Tips to Maintain Your Home Foundation

The most important overall factor in the avoidance of the cost of home foundation

repair is the maintenance of uniform moisture content of expansive soils. Homes and commercial buildings built on slab on grade and pier and beam foundations in areas of expansive clay soils will always have this challenge. Following all of the suggestions below will not guarantee a problem free foundation but they can help in minimizing any future problem.

Residential and commercial property owners should understand that expansive soils such as clay can swell dramatically when wet and can shrink dramatically during periods of hot, dry weather. This soil movement, repeated throughout the life of the foundation, is the enemy. And there are millions of homes built on expansive soils that are subject to foundation repair. The simple fact is that architects, builders, and building codes do not address this problem. Thousands of homes are built every year in this country which will have foundations that were never designed or built to withstand the forces of expansive soil movement. Virtually all of these homes will suffer building and foundation damage and many will require foundation repair.

What can be done to maintain the home foundation? The key is to try and maintain a uniform moisture content under and around the perimeter of the foundation. Usually the moisture content of the soil under the center portion of the foundation remains stable unless there has been a plumbing line break. Therefore the areas most affected by heavy rain or extremely dry weather are the areas under and near the foundation perimeter.

During hot dry weather a property owner should strive to maintain a constant moisture level around the foundation perimeter with soaker hoses. This will help keep the soil from shrinking and losing contact with the bottom of the foundation. A better method is to dig a trench about 12 inches from the outside of the foundation and 12 to18 inches deep and bury a foundation watering system with a timer. This will help keep the soil at a constant moisture level.

During times of heavy rain the goal is drain the water away from the home or commercial structure. The builder should have built the structure "on a grade" or on the highest point of the property with the land sloping downward. If there is any problem with the grade of the property that can not be corrected then moisture barriers should be installed around the foundation to a depth of at least five feet. Water should not be allowed to pool in any area next to the foundation and if rain gutters are used they should drain the water at least five to ten feet away from the foundation.

If there are large trees or shrubs near the foundation then they should be removed or watered sufficiently to maintain a constant moisture content of the surrounding soil. If this is not done, especially during hot, dry weather, then they can withdraw enough water to cause dramatic soil shrinkage and the resulting foundation damage. Landscaping and flowerbeds should also slope away from the foundation to allow water to drain. Never cover the weep holes in the walls above the foundation or allow water to drain inside the weep holes. Landscaping and flower beds should be three to four inches below the top of the foundation.

And finally, maintain the home foundation by conducting sewer line inspections every five years. Any leak in the sewer lines will cause the soil under the foundation to swell and can cause severe foundation and structural damage. Good luck with the maintenance of your home foundation or commercial foundation.

Tips to Maintain Your Home Foundation

By: Martin Dawson

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