What to Do After Your Foundation Has Been Leveled

We discuss quite often how to maintain your foundation and prevent foundation failure. Just as important, though, is knowing what to do after you've had foundation work done. Below are tips you should follow after your foundation has been leveled.

1. Maintain a consistent moisture level in the soil adjacent to the slab foundation. You can keep the moisture content consistent by evenly watering next to the foundation slab, especially during dry periods. There are a couple of ways to do this.
   
   First, use a buried foundation watering system with the water line buried twelve inches away and at the depth of the grade beam. The system should have a rain cutoff switch and a flow control box with a filter (the filter prevents sediment from clogging the line).
   
   Or, put soaker hoses around the edge of the foundation, seven to twelve inches from the grade beam. Remember to use the soaker hoses on a schedule or buy a battery-operated, programmable timer.
   
   Of the two methods above, the second can waste more water due to evaporation and run-off. Finally, keep in mind that watering the foundation does not fix existing foundation problems -- it's only a maintenance method.
2. Make sure water drains away from the slab perimeter. Eliminate all standing water near the foundation slab. This evens out the moisture content underneath the slab and lessens soil movement beneath the slab foundation.
3. Be sure large trees near the concrete foundation slab get plenty of water. Avoid high growth of dense vegetation near the concrete foundation slab, as well. When you water trees -- especially in dry periods -- you help even out the soil's moisture content beneath and around the foundation slab.
4. Make sure that the slab is at least three to four inches above the finished ground, including flowerbeds and other landscaped areas. The flowerbeds should slope away from the slab. This prevents water from draining to underneath the foundation and keeps water from pooling at the edge of the foundation.
5. Make sure the plumbing system, potable water lines, and sewer lines are checked periodically for leaks. A licensed plumber can perform these tests for you. Remember, water leaks cause differential moisture content and ultimately contribute to foundation failure. 

We hope you find these tips useful. A lot of them are also good maintenance ideas even if you haven't had your foundation leveled. Get more information by visiting www.AceFoundation.com.

First Hurricane of the Year

If you remember, we discussed Texas summers and the potential for heavy and sustained rains and, lo and behold, we've gotten our first hurricane of the 2010 hurricane season. Hurricane Alex came ashore last week and we here in North Texas have gotten plenty of rain.

How did your property hold up? Did you take the opportunity to get out and look for puddles around your foundation? Did you get a chance to see how water flowed through and around your property?

We're still expecting rain the next few days, so don't let the next few days slip by without doing a basic look-see of your foundation. Got any questions about what else you should be looking for? Then ask us about your foundation. We love questions and we love answering them. Ask us anything and we'll send you an answer and share the information with others.

Get more information by visiting www.AceFoundation.com.

10 Steps to Better Foundation Maintenace, Part II

Here's the second part of our ten tips for keeping your foundation happy. You can find the first 5 tips here.

1. Make sure that the soil around your foundation is graded so that the water flows away from the building. The grade should drop 4 to 6 inches in 4 to 6 feet.
2. Use soaker hoses around your foundation to keep the soil damp during dry periods. Learn more about soaker hoses and your foundation here.
3. Trim most of the shrubs around your house so that they are 3 feet tall or shorter. Large plants need lots of water, which can cause foundation problems.
4. Make sure that all paved surfaces (driveways, sidewalks, patios, pool decks, etc.) that slope away from your foundation.
5. Check the soil around your foundation. It should be between 2 to 4 inches below the brick line or edge of your siding. Soil helps hold the water in the ground and reduces seasonal settlement.

Get more information by visiting www.AceFoundation.com.

10 Steps to Better Foundation Maintenace, Part I

We're breaking this topic into 2 parts. Here's the first part.

1. Check your sprinker system and swimming pool. Leaky sprinkler lines and pool circulating systems can cause foundation problems. It's a good idea to have your lines tested for leaks every two to three years.
2. If you're lucky enough have large trees around your house, consider installing root barriers to keep the trees from pulling water out from under the foundation. This is especially important if the trees are closer to your foundation that the height of the trees.
3. Avoid trapping water against the foundation. Water can be trapped against the building by raised flower beds, metal edging or other landscaping borders that do not have drainage holes, and sidewalks can prevent water from draining away from your foundation. If the water doesn't drain properly, it can pool or gather and cause uneven soil moisture and, ultimately foundation problems.
4. If your sewers back up or become block, you should have them tested for leaks. Many sewer blockages are caused by tree roots. These roots either cause or have found openings in your sewer lines.
5. Use downspout extensions or splash blocks on all down spouts. Downspout extensions are inexpensive and can be purchased at any home repair store (The Home Depot, Lowes Home Improvement, Ace Hardware, etc.).
   

Look for more tips this Thursday. And don't forget, there's always more information at www.AceFoundation.com.

Controlled Watering Can Save Your Foundation

The Texas summer has settled in and -- at least here in the DFW Metroplex -- we're seeing a drought.

Keep in mind that your home's foundation moves up and down as the soil's moisture content changes. As long as foundation movement isn't much and doesn't damage the house, this up and down movement isn't a problem.

Using a controlled watering program keeps the soil's moisture content constant, thereby minimizing your home's foundation movement.

The simplest and least expensive way to water the soil around and under your foundation is with common soaker hoses. You can bury a soaker hose three inches deep and six inches from the edge of your foundation. By placing the hose so close to the foundation, the water to soak into the soil evenly.

Do not place hose directly against the foundation. When soil is dried and cracked (like what we get during the summer here in Dallas-Fort Worth), water travels along the cracks. This can cause the water to accumulate at the bottom of the grade beam. This water can then can cause the soil to loose some of its load bearing capacity. This will produce its own foundation problems. So, again, do not place the hose directly against the foundation but, rather, a short distance (less than a foot) from the foundation.

Follow these watering tips and you can help protect your foundation.

Get more information by visiting www.AceFoundation.com.

How do I maintain my foundation?

Following these common sense steps could save you thousands of dollars in foundation repairs.

During the rainy season: Check your drainage around your property. Wait until a hard solid rain (not just a sprinkle), then walk around your house and see if the runoff water is draining away from your foundation without standing or puddling.

If you see puddling that's a problem, the solution is a positive watershed. A positive water shed exists when the dirt is higher at the foundation and slopes away from the house at the minimum rate of one inch per foot and extends past the roofline. If your house has gutters, be sure they are free from obstructions and that the down spouts direct the water away from the house past the roof line.

Do not build a dam around your house with landscape timbers, concrete trim, sidewalks or metal trim, that will prevent proper drainage. Fixing a severe problem could include cutting a depression in the ground to direct the water or installing a drain system. Remember, too much water is just as bad as not watering in the dry season.

During the dry season: The ideal way to maintain a constant moisture level around your foundation is to use an automatic sprinkler system with a rain gauge cut off. You can also use a soaker hose positioned 18 inches from the foundation. Turn on the water until you see it form a standing puddle on the ground.

The expansion of the soil will provide uniform support for the foundation. Watering should be repeated when drying cracks are observed or when soil is clearly too dry. Do not put a hose in big cracks and try to water the foundation. This can cause additional damage. You may find that the south and east sides of the house will require more watering. Remember... the goal is moisture uniformity on all sides.

Trees and shrubs: As a rule of thumb, trees should be planted a distance equal to their mature height from the house. Trees planted too close to the house rob moisture from the soil, allowing the dirt to shrink causing foundation problems.

Get more information by visiting our website, www.AceFoundation.com.