Articles

Foundations

The issue of Foundation Performance of Residential Structures is a very prominent one here in central Texas.

The three major areas of concern (in order of usual potential hidden expense) to Homeowners and Buyers of any structure are usually;

1. FOUNDATION
2. Air Conditioning (HVAC)
3. Roofing

 

An imaginary elongated oval area running from NNE to SSW, roughly from north of Dallas to south of San Antonio is an area dotted with pockets of very expansive native clay. Bear in mind that houses are built on top of this clay; clay expands to a saturation point when it is wet; it tends to contract notably when allowed to become overly dry. The structures built on top this soil have a nasty habit of responding to the soils below them. Evidences of Foundation Movement are sometimes obvious: diagonal cracks over door and window headers, pronounced diagonal cracking at exterior masonry veneer, doors that move independently when left ajar, windows that become difficult to operate, etc. Sometimes these evidences are subtle and may go unnoticed for a time: separations at attic rafters at the ridge board joints, separations at exterior trim frieze boards, cracked plumbing supply and/or drain lines below the slab, etc.

Your Texas Real Estate Commission licensed Real Estate Inspector is required by law to offer an opinion regarding Foundation Condition/Performance on your Texas Real Estate Home Inspection. This opinion will usually be based on conditions visible at the time of Inspection only. An alternative to the visual opinion offered by Texas Home Inspectors is to hire a licensed Structural Engineer to measure the Foundation and offer a detailed report on his findings. The major benefit of these reports is that you have an educated, independent third-party opinion on the Foundation from someone who has absolutely nothing else to sell you. The lead time to obtain these Inspections can be between 3 days to two weeks (which can often interfere with the limitations imposed by your Option Period.) The fee for these inspections usually averages between $375.00 to $550.00.

Personally, I like the idea of first requesting a measured and qualified opinion from a reputable local Foundation Contractor. These opinions are almost always available very quickly and at no charge. A very logical question would be: “How can I trust the free opinion of a Foundation Contractor (no matter HOW reputable he might be) when he stands to profit by telling me that my foundation is bad and/or needs expensive work?” The situation actually tends to be rather “self-policing” once you think it through. In the real world, when a Foundation Contractor tells a Homeowner or prospective buyer that several thousands of dollars will be required to bring a foundation up to snuff, John Q. Public has become rather savvy: he tends to get 2nd and 3rd opinions, and will even pay a Structural Engineer to confirm these findings before signing these contracts/becoming obligated. Hence, it is really not worth the Foundation Contractor's time to try to mislead people.

Net advice: Go quick and easy first. In the event of the least doubt, call in a well-referred Foundation Contractor as an integral part of proper personal due diligence. A few thoughts worth considering without trying to make your eyes glaze over:

1. Usually, the most expansive clays are very dark in color (almost BLACK); literally, the lighter the color of the native soil (go look at the closest vacant lot), the less expansive the clay will be.
2. Again, looking at the nearby signs within the native soil: Do you see lots of Rock? Do you see plenty of strata of limestone? If so that's a good thing. (e.g. the old Sunday School song, “ The Wise Man Built His House Upon The Rock”)
3. Engineers and Foundation Contractors are somewhat divided on the subject of “watering the foundation” (literally, watering near the foundation in the same way that you would in order to support grass). Some say it helps you, some say it doesn't make any difference. Almost none would say that it hurts.

What can hurt is a steady source of water near the foundation in a small area (such as an air conditioning condensate line closer than 18” to your slab)-think about it: you have a very small area absolutely saturated soil and possibly ALL other adjacent soil dry and shrinking - bad situation!

 

There are varying viewpoints regarding shifting/shifted foundations: for some people, even the very tiniest amount of shift as absolutely unacceptable (good luck in central Texas!); others don't seem to really mind: to them, as long as the shifting hasn't damaged the supply or drain plumbing, they could not care less. It can be reduced to a matter of personal choice. To help you decide, consult with those you already know whose opinions on construction you respect.

There are many, many more areas to delve into: Foundation stabilization vs. Foundation repair; Pier and Beam Foundations (which haven't REALLY been addressed here) vs. Concrete Slab Foundations; The wide variety of Foundation repair techniques available, and so on.

If you have questions that have not been addressed in this brief article, please call us: (512) 751-0389 or e-mail us.

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