DFW Foundation Tips

Dallas-Fort Worth, Texas, differs from other parts of the country with its combination of clay soils and seasonal variations. Changes to the soil’s moisture content cause expansion and contraction, which can lead to road damage and foundation issues.

North Texas has some of the highest soil plasticity in the world. Within any given season, it’s not unusual to experience long stretches of drought followed by torrential rains and flooding.

Align Foundation Repair offers free inspections and estimates for property owners and real estate agents concerned about foundation issues. We are skilled at a full range of DFW foundation repair services, including drainage solutions, concrete lifting, and more.

Common Signs of DFW Foundation Problems

Signs of structural damage to a house can build over time or occur overnight. Warning signs to look for include:

• Bowing walls
• Cabinets that swing open by themselves
• Divides widening between the floor and door
• Drywall cracks
• Exterior brick cracks and crumbles
• Nails protruding from the walls
• Plumbing leaks
• Sidewalk and patio concrete cracks
• Sticky doors and windows

Root Causes of Foundation Issues in Dallas Fort Worth 

The three primary underlying causes of foundation issues in Dallas-Fort Worth include:

Poor soil preparation

Disturbed, graded soil becomes loose and porous. Without compacting the soil before pouring the concrete, the foundation will slip and slide — or even sink — as the ground fluctuates between wet and dry.

Many newer areas that have been heavily filled could take seven years for the ground to fully settle, so it is not uncommon for a new neighborhood to have foundation trouble.

Pouring concrete over soggy wet trenches is yet another way a foundation can be poorly prepared.

Soil type and climate

To some degree, foundation problems are unavoidable in most of Texas. The entire DFW area is built upon deep clay. When subjected to swings of temperature and rainwater volume, clay soil expands and contracts. Our region is characterized by a wide annual temperature range, and precipitation can vary from less than 20 inches to more than 50 inches.

Poor drainage

Many parts of DFW also happen to sit in a flood plain region. Excessive moisture causes a negative effect on all DFW home foundation types, whether you have pier and beam or slab style construction.

Sometimes a “flood” can be caused by a plumbing leak if the ground has shifted enough to cause a broken pipe somewhere along the line. Large tree roots, bushes too close to the house, and garden runoff can cause moisture to accumulate too close to the foundation.

What to Look For When Buying a DFW Home

When you’re buying a home in the DFW region, look for:

• The aforementioned signs of DFW foundation problems, particularly cracks and sticky doors/windows.
• Crispy, fried landscaping and shrubs that have not been properly maintained.
• Trees too close to the house and untamed shrubs like Red Tips grown up to the eaves of the house.
• Homes in more established neighborhoods that have been around at least 7-10 years.
• A property that comes with a lifetime transferable warranty on foundation repair.

You can also call a foundation contractor in Dallas Fort Worth at Align Foundation Repair for a free estimate to get a professional opinion on the stability of your property. We can provide you with a better understanding of the soil underneath the property, how likely it is to sustain damage, and what the cost of repairs might be.

Preventative Maintenance Steps for Homes in Dallas-Fort Worth

Ideally, a structural engineer will be involved in a building construction project from the ground up. The architect should oversee and verify that all instructions were followed before the concrete was poured.

After purchasing a home, property owners can mitigate future foundation settling by installing:

• A proper drainage system like a French or surface drain.
• Gutter downspouts (and keeping them cleaned!)
• Soaker hoses and sprinklers around the foundation to keep moisture levels stable in dry spells.

Maintaining vegetation – like trimming trees and keeping shrubbery away from the house – is also important.

If you are worried about a foundation in DFW, call the family-owned and operated Align Foundation Repair in Fort Worth and Dallas. Since 2010, our A+ rated, BBB-accredited, fully insured business has provided expertise to local residents.

Call for a free inspection if you live in one of our DFW foundation repair service areas. All work comes with a fully transferrable warranty that gives you peace of mind and increased property value.

Should you regularly water your foundation the way you water plants? Homeowners may wonder if this is an effective strategy for keeping your foundation stable or just a myth. In reality, watering your foundation on a regular basis can have a positive effect, and may contribute to saving you thousands of dollars in foundation repairs down the road.

Why Soil Needs Watering

Though we mention watering the foundation, you are actually watering the soil. Why is this necessary? Think of the soil as a giant sponge; it swells as it absorbs water and shrinks as it dries. The degree of swelling and shrinkage differs depending on the soil type. The North Texas region has a strong concentration of clay, which are highly porous, making the swelling and shrinking very pronounced.

The soil tends to expand at its peak during winter and spring when high humidity and rain is commonplace. The soil dries and shrinks down during the hot summers and subsequent fall. The soil is essentially in a never-ending cycle of expanding and contracting.

What does this mean for your foundation? Since the foundation rests on the soil and beneath it, it will move and shift as the soil undergoes its cycles of moisture absorption and drying out. Over time, this causes the foundation to split and crack; the same can also occur in the walls, floors, and ceilings.

Furthermore, the expansion and contraction may not occur evenly among the soil, causing the foundation to move in multiple directions or excessively slope to one side.

How Watering Prevents Foundation Damage

Watering the soil prevents it from becoming excessively dry, thus avoiding the extreme end of soil contraction. This keeps the contrast between the soil swelling and contracting minimal, thus reducing the chance of foundational shifts. As long as you water the soil evenly, it will help prevent uneven swelling and contracting.

How to Water the Foundation

There are several ways you can water the foundation. One way is to plant leafy shrubs or other plants with non-invasive roots along the home perimeter and keep them watered year-long. Avoid large trees and shrubs, as their roots can consume excessive quantities of water from the soil.

Another approach is to invest in a soaker hose. Turn it on once a day or set it on an automatic timer. If you don’t have a soaker hose or do not wish to plant additional shrubs or greens, then go for the simple manual approach of lightly hosing the soil daily. This is especially beneficial during the dry seasons. Water from the perimeter of the house to about three to four feet out. Be sure to water every part of the perimeter that comes into contact with the soil.

A sprinkler is also a great option for watering the foundation around your home. Ideally, you want to place the sprinkler such that the water lands on the soil that is 10-15 inches away from the foundation, rather than on the foundation itself. If you have a timer, set it to water the area for 15-20 minutes.

Don’t Forget to Schedule Routine Inspections

Doing foundation watering is one form of damage prevention but should not be your only one. Regular inspections from our Dallas-Fort Worth foundation repair service are highly recommended. Give us a call today and schedule your home foundation inspection. We operate across the metroplex, see our foundation repair service areas.