Texas is no stranger to extreme drought conditions, which can significantly impact the stability of homes and commercial properties across the state. With the hot summers and sporadic rainfall, droughts can dry out the soils beneath foundations, leading to significant damage.
Whether it’s the soil beneath a residential home or a large commercial building, understanding the effects of drought on foundations and knowing how to address them can save property owners from costly repairs down the road.
In this blog post, we’ll explain why drought can be such a problem on foundations and the most common ways to prevent or repair drought damage, with both the help of foundation experts and your own due diligence.
Understanding the Impact of Drought on Texas Foundations
Texas has had its fair share of exceptional drought conditions in recent years, with some of the worst droughts in its history happening in just the last decade.
For structures in the state, this can mean trouble. With droughts, the soils beneath foundations can shrink, shift, and cause long-term structural damage. Drought dries out the soil, causing it to lose moisture content and contract. This can leave the foundation unsupported and lead to uneven settling or even heaving of the foundation as the soil beneath it no longer provides stability. Foundations, particularly those in areas with expansive clay soils, are at risk during these times.
The effects of drought can be gradual, and by the time signs of foundation issues appear, the damage may already be extensive. Addressing foundation problems early, especially during periods of drought, can help prevent more significant, costly damage down the line. Regular inspections during drought conditions are a key preventive measure that property owners can take to mitigate future foundation repairs.
The Type of Soil Common in Texas
Texas is home to a variety of soil types, but the most concerning for foundations are the expansive clay soils found in much of East and Central Texas. These soils are particularly sensitive to moisture changes during exceptional drought or floods. During severe drought conditions, the clay soil shrinks as it loses moisture, leading to soil movement beneath the foundation.
- Clay Soil: Clay soil is notorious for its shrink-swell behavior, which means it expands when wet and contracts when dry. This constant shifting can lead to foundation damage, especially during extended periods of drought when the moisture content in the soil drops significantly.
- The Role of Shrink-Swell Soils: Shrink-swell soils in Texas present a major challenge for foundation stability, particularly during dry conditions. When these soils lose moisture, they shrink, causing the foundation to shift, crack, or settle unevenly. The effects of this can be severe, requiring significant foundation repairs. It’s essential for property owners to take preventive measures, such as managing water around the foundation, to avoid exacerbating these issues.
The Effect of Seasonal Moisture Fluctuations on Foundation Movement
The soil beneath the foundations is not only affected by long-term drought but also by seasonal moisture fluctuations. Even slight variations in moisture content during dry or wet periods can cause the soil to expand or contract, resulting in gradual shifting of the foundation. This can lead to uneven floors, cracks in the walls, and other foundation issues that need to be addressed.
Common Signs of Drought Damage to Foundation
There are several common signs of foundation settlement caused by drought. Being able to recognize them early can help prevent further issues with the help of foundation repair specialists. These signs of damage are often caused by the shifting of the soil beneath the foundation due to a lack of moisture.
- Cracks in the Walls or Ceiling: One of the most visible signs of foundation damage is cracks appearing in the walls or ceiling. As the soil shrinks during drought, the foundation can shift, causing visible horizontal or diagonal cracks in both exterior and interior walls. These cracks may start small but can worsen over time if not addressed.
- Doors and Windows That Stick or Don’t Close Properly: When a foundation shifts, it can cause the structure to become misaligned. This often results in doors and windows that stick, don’t close properly, or even fail to open. The change in alignment is often a clear sign that the foundation has been affected by the drought conditions.
- Uneven Floors: Uneven floors are a telltale sign of foundation problems. As the soil underneath the foundation shrinks and shifts during dry spells, it can cause the foundation to settle unevenly. This results in floors that slope or dip in certain areas. Uneven floors can also be a sign of moisture fluctuations in the soil, further exacerbating foundation issues.
- Gaps Between Walls and Floor or Ceiling: Another common indicator of foundation movement caused by drought is the appearance of gaps between the walls and floor or ceiling. These gaps form as the foundation shifts and cause separation between the structure and the surrounding materials. This is often seen in both the interior and exterior walls.
Common Types of Foundations in Texas
Different types of foundations in Texas can be impacted by drought conditions in various ways. The most common types of foundations include concrete slab foundations, beam and pier foundations, and crawl space foundations.
Concrete Slab Foundations
Concrete slab foundations are prevalent in newer homes across Texas. These foundations can be particularly vulnerable to the effects of drought, as it can cause the soil to contract or shift due to dry conditions. Cracks in the slab, uneven floors, and other foundation issues may develop if the foundation is not properly supported during drought conditions.
Beam and Pier Foundations
Older homes in Texas often feature beam and pier foundations. These types of foundations are also at risk during droughts. As the soil underneath them shifts, they can settle unevenly or tilt. This can lead to foundation damage that may require costly repairs, such as adjusting or adding piers to stabilize the structure.
Crawl Space Foundations
Crawl space foundations are common in areas with high moisture levels. However, during periods of drought, the soil can become dry and cause uneven settling of the foundation. Gaps between the foundation and the structure may also appear, requiring corrective measures to restore stability.
How to Repair Foundations Affected by Drought
If you’ve noticed signs of foundation problems due to drought, there are several ways to address the damage. The appropriate repair method will depend on the type of foundation and the extent of the damage after an inspection from foundation repair experts:
Concrete Slab Foundation Repair
For concrete slab foundations, common repair methods include slab leveling and underpinning. These methods restore stability by leveling the foundation and reinforcing it with additional support to prevent further shifting.
Beam and Pier Foundation Repair
Repairing beam and pier foundations often involves adding new piers or adjusting existing ones to ensure proper leveling and support. This process helps to prevent further settling and tilting of the structure caused by shifting soil.
Crawl Space Foundation Repair
Crawl space foundations may require the installation of adjustable jacks or other structural reinforcements to stabilize the foundation. These repairs help correct any shifting caused by dry soil conditions and restore proper alignment.
Prevention and Maintenance Tips
Taking steps to maintain your foundation and prevent drought-related damage is essential to preserving the integrity of your property.
- Consistent Moisture Levels: Keeping consistent moisture levels around the foundation can prevent the soil from shrinking too much during dry spells. This can be done by regularly watering the soil near the foundation.
- Regular Inspections: Regular foundation inspections can help identify issues early before they become serious. These inspections should be especially frequent during drought conditions.
- Landscape Solutions: Landscaping measures, such as planting trees away from the foundation and ensuring proper drainage, can help manage water flow around your property and prevent moisture fluctuations in the soil.
Xpert Foundation Repair Can Repair Any Drought Related Damage
If you’ve noticed any signs of foundation issues due to drought conditions in Texas or just general foundation concerns, don’t wait for the damage to worsen. Foundation issues caused by drought, such as cracks, uneven floors, or shifting foundations, can lead to costly repairs if not addressed early.
Contact Xpert Foundation Repair today to schedule a professional inspection and ensure your property remains stable, even during extreme drought conditions. Let us help you protect your foundation from the damaging effects of dry soil and moisture fluctuations.
