Chances are, if you’re buying a home with a bad foundation, more problems may be hiding under the surface for future repairs.
Unfortunately, foundation repair is among the most expensive home repairs and, in extreme cases, can even lead to the demolition of the home.
While some natural settling will occur over time, neglect from homeowners or extreme environmental conditions can damage a foundation and disrupt a home’s equilibrium.
In most cases, foundation issues can be caught early and fixed without significant repairs. This reiterates the importance of getting a qualified home inspection and periodically checking your foundation for issues.
Common Types of Foundations in Northeast Pennsylvania
The foundation type in your home often reflects the era in which it was built, local building codes, and environmental conditions.
In Northeast Pennsylvania, you can find a variety of different foundation types, from stone foundations built over a century ago to modern concrete slab foundations, with the most common being:
- Basement Foundations: Found in a majority of older and modern homes alike, basements provide additional storage or living space. Foundation walls can be composed of several materials, from concrete to stone. While most basement foundations are sturdy, they are prone to moisture issues due to Northeast Pennsylvania’s rainy seasons and heavy snowmelt.
- Crawl Space Foundations: Homes with elevated foundations–often found along the Susquehanna River—provide a buffer between the home and the ground, preventing flooding from excess water flow. These foundations are very sturdy but require more maintenance than other foundations.
- Slab-on-Grade Foundations: In newer homes, concrete slash foundations are poured directly into the ground, providing no basement or crawl space. While generally sturdy, these foundations are prone to greater shifting due to the natural settling of the surrounding soil and hydrostatic pressure.
- Stone Foundations: Older homes may have stone or rubble foundations, which add historic charm but can deteriorate without proper maintenance. If properly graded and maintained, these foundations can last long and may still hold up today.
Each foundation type has unique vulnerabilities. Recognizing yours can help you determine the appropriate preventive measures and solutions for potential issues.
What Causes Foundation Issues?
Foundation problems don’t occur overnight. They often result from environmental, structural, and homeowner neglect.
Foundation issues can take many forms, from deteriorated basement walls that allow water to seep through to shifting soil that causes uneven floors.
Generally, some factors in Northeast Pennsylvania that contribute to foundation damage include:
- Soil Movement: The region’s expansive clay soils absorb water and expand, pushing against the foundation. Conversely, dry periods cause the soil to shrink, creating voids.
- Water Damage: Improper drainage, clogged gutters, and leaking pipes can saturate the soil, leading to erosion or hydrostatic pressure against the foundation walls.
- Freeze-Thaw Cycles: During cold winters, water in the soil freezes and expands, exerting upward pressure on the foundation. When it thaws, the soil settles unevenly.
- Tree Roots: Trees planted too close to a home can cause damage. As roots grow, they can shift soil or directly impact foundation walls.
- Construction Errors: Poor design, inadequate materials, or rushed construction can result in a weak foundation from the start. We’ll often find that many older homes lack the proper foundation support needed to support their home.
9 Signs You May Have Foundation Damage
Unfortunately, many homeowners are not trained to spot foundation problems until they start to impact daily life and result in noticeable cracks and shifts in the home’s interior. Some signs that homeowners should be aware of over time include:
1. Cracks in Walls or Floors
As your home settles, it’s natural to spot cracks on your walls, ceiling, and floors. However, not all cracks are created equal.
For example, vertical cracks are considered innocuous and a natural part of foundation settling. However, vertical cracks that extend from the wall to the ceiling or floor could be worrisome and indicate issues with the foundation.
Horizontal cracks are equally concerning as they could indicate rapid shifting in one area of the foundation compared to another.
Finally, stairstep cracks, especially along masonry objects, will indicate uneven settling and a more extensive problem that warrants investigation.
2. Uneven or Sloping Floors
Uneven settling in different areas of the home will cause the house to shift on different axis points, causing floors to slope. It’s essential to look for other signs of foundation damage, as sloping or buckling floors could also be a problem with the floor joist or subfloor underneath.
3. Sticking Doors and Windows
One of the most common signs of foundation damage that homeowners tend to ignore is sticking windows and doors.
Doors and windows that no longer fit their frames or are difficult to open and close may signal a structural shift. If you notice doors that don’t open properly or even have slightly shifted frames that don’t allow the striker to hit the latch plate, it could indicate the sinking or settling of the foundation.
Another sign to look for is foggy windows, which could result from a damaged seal due to the foundation settling.
4. Bowed Walls
If you have a basement foundation, look at your walls to see if they are bowing, cracking, or bulging in different spots. This could indicate hydrostatic pressure from outside soil that has saturated, shifted, and expanded.
5. Gaps Around Doors or Window
Look for gaps between walls and door and window frames, which indicate uneven settling. This is common in older homes and easily visible during the day when light can pierce through these openings.
6. Water Intrusion
While moisture in basements or crawl spaces is very common in areas prone to flooding by the river or even up on a hill, like Clarks Summit and Pittston, it could eventually eat away at your foundation. Look for signs of water damage, such as cracks in the wall, deterioration, or staining of the floors.
7. Chimney Movement
A leaning or cracking chimney often indicates foundation instability. Chimneys are heavy and rely on a solid base. Have a chimney expert examine the top and interior of your chimney for signs of damage.
8. Foundation Cracks
Visible cracks on the exterior foundation walls, particularly horizontal ones, clearly indicate trouble. These will be visible on the floor or walls of your foundation.
9. Persistent Musty Odor
Finally, dampness from foundation leaks can lead to mold and mildew growth, creating an unpleasant smell in the home. Regularly check moisture in your basement or crawl space and look for water intrusion after rain or snow events.
The Importance of a Foundation Inspection
A home’s foundation provides support for the rest of the house. Unfortunately, once your foundation starts to experience problems, you will most likely notice problems in other areas of your home.
For this reason, getting a foundation inspection at the first sign of a problem is important to identify the cause and fix any lingering issues.
A professional foundation inspection is an investment in your home’s longevity and value. Whether you are buying or selling a home or are concerned about your existing foundation, a home foundation inspection is essential for your safety and peace of mind. A home inspection will check for foundation issues and any issues pertaining to the foundation, such as poor drainage or broken window seals.
FAQs
Does homeowners’ insurance cover foundation repairs?
It depends on the cause. Insurance often covers sudden damage from earthquakes or floods but typically excludes gradual damage from soil movement or water intrusion. Review your policy for specifics.
What can I do to prevent foundation problems?
Ensure proper drainage around your home, maintain a consistent moisture level in the soil, and avoid planting trees too close to the foundation. Regularly clean gutters and downspouts to direct water away from your foundation.
How often should I inspect my foundation?
Visually inspect your foundation twice a year—once in the spring and once in the fall. Professional inspections should be scheduled every few years or whenever you notice potential warning signs.