A Complete Guide to Foundation Settlement: Types, Causes, Signs, & Solutions
Does your home feel like it’s not as sturdy as it should be? Do your floors, doors, and windows look out of place? Your home may suffer from foundation settlement, a common but dangerous problem.
Left unchecked, foundation settlement can negatively impact your home’s safety and structural integrity.
Now is the best time to learn about foundation settlement and its implications for your home. This complete guide shares everything you need to know, from types of settlement and what causes them to common symptoms and lasting foundation repair solutions.
Defining Foundation Settlement
Foundation settlement is a natural phenomenon characterized by the shifting and downward movement of your home’s foundation and foundation footing.
Like many foundation problems, settlement is rooted in the soil beneath your home. North Carolina’s varied soil types (including clay, silt, and sand) and drainage properties all react differently to the presence or lack of moisture.
Some movement is natural in the first couple of years after your home’s construction as the structure settles into place—however, ongoing sinking and settlement point to more significant structural problems.
Types of Foundation Settlement
Foundations settle in three ways:
1. Uniform Settlement
Occasionally, a structure descends evenly without developing fractures. This occurs when the foundation rests entirely on a homogeneous soil layer. Generally, this type of settlement doesn’t significantly affect the building’s integrity.
2. Tipping Settlement
In this scenario, a specific structure section sinks to a certain level. This form of settlement is highly destructive and may result in the structure’s complete failure.
3. Differential Settlement
The most common type, differential settlement, happens when a building is constructed on varied soil strata. Different soils expand, contract, and shift unevenly. Consequently, different parts of the structure may sink at different rates, leading to cracks in various structural elements. In extreme cases, this uneven settlement can cause the entire building to collapse.
Outcropped or shallow bedrock in some areas means part of the home rests on stable ground, and the other part is in loose soil. Over time, the part that rests on the soil naturally settles under the structure’s weight, whereas the part that rests on the bedrock remains in place.
Why Is My Foundation Settling?
While various things cause settling, there are two main contributing factors: soil and weather. The soil expands and contracts as the weather and seasons change. This can be especially damaging to foundations built on expansive clay soils. Expansive soils expand when they absorb water and contract when it gets hot and dry. Therefore, foundations can settle up to 5 inches deep if not repaired.
Heavy downpours and excessive snowmelt can also weaken the soil’s load-bearing capacity, causing it to collapse under the weight of your home.
During dry weather, moisture from the soil is removed, causing the clay soil to shrink and pull away from your home’s foundation. This effect creates a void that allows for foundation movement and settlement. If your foundation isn’t supported properly, your home will begin to shift into an open space, and cracks can begin to form.
5 Common Signs of Foundation Settlement
Anytime the foundation settles or sinks, you can observe certain signs. These are the five most obvious:
1. Foundation Cracks
Cracks and crevices in your foundation are an indicator of a settling foundation. With time, the foundation cracks may grow longer and broader, a sign that the foundation is shifting further.
Cracks that are wider at the top indicate uneven foundation settlement. In such a case, merely filling the gap won’t do it; first, you must determine if the foundation needs to be stabilized. Otherwise, filling the crack may prevent a contractor from being able to lift the foundation back into place.
2. Drywall Cracks and Nail Pops
Another sign you’re experiencing settlement is cracks on your drywall. The cracks could be due to a poor tape job, excess moisture, or an indication of lingering foundation issues. While these cracks are easy to patch, it’s best to find out what is causing them before you patch your wall.
If foundation settlement is the cause, you will realize that the cracks reopen after some time. Keep an eye out for nail pops. These occur when the drywall shifts forcing what covers the screw to pop off.
3. Uneven Floors
If floors appear uneven, out of level, or lean to one side, that’s a sign of foundation settlement. You may also notice gaps between the walls, floor, or ceiling.
4. Sticking Doors and Windows
When your house settles, gaps might form between walls and door or window frames. These openings indicate the foundation has moved from its original position since installing those fixtures.
Similarly, doors and windows may become more difficult to operate, often sticking or requiring more effort to open and close. This difficulty can arise because the walls and frames are no longer perfectly aligned, causing the fixtures to fit improperly within their openings.
5. Chimney Separation
Leaning or tilting chimneys and stair-step cracks in concrete block or brick foundation walls are other signs to watch out for.
3 Ways to Fix Foundation Settlement
Installing foundation piers can help stop further settlement. A pier is a support structure that’s driven down into the soil until it reaches the bedrock. Once in place, it will support and stabilize your foundation permanently. The pier helps transmit the weight of your home or building to the strong bedrock. We install three types of piers:
- Helical Piers: More like giant screws, helical piers are advanced deep into the ground using a hydraulic machine. Their brackets attach to the foundation before it can be potentially lifted back into its original place.
- Push Piers: These piers are driven past unstable soil to better stabilize and connect your foundation to the firm, stable soil or bedrock.
- Slab Piers: These piers stabilize settling concrete slabs. Usually, when the ground under your concrete slab compacts or drops, the slab will likely settle. This often leads to cracking. Slab piers restore stability by joining the slab to solid, more compact soil at greater depth.
Variables like soil type, house design, and depth of settlement will determine which piering solution is best for your home.
Need Help With a Settling Foundation? Contact Tar Heel Basement Systems Today!
Foundation settlement poses significant risks to your household and property. Addressing issues promptly maintains a safe living space.
For expert assessment and solutions, contact Tar Heel Basement Systems. We offer free inspections and no-obligation repair estimates. With over two decades of experience assisting North Carolina homeowners in repairing and improving their residences, our team is ready and willing to lend our expertise to your situation.
Foundation Settlement FAQs
Insurance policies vary greatly. Generally, home insurance does not cover damages due to settlement since it’s considered a maintenance issue. However, it’s advised to review your policy thoroughly and consult with your insurance agent to understand your coverage better.
The duration for repair can vary depending on the severity of the settlement and the repair method chosen. Generally, repairs can take anywhere from a few days to a few weeks. The team at Tar Heel Basement Systems will work diligently to complete the repairs promptly without compromising on the quality of the work.
Yes, while homeowners can spot visible signs such as cracks in the walls, uneven floors, and doors that won’t close properly, it’s always best to consult with a professional from Tar Heel Basement Systems to accurately assess the extent of the issue and recommend the optimal solution.
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