installing concrete piers can diminish this obstacle.

Settling and Sinking

Soil and climate in Texas causes shifting, but settling and sinking also means damage is occurring, too. Installing additional piers can help with this type of substructure.

Shims Failed

Many supports are made of low quality material that doesn’t endure the local climate conditions. Steel shims help stabilize these slabs and keep it supported. Due to their strength, steel shims are commonly used for foundation failure issues.

Piers Shifted

Over a period of time, concrete and steel piers can collapse. This creates an expensive dilemma. Occasionally checking on your foundation and ensuring the security of both the slab and piers catches the problem quickly which can help keep costs down.

Poorly Made Designs

If the concrete was not poured thickly enough, the result can be inferior concrete foundations which causes severe harm to the slabs. The load bearing weight of the structure will be too great for the thin concrete slab which results in sinking and shifting. Getting the foundation inspected by an experienced contractor can help ensure the structure’s integrity.

Signs of Foundation Issues (Pier and Beam Homes)

Sagging Floors and Shifting Beams

When the structure settles, it can also sink and cause even more problems. Installing shims, piers, and foundation supports alleviates the stress on the building and reduces the risk of sagging and shifting.

Tilting Piers and Building Issues

Beams moving and piers tilting cause serious foundation issues. Stabilizing foundation piers strengthens support and dissipates the difficulty the structure may receive. Adjusting the concrete piers keeps the foundation from being uneven and beams to crack.

Cracking Exterior Piers

Door frames off kilter is a good indication that the exterior piers cracked and beams moved. Replacing the exterior piers and installing shims and new beams help solve the matter.

Poor Construction

Contractors take shortcuts or don’t take the time to place good foundation, and as a result, costly repairs need to be made. When this happens, raising the foundation and joists works best. This can be expensive, but if left unattended, the integrity of the structure fails.

Damp Crawl Spaces

When complications such as damp crawl spaces occur, fix the foundation drainage system. Most often pools of water, damp crawl spaces, and discolored walls result in a water leak or poor drainage system. Immediately check for water leaks as this can lead to even more problems when left unattended.

Mold and Mildew in Beams

Mold and mildew, though very common, can ruin wooden beams and joists. Extracting the wooden members and replacing them will help eradicate the problem. Replace the shims on these buildings to prevent further spread of mold.

How to Prevent Foundation Issues

Check property regularly.

Routinely inspect the inside and outside of the building for cracks, wet spots, and other structural damage. If suspecting foundational issues, hire a licensed professional to inspect the house.

Install soaker hoses

Heat can be very problematic in Texas so installing soaker hoses around your foundation can help. A soaker hose prevents foundation damage by drying heat and effectively controlling the moisture in the soil. This also limits foundational movement. Sprinkler systems will help, too.

Hire license professional

If you suspect a plumbing leak, contact a licensed professional. They can perform plumbing tests to determine if there is a leak or other plumbing problems which can harm the structure’s foundation.

Install foundation drainage system

Installing a foundation drainage system prevents many foundational issues. Combining French drains with surface drains works best.

Common Sign of Structural Damage

The most important thing is to catch signs of structural damage early.

These include:

Exterior brick cracks

Slab cracks

Ceiling gaps

Floor fractures

Uneven floors

Crooked doorways

Damp, musty smells

Door and window gaps

Chimney cracks

Sagging floors

Leaning fireplace

Wall cracks

Floor tile cracks

Make sure to check your home on a regular basis to detect early signs of foundation issues that might arise. Understanding your foundation can help save you time, money, and a headache if caught early.