If you’re a homeowner in North Texas, we’d like to begin this week’s column with a trigger warning: this post contains mention of foundation problems.
We know. They suck, they’re expensive, and nobody wants to talk about them. But, look, if you own a home here — or you’re going to — it’s simply the elephant in the room that is the Dallas-Fort Worth area and it has to be addressed.
If you walk into a home purchase knowing what you’ve got and educate yourself about how to care for your foundation and signs of problems, then you can move forward with the best possible strategy. We are here to boldly look the monster in the face. Let’s talk foundation problems.
Know the Signs
Ah, the doors that open and close all by themselves. No, you (probably) don’t have a ghost. This is a sign of possible foundation movement. You should have a Foundation Elevation Survey to measure and show you if, where, and/or to what degree your floors are out of level. The measurements will determine whether you need to call in a Structural Engineer to make a repair plan. If not, you have a record of where you started for reference later.
If you’re buying a home, your DFW home inspector will provide you with a report that details any signs of possible foundation movement and/or previous repairs that are present. This might include:
Inside the House
- Cracks in the drywall
- Cabinets and counters separating from the walls
- Out-of-level doors or floors
- Nail pops
- Cracks in walls, ceilings, floors
- Damaged flooring
Outside the House
- Cracks in the foundation
- Broken piers
- Cracks in driveway
- Cracks or damage to siding or bricks
- Water pooling near the foundation
Keep your report for later reference. It’ll help you determine how much things change over time.
Get Ahead of Foundation Problems
So what’s causing your foundation problems, and why are they more prominent here in North Texas? Climate and soil. In particular, clay soil.
One of the worst areas for this is in the Northwest Dallas/Carrollton area. This video was taken in a Carrollton home that has had multiple generations of foundation work. The problem with clay is that when it gets wet, it expands, and when it gets dry, it contracts, so it’s almost as though the soil is breathing underneath your house with the changing moisture. What can be helpful is to try to keep a more stable level of moisture around the foundation, so there is less contracting and expanding. That’s why they’re always telling you to water your foundation.
You can also consider reaching out to foundation experts such as Above All Foundation Repair. They can provide a thorough assessment of your foundation’s condition and perform any necessary repairs with expertise and precision. This ensures your foundation remains stable and secure for the long-term
So, is it Hopeless?
No! Just ask the folks in East Dallas who live in mostly older homes on all that crazy soil around White Rock Lake. You just have to keep up with the maintenance. This is such an interesting video taken in a 100-year-old home with a pier-and-beam foundation in Old East Dallas. In each different slide, there’s a different kind of pier — some very old, some newer. The owners have been just sticking stuff in there to prop up the house over many years — wood slats, two-by-fours, bricks, shims. In one they used a bottle jack to lift it up and just left it there. This isn’t an example of good work, but listen, this old house is still standing!
Like many things, you need to get someone who knows what they’re talking about. If you’re buying a home in one of the areas that are known to have more foundation issues, make sure you use an agent who knows that area well. Talk to the neighbors. Get a home inspection and have a Structural Engineer check the home so you know what to expect in the future and advice on how best to care for the structure.
