Dallas: 214-824-1211   STATEWIDE: 1-800-329-1311   TEXT US: 214-668-3986
Causes of Foundation Stress
Bedrock Foundation Repair, LLC Dallas/Fort Worth, TX
Free Estimates: 214-824-1211
In Business since 1979
With over 30 Years Experience,
Bedrock remains the trusted
leader in foundation repair.

Top 3 Causes of Slab Foundation Settlement

Structures settle into the ground for many different reasons.

The number one reason structures settle and foundation repair is later needed is because of poor soil preparation when the structure was built. The builder fails to prepare the soil before the concrete is poured. The soil, once it is graded, no longer remains at it’s NATURAL DENSITY. It is now disturbed, and is loose and porous. The contractor grades the property to level out the lot, sometimes cutting into a hill at one side and filling up the low spots at the other side. He rarely compacts this soil to it’s natural density when he grades it down. The slab is poured level, but the homeowner soon sees his beautiful home start to develop cracks in the brick, cracks in the sheetrock, and the bathroom tile. Doors will not shut and some cannot lock. What happened?

What has happened is that the loose un-compacted soil compacted on its own, and the slab settled into the ground. Un-compacted fill dirt will compact when it gets dry or when it gets wet, bringing the structure down with it. Once a Bedrock foundation repair specialist installs supports deeper into the ground to reach undisturbed soil, soil that is naturally compacted at it’s natural density, it is then strong enough to support most structures. On loose soil that is un-compacted, even a light small shed will soon settle.

Some sub-contractors may have water and moisture inside their trenches before the concrete is poured, and they pour the concrete anyway. It looks good at the time, and they didn’t have to spend any time and money digging the wet muddy soil out of their trenches. No damage is done until the new homeowner starts to see cracks and damage. The homeowner is faced with an unforeseen foundation repair expense, as well as interior damages and landscape damage. The soil again was not prepared properly before the concrete was poured.

SOLUTIONS – How to prevent foundation problems before construction of your new home or building:
A foundation/structural engineer and an architect should be involved in the building process from the beginning of construction to protect the future owner.

A foundation/structural engineer can insist on seeing compaction tests provided by the builder to insure all the soil is properly compacted before allowing any concrete to be poured. This should be done before concrete driveways and sidewalks are poured as well.

The architect should visit the construction site and prepare plans to construct the home high enough to insure proper water drainage, and then the foundation/structural engineer should be involved to verify that the builder did in fact follow the architect’s plans.

The foundation/structural engineer can also inspect the trenches for standing moisture and wet spots, and request that the wet soil be removed and the area properly compacted before concrete is installed.

Of course, foundation/structural engineers and architects charge a fee, but those fees are much less than future foundation repair fees, and repairing crack damage fees.

Please call our sister company, Bedrock Engineering, LLC, for prices on hiring a Registered Professional Foundation/Structural Engineer.

The number two reason foundations settle is because of the plasticity of clay soils. The clay will swell when it gets wet, and it will shrink when it dries. This swelling and shrinking will WORK the weight of the structure down into the ground. Over time, the foundation will remain more settled than it has risen, leaving the homeowner with an unleveled home and doors that stick.

If the homeowner can maintain the moisture of the soil under the foundation at a constant level, and there will be no swelling and shrinking, but during extreme dry spells that is sometimes impossible.

The homeowner, when undergoing a dry spell, must first water the foundation according to Bedrock’s rules in our Maintenance Procedures here, but must also prevent water from ponding around the foundation as well, to prevent swelling of the soil.

Plasticity is the ability of the soil to shrink and swell. The higher the plasticity of the soil, the more apt the soil is to rise up and then settle down. Some of the highest soil plasticity in the world is in North Texas. There are also strong clay soils mixed into most of the southern United States and the Midwest. One side of your house may have more clays than the other side, and one neighbor’s foundation may be sitting on more clay than the other neighbor’s, which accounts for some homes experiencing more foundation problems than others.

The third main reason for foundation settlement is poor drainage. Water must never pond around a foundation. The soil around the foundation must always shed water away from the structure. We always say, to fix the foundation you must first fix the drainage. Water is the enemy. It can wash out around foundation supports, but it can also cause the clays to swell and shrink, damaging the foundation. Also, If there is too much moisture in the soil, it can reach a saturated point where it will no longer support the weight above it.

If you think you have a moisture problem under or around your home, call our sister company, Bedrock Drainage Corrections, LLC, and they can design a drainage correction plan to collect the moisture and reduce the potential of any future moisture damage.

Also see:

Common Architectural Defects in Foundation Construction How Architects Under-Design Homes


When it’s your foundation, we’re the ones to call…

WE DO IT ALL!

FOUNDATION
REPAIR

Bedrock Foundation Repair, LLC
DRAINAGE CORRECTIONS
Bedrock Drainage Corrections, LLC
STRUCTURAL ENGINEERING
Bedrock
Engineering, LLC

TEXAS SERVICE AREAS

Find out if a permit or engineers report is required for foundation repair in your Texas area here.

North East Texas | CALL 1-800-329-1311 Statewide

Corsicana – 903-872-4811
Denison – 903-868-2811
Denton – 940-387-2978
Ennis – 972-875-2324
Greenville – 903-455-3730
Kaufman – 972-932-7828
Longview – 903-757-6411
Paris – 903-785-0311
Sherman – 903-868-2811
Terrell – 972-563-9661
Tyler – 903-534-3991
Waco – 254-867-8411
Waxahachie – 972-937-1799

Dallas/Fort Worth | DFW SUBURBS
CALL 972-BEDROCK (233-7625) or 817-261-4711

Addison – 972-233-7625
Allen – 972-263-1213
Anna – 972-542-1224
Argyle – 940-387-2978
Arlington – 817-261-4711
Austin – 512-444-4305
Bartonville – 940-387-2978
Bedford – 817-261-4711
Carrollton – 972-263-9726
Colleyville – 817-261-4711
Coppell – 972-233-7625
Corinth – 940-387-2978
Dallas – 214-824-1211
Denton – 940-387-2978
Desoto – 214-824-1233
Double Oak – 972-233-7625
Duncanville – 214-824-1106
Euless – 817-261-4711
Fairview – 972-542-1224
Farmers Branch – 972-263-1213
Flower Mound – 972-263-3263
Fort Worth – 817-261-4711
Frisco – 972-233-7625
Garland – 972-263-1213
Grapevine – 817-261-4711
Heath – 972-722-0542
Highland Park – 214-824-1211
Hillsboro – 254-867-8411
Hurst – 817-261-4711
Irving – 972-263-1213
Keller – 817-261-4711
Lewisville – 972-233-7625
Lucas – 972-263-3263
Mansfield – 817-261-4711
McKinney – 972-542-1224
Mesquite – 972-263-1213
Murphy – 214-826-1910
North Richland Hills – 817-261-4711
Palestine – 903-534-3991
Parker – 214-824-1233
Plano – 972-233-7625
Prosper – 972-542-1224
Richardson – 972-233-7625
Rockwall – 972-722-0542
Rowlett – 972-263-1213
Sachse – 972-263-1213
San Antonio – 210-341-2211
Southlake – 817-261-4711
Sulphur Springs – 903-455-3730
Texarkana – 1-800-329-1311
Temple – 254-867-8411
The Colony – 972-263-3263
Trophy Club – 817-261-4711
University Park – 214-826-3908
Westlake – 817-261-4711
Wylie – 972-233-7625

Foundation Repair Dallas/Fort Worth, TX (DFW) | North East Texas Contractor | Bedrock Foundation Repair, LLC

With 30+ years experience, Bedrock Foundation Repair, LLC is the trusted leader in Dallas foundation repair, drainage corrections, and structural foundation engineering in Dallas-Fort Worth and all of North and East Texas. Free foundation inspection in most areas.

DALLAS FOUNDATION REPAIR COMPANY SERVICE AREAS: North East Texas (partial listing). DFW Metroplex: Addison, Allen, Anna, Argyle, Arlington, Bartonville, Bedford, Canyon, Carrollton, Colleyville, Coppell, Corinth, Dallas, Denton, DeSoto, Double Oak, Duncanville, Euless, Fairview, Farmers Branch, Flower Mound, Fort Worth, Frisco, Garland, Grand Prairie, Grapevine, Heath, Highland Park, Highland Village, Hurst, Irving, Keller, Lewisville, Lucas, Mansfield, McKinney, Mesquite, Murphy, N. Richland Hills, Parker, Plano, Prosper, Richardson, Rockwall, Rowlett, Sachse, Southlake, The Colony, Trophy Club, University Park, Westlake, Wylie. Corsicana, Denison, Denton, Ennis, Greenville, Kaufman, Longview, Midlothian, Paris, Sherman, Terrell, Tyler, Waco, Waxahachie.