Most homes in the Dallas - Fort Worth area will eventually have some kind of settling issues due to the expansive clay soil. When I first moved here, it was the first time I ever heard someone tell me I had to water my foundation. "Water my foundation?" I asked. "Whatever do you mean?"
Let me share some information with you so you can better protect your home.
Expansive clay soil, is soil that can either increase in volume when wet or decrease and crack in volume when dry. This can play havoc on a home's foundation. When water remains constant around the foundation, this generally will not create a problem. The greatest damage occurs when significant and repeated moisture content changes. Dry---Wet----Dry----Wet---Dry
When soil increases in volume from absorbing water, it is expansive clay soil. This soil will also shrink and dry out during long periods without water. The damage is done slowly and not with one specific event. Because of this, most blame is put on the construction of the building which can be false. Damage can happen to any age of home, it is not selective on which home it attacks. Typically homeowner's insurance will not cover damage that has occurred to a home from this type of cause.
What can you do about it?
Maintain constant moisture levels around the perimeter of your home. Lay a soaker hose around the foundation of your home. When you see the soil start to pull away from the foundation, fun the water through the hose to water our foundation.
Check where your trees are planted. Summers get very hot here and the trees need a lot of water. If you are not providing it, they will go in search of it under your foundation. What to look for - tree roots grow out as far as the branches of the tree. If your tree branches are over your roof line, then chances are the roots are under your foundation. You cant set up a root block in front of the foundation which will divert the tree roots farther underground. You can make sure you water the trees generously in the hot months to keep them from searching for water.
Check what kind of bushes you have planted around your home. Some of them have very deep roots and will cause problems just like the trees. I would recommend removing those plants and changing them out for foundation friendly shrubs.
Install a sprinkler system and make sure your garden areas are adequately covered. Depending on the area you live, you may still want to use a soaker hose due to neighborhood water restriction in the summer.
If you already have settling, a sinking slab or cracks in the foundation, bricks or walls of the home, here are some recommendations:
Walk the perimeter of your home and make sure that water does not pool around the foundation. Usually older homes will have uneven grading around the home due to soil erosion and water will pool. Should you have this problem, regrade the spots so the water will flow away from the foundation.
If you cannot regrade, you may to consider a french drain. This type of drain will allow the water to flow away from your foundation underground and out into the yard where it can be absorbed.
Last resort would be to put piers under the foundation to stabilize the movement. Once movement has been stabilized, repairs inside and outside can be made to the home.
Owning a home is one of the biggest investments people make. Take care of it so you can get the best return on your investment!
For more information regarding this subject or others to help position the value of your home, please contact me.
Author:Victoria Thompson Phone: 913-707-1011 Dated: February 6th 2018 Views: 169 About Victoria: Victoria Thompson has collectively lived in the Dallas area for over a decade, having recently moved...
View our latest blog posts in your RSS reader. Click here to access.
Steve Rigely was born and raised in San Antonio, Texas. He moved to Dallas in 1998 to attend Texas Christian University. He graduated from TCU with a BA in History and a minor in Business.
Steve’s passion for helping people and his business savvy helped guide him to residential real estate in 2003.
“Real estate just felt right. After connecting all the dots, I knew that my career was in residential real estate. I loved the idea that I don’t have any limitations and every day is different than the last.”
Since starting his career, Steve has worked to build lasting relationships with his clients and prides himself in being resourceful in today’s evolving economy. Steve strives to treat each of his clients with the same consideration and revere.
Being able to see Dallas transform has been quite the experience for Steve. Being one of Victory Park’s first residents has given Steve a great platform when it comes time to try to win a potential client’s business.
“I’ve been fortunate to have lived in some of Dallas’ most unique neighborhoods. Uptown and Victory Park have been my home for quite a while now and I am still in amazement at the amount of growth and business opportunity that has been created in just a few short years. I have loved being in the heart of the action.”
Steve took his career to the next level when he joined Rogers Healy and Associates in 2009. Whether you are buying, selling, investing, or just need advice, Steve looks forward to working for you.