23 Nov Foundation Problems Vs. Settling
The foundation of a house or building is obviously an extremely important part of the structure. It serves as a strong and stable base that keeps the building level and safe. As such, it is under immense stress.
In addition, the foundation also prevents the soil underneath the structure from shifting and keeps moisture out, both of which can weaken or damage your house or building. So, it’s essential to keep tabs on the foundation to ensure your structure stands on solid and level ground — literally.
That is why it’s understandable for homeowners, especially new and untrained ones, to be concerned about the cracks they see on the walls or floors. But, should you be concerned about these? Or, are they issues you should be worried about?
This is where your knowledge and understanding about settling and foundation issues will help you. Here’s what you need to know about foundation problems and settling, so you can determine if what you’re seeing is a problem that needs to be resolved immediately or not.
Settling Vs. Foundation Problems: Definition
The basis of our understanding of basically anything is a solid understanding of what it is, so this is where we will start.
What is Settling?
Foundation settling is the natural process of a house, building, or other structure adjusting to its surroundings. This involves minor movements, typically downward into the soil compacting it. The result is pressure or added stress on the concrete but not enough to compromise the integrity of the house or building.
The reality is all foundations settle, and this process happens gradually over time, mostly within the first few years of construction. This isn’t to say that old houses, such as structures 50 years old or more, don’t settle. They can still settle, but most of this process should have already happened earlier in its life.
When Does Foundation Settling Become an Issue?
Not all settling is the same, and herein lies the trouble. While hairline cracks might result from normal settling, foundation issues feature larger cracks that are wide enough to let moisture or pests in. They can also lead to instability, foundation sinking, and other problems.
Symptoms of Settling Vs. Foundation Problems
Cracks are the no. 1 symptom of both normal settling and foundation problems. Whether it’s the former or the latter will depend on the type or nature of the crack, among other things.
Here’s how you can differentiate between cracks caused by normal settling from cracks that are the result of foundation issues.
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Normal Settling |
Foundation Problem |
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Summary of Settling Vs. Foundation Problems
To review, here are the key takeaways that highlight the major differences between settling and foundation issues.
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Settling |
Foundation Problems |
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A natural process that is normal and should be expected |
A result of an unexpected issue |
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Happens gradually over time, but mostly to structures that are a few years after construction, i.e., home or building that is newer (less than 10 years old) |
Occurs long after construction, i.e., structures that are older (more than 10 years old) |
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Minimal changes, i.e., vertical hairline cracks less than 1/8 inch |
Wide or uneven horizontal cracks more than 1/8 inch, or stair step cracks |
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Rarely lets visible water in |
Water is visibly coming through the cracks |
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No loss of structural integrity |
Possible structural damage |
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Often don’t require repairs |
Needs stabilization and other repairs |
How to Differentiate Between Settling and Foundation Problems
Distinguishing settling from a foundation issue requires only that you look at the right thing in the right place. In other words, you’ll determine if your house or building has a problem with its foundation if you look for the signs at specific locations.
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Where to Look |
What to Look For |
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Walls, space between concrete floor and walls |
Thin cracks spanning the wall or between the concrete floor and walls that grow or widen over time |
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Foundation wall |
Wide horizontal cracks (1/8 inch or more in size) |
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Concrete block wall, slabs and walls, or around corners |
Stair step crack that forms on concrete wall, slab to a wall, or stretch around corners |
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Main floor |
Irregularities, such as unevenness or sloping |
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Floors |
Uneven, sloping, or bouncy floors |
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Roof |
Wavy or uneven |
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Drywall around wall openings |
Cracks |
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Drywall |
Nails pushing out |
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Doors and windows |
Get stuck when opening or closing |
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Cabinets and counters |
Pulling away from the walls |
When to Ask for Professional Help
If you see these symptoms or other indications of damage and are unsure or have any doubts that they are caused by normal settling or foundation issues, contact a foundation repair company near you. They can check these signs or symptoms and let you know if they should be addressed right away.
How Can Professionals Help You?
A professional foundation repair company will first conduct a foundation inspection, which can cost from $300 to $1,000. This initial diagnosis is critical to applying the appropriate fixes, if any, to your house or building.
If the foundation cracks in your structure are the result of normal settling, assuming there are no other issues like moisture or radon, then no major repairs are necessary. You can just have the cracks sealed or filled in.
However, if they find that there are foundation problems, then they will recommend a repair method, such as adding supportive piers, bracing, and mudjacking, to prevent further movement and stabilize the foundation.
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