Common Foundation Issues in DFW Metroplex Area

The foundation is one of the most critical components of any home, especially in a region like DFW, where the region’s expansive clay soils and climate present unique challenges. These soils shrink during dry periods and swell when wet, causing movement that stresses home foundations.

And over time, because of this, as well as poor drainage or aging materials, foundations may develop problems, ranging from mild to quite severe, so regular inspections are vital to detect issues before they escalate into expensive repairs.

Understanding the causes and warning signs of foundation problems can help you take action early and avoid costly repairs. Here’s what every homeowner in North Texas should know:

1. Foundation Cracks

These cracks can be vertical, diagonal, stair-step, or horizontal cracks in the slab, brickwork, drywall, or exterior stucco. And while small vertical or diagonal cracks may be harmless, wider or horizontal cracks are often a sign of structural stress and movement. During inspections, cracks are categorized by size and severity in order to assess the risk.

2. Differential Settling

This happens when parts of the foundation settle at different rates, meaning some parts sink more than others.

Some of the signs of differential settling are sloping floors, doors that won’t close properly, and cracked walls or ceilings.

3. Heaving or Lifting

This is an upward foundation movement caused by moisture expansion in clay soils. It is mostly seen after droughts followed by heavy rain, or in homes with poor grading and drainage. Speaking of which…

4. Poor Drainage / Negative Grading

These issues arise when the downspouts discharge too close to the foundation, with clogged gutters or poorly graded landscaping. This causes water to pool around the home, increasing the risk of soil expansion, erosion, and foundation movement.

5. Water Damage

Poor drainage and negative grading give way to water damage. Water, as we’ve discussed, weakens the soil and leads to erosion, shifting, and cracking. This becomes visible through moisture in crawlspaces, mold growth, musty odors, or warping floors.

6. Plumbing Leaks Beneath the Slab

Leaks under the home can go undetected for years and silently erode the soil beneath the foundation. The way to detect this is to look for damp floors, low water pressure, or unexpected increases in your water bill. Hydrostatic testing during inspections can confirm a leak.

7. Tree Roots and Vegetation

Large trees planted too close to the home extract moisture unevenly, creating localized soil shrinkage and shifting. Root barriers are a good way to deal with this issue; however, in extreme cases—and much to our chagrin—removing the tree might be necessary.

8. Improper Pier and Beam Support in Older Homes

In historic or older neighborhoods, pier and beam foundations may suffer from rotting wood beams, settling piers, and inadequate ventilation in crawlspaces. The risk of this is wood decay, instability, and sagging floors due to trapped moisture.

9. Structural Deterioration in Older Homes

Same as with pier and beam foundations, slab-on-grade foundations over time may face crumbling concrete, rusting reinforcements, or decaying wooden structural members. These issues require immediate attention to preserve structural integrity.

10. Sinking or Heaving Floors

Uneven or bouncing floors may signal movement beneath the foundation or pier system. For this, a team of professionals is needed to assess the floor’s movement and identify if stabilization or soil correction is needed.

11. Inadequate Watering During Droughts

This is commonly overlooked, but thinking that during the dry season your foundation is not in danger is a mistake. Remember that inconsistent moisture levels throughout the year contribute to seasonal shifting of foundations.

Best of all, this is an easy fix; foundation watering systems are quite easy to install and automate, and they will save you a whole lot of trouble.

12. Cracks in Exterior and Interior Walls

Just like cracks in the foundation pose a risk, cracks in exterior and interior walls can also be a sign of trouble in the foundation and can also lead to water intrusion and pest infestations. Look around windows, doors, brick veneer, stucco, chimneys, and baseboards.

Now that you know the most common foundation issues and how to identify them, here are some of the recommended fixes:

Installing piers. They can be steel or concrete, and they are used to stabilize the foundation.

Drainage solutions: regrading, extending downspouts, repairing gutter systems, installing French drains or sump pumps.

Repairing leaks in your plumbing system under the slab to stop erosion.

Moisture management: installing watering systems to keep consistent moisture levels and improving crawlspace ventilation.

Installing root barriers and making sure you select the right plants, ferns, bushes, and trees for your yard.

Remember that looking after your foundation is not limited to repair once the damage is done, but also about prevention and maintenance. There are many services available to achieve just this, so if you are unsure how to proceed or you suspect foundation damage, don’t hesitate to call iFix Foundation Repair. The very best in our field.