Nothing strikes fear in the hearts of North Texas homeowners like foundation repairs. Since October is the month for fear, let’s talk about foundations. Unfortunately due to the nature of our soil and our tricky climate, most homeowners in our area will have to worry about their foundations at some point. So it’s a good idea to have a basic knowledge of how they work, and what state yours is in so you can plan for future repairs if and when they are needed.
Here are some examples of foundation problems we’ve encountered in the field:
Spalling
Spalling is a sign of foundation deterioration caused by exposure to water. Prolonged exposure to water causes a reaction in the brick, concrete, or stone, and pushes the foundation outward causing it to flake and peel. It looks similar to a bad case of acne. But this is not merely a cosmetic problem. Spalling can cause severe structural damage and needs to be repaired by a professional foundation company.
In the photo, you’re seeing a type of spalling in concrete caused by the rebar (the steel reinforcing the concrete foundation). You can see from the exposed rebar that it is rusted. When the concrete surrounding the rebar absorbs moisture, the rebar rusts, which makes the concrete expand, causing spalling.
Honeycombing
Not to be confused with spalling, honeycombing looks similar but is actually a deficiency caused when the concrete is mixed. The pattern you see in the picture, which looks rather like a honeycomb, forms in concrete either when pockets of air are allowed in, or when too few fine particles get mixed in before it is poured. This can also interfere with the structural integrity and should be looked at by an expert if you see it.
Previous Foundation Repairs
If you’re purchasing a home with evidence of previous repair, you should ask the seller for the paperwork, and have a home inspector evaluate the current status of the foundation. If they find evidence of current movement, you can have a foundation repair professional or a structural engineer come evaluate the structure.
In this particular photo, we have a bit of DIY ridiculousness. This is a cinderblock structure with MAJOR structural cracks due to foundation movement, and someone has sort of patched over the cracks with some concrete. That’s…not gonna do it. In the second photo, the side of the house is literally about to fall off.
Foundation Slab Cracks
Some cracks in the foundation slab are more serious than others. If you see cracks in your slab, evaluate them based on size and direction. Horizontal cracks, like the one in the first photo, are generally indicative of a more serious issue and should be looked into right away. Vertical cracks, if they are less than an eighth of an inch, are probably due to normal shifting and just need to be watched. If they are larger than that, like the ginormous perimeter beam cracks in the second photo, you’ve got more serious movement going on and need to call a pro.
Pier and Beam Foundation Repairs
We wouldn’t want to neglect our friends with pier and beam foundations in our run-down of foundation problems! In this image, you can see a rather large no-no: wood piers. Not only are wood piers in contact with the ground a “Dine Here” sign for wood-destroying insects, but they are also much more susceptible to water damage, as evidenced by the water staining on the pier in the image. This pier has already been repaired once, with a wood shim (also a no-no), and you can see some of the other piers are off-kilter in the background. (There’s also a copper water line hanging there that’s not insulated, but that’s another discussion entirely.)
As the season changes, it’s a great time to walk your foundation and check for signs of movement: cracks, spalling, corner pops, and other movement indicators. If you have concerns, and you aren’t sure who to call, ask a home inspector: we’re always happy to help.
