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At Structural Design Solutions, we have the experience
needed to effectively investigate and analyze the
structural integrity of foundation systems and
effectively provide a cost efficient solution. The
causes of foundation failures are typically less
apparent that most other engineering investigations.
We have worked in and around the Charlotte, North
Carolina areas for years and we understand that a
solution to the underlying issues in more important that
fixing only the cosmetic problems. Be aware that
if what is cause the foundation to move is not
corrected, the foundation will continue to move and
crack.
Why is it happening?
Improper Ground
Preparation
In most cases, site preparation includes properly
removing inadequate soils from the site, usually the top
several inches. This allows the house to be built
on original undisturbed ground. However, sometimes
the site requires fill dirt to placed to level the
building foundation. If this material is not
properly compacted, it can settle. This settlement
causes foundation failures and interior home cracks.
Evaporation
Due to fluctuations in day to day weather conditions,
the soil can experience expansion and contraction due to
changes in moisture levels. As the moisture
evaporates from the soil, it contracts and the
foundation settles. When the moisture is returned
through rainfall, the soil swells again. This type
of foundation problem is cyclic, meaning the building
will experience settlement then uplift depending on the
current soil conditions.
Water Table Level
Unlike evaporation, changes in the water table happen
less quickly under normal circumstances. Typically
due to seasonal changes or more gradual short term
climate shifts in the area. These foundation
issues are more difficult to diagnose due to their slow
progression.
Transpiration
Trees, large plants, or large amounts of vegetation
require large amounts of water. If planted to
closely to the foundation, water will be removed from
the soil and cause foundation settlement.
Plumbing Leaks
Leaking pipes typically cause very location specific
problems. The area near the leak can experience
significant soil and foundation movements.
Depending on the severity of the leak, the problem can
progress, if left untreated, to significant foundation
cracking and failure.
Inadequate Foundation Construction
Foundation construction techniques vary widely depending
on the age, location, and type of building. This
introduces problems that require the analysis of a
licensed professional engineer to determine the adequacy
of the foundation. Investigations should be made
to determine the size and material of the foundation.
Poor Soil Conditions
Soil conditions vary based on general location of the
building. However, the soil conditions can
drastically differ from one property to the next.
Underlying issues within the soil can also play a role
in the overall stability of the soil. Sometimes
hidden layers of inadequate soil is located below upper
layers of acceptable materials.
Improper Drainage
Drainage is a key concern on most properties.
Watershed should be accomplished in most cases through
adequate grade near the building. Another common
issue is gutter downspouts draining near the foundation.
This adds excessive amounts of water near the foundation
that will cause foundation movements among other
problems. Other issues include and type of
decorative item that could retain water after rains.
Signs of Foundation Failure
Inside the House
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Misaligned doors and windows
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Cracks in the sheetrock
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Doors and windows that stick
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Sloping of the floor
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Cracks in the floor or tile
Outside the House
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Cracks in the brick
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Gaps around the doors and windows
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Cracks in the foundation
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Fascia board pulling away
Garage
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Separation from the door
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Wall rotating out
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Cracks in the brick or concrete
Basement of the House
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Walls leaning in or out
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Cracks in the poured concrete or block walls
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Water leakage through cracks at the base of walls
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