Foundation settlement is an occurrence with newer construction that depends on the type of soil that is built on and how well it is prepared to bear the weight of a building and its supporting foundation.
Minor settlement that does not cause structural problems with the building usually does not require correction, but more significant settlement does.
The first step in knowing whether foundation settlement repair will need to be done is knowing the different reasons that this takes place and then understanding the foundation damage that is or can occur as a result.
Foundation Settlement - Time Frame
Initial ground settling happens when a home or building is just built and the soil beneath the foundation compresses as it accepts the full weight of the structure and the air within the soil is forced out.
This initial settling is then followed by a primary settling as natural groundwater is forced away from the area of weight-bearing to drain away.
Both of these actions, which rarely require any kind of foundation settlement repair, usually occur within days of the structure being built.
Any secondary settling that happens afterward, caused by the nature of the soil beneath the foundation, can end up causing the problems that require intervention.
Foundation Settlement - Ground Qualities
Soil consistency and make-up as well as its ability to bear loads are important factors that contribute to foundation settlement.
Drier, sandier soils that do not absorb much water compact and stay compacted, minimizing secondary settling as the years pass.
On the other hand, clay soils that expand and contract as they absorb and release water are more likely to shift and settle over time, making the need for foundation settlement repair more likely.
Any soil that is not well compacted, is structurally unable to bear loads, or has other load-bearing issues can all increase the chance that foundation settlement may occur to the point that it must be corrected or severe structural damage could happen to the building.
Types of Foundation Settlement
When diagnosing a settling foundation to determine whether foundation settlement repairs are needed, one of three types of settling will be identified:
- Uniform Settlement - Uniform foundation settlement is when the entire foundation sinks evenly, straight downward, without affecting the structure at all. When minor, this type of settling does not usually require repairing.
- Differential Settlement - The opposite of uniform settling, differential settlement is when different parts of the foundation sink at different rates, unbalancing it. Unfortunately, this type of settling is common and most likely to result in damage that needs foundation settlement repairs for things like cracked slabs, wall cracks, foundation leaking, wall and ceiling cracks, and other structural damage.
- Tipping Settlement - Tipping is when one side of the foundation settles faster than the other, tipping the structure. The foundation itself stays intact and there is little damage to the building; however, it is unleveled and causes tilted floors. Minor tilting is not usually a problem, but if it becomes severe, the potential for the whole structure to tip over increases.
See A Foundation Specialist For a Settlement Diagnosis
While some minor foundation settlement can be expected when a building is new, continued settling over time is not.
If signs of settling like foundation cracks, wall and ceiling cracks, warped door and window frames, and unlevel floors are present, contact a foundation professional to diagnose the problem.
Many of these cases will not require any foundation settlement repairs, but for those that do, detecting these problems as soon as possible can make a huge difference.
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