Archive for the ‘Watering and Foundation Problems’ Category

Why do I need to water my foundation during stage 3 or stage 4 water restrictions in Dallas Ft Worth? ?

Sunday, January 15th, 2012
Texas Lake bed near Dallas shows cracks in clay soil

Texas Lake bed near Dallas shows cracks in clay soil

During a period of drought, such as Texas experienced in 2011 and 2012, failure to properly water will lead to an uneven shrinkage of soil supporting the foundation, and is a major cause of foundation problems and foundation failure.

Maintaining adequate soil moisture is a key part of foundation maintenance in areas with clay soil.  Clay soil has a high index of plasticity, meaning that it is very sensitive to changes in moisture.  From its dry state, clay soil can expand up to 8 inches in the Dallas Fort Worth region.

City managers in Dallas and Fort Worth recognize the critical need to maintain adequate foundation moisture.  During stage 3 and stage 4 water restrictions, most cities still allow foundation watering for up to 2 hours per day.

While proper foundation watering can with patience be accomplished with a hand held hose, it is more practical to install a drip irrigation system or soaker hoses. A soaker hose system is adequate provided that the hose is properly spaced at a distance of 12-18 inches from the slab.  Never place a soaker hose in contact with a slab.

No matter what method is chosen for foundation watering, it is important to protect against overwatering.  Over watering is as disastrous as the lack of water. When clay soil becomes saturated (muddy), it loses the ability to support a foundation. The foundation will fail and crack.

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What is the most important maintenance tip for my pier and beam foundation?

Monday, September 13th, 2010

Given that the question has restricted me to “the most important maintenance tip” for pier and beam foundations, I would have to say, assure that drainage is properly maintained. The same is true for concrete slab foundations.

Absolutely no water should be allowed to accumulate near a house, run toward the foundation,  or pass under the house.

With our clay soils, water causes the surface and sub-surface piers to heave and sink or drop with seasonal changes in moisture.  A damp, enclosed pier and beam foundation area may also lead to wood rot and encourage termite infestations.  Assure that ventilation is adequate, and if not, add vents and fans.

More often than not, most of the damage to a pier and beam foundation will come from inadequate pier support as the wet clay turns to mud.

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Concrete slab foundation repair using a french drain. Is this possible?

Monday, October 12th, 2009

Adding piers is not always the solution to a foundation problem. Particularly a heaved foundation.

Our expansive clay soils  in the Dallas and Fort Worth area wouldn’t be a problem if kept uniformly moist (not wet) all the way around the foundation. When an area of a foundation is consistently moister than the rest of the house, the foundation will heave in that area.

The best way to achieve uniform moisture and reduce or even eliminate the heave in a concrete slab may be a combination of drainage correction, adjusting watering, and by adding a strategically placed french drain.

An effective french drain is typically installed to a depth at least as deep as the bottom of the foundation beam.  This depth assures the removal of sub-surface water.

A french drain will not fix a heaved foundation overnite.  It may take 6 to 12 months to stabilize.  But for sure, a french drain can be a smarter repair than raising the unheaved foundation to the heaved level.

If you are an investor looking to buy and flip a house with foundation problems that include a severe heave problem, you had better allocate a year for the foundation repair.  First fix the water caused problems, the source of the upheaval. Then, after allowing 6 to 12 months for moisture stabilization, determine if the foundation needs underpinning.

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What can I do to assure that my foundation is properly watered?

Wednesday, September 2nd, 2009

To start with, you aren’t watering the foundation. You are watering the soil which supports the foundation.

6 watering tips to help avoid foundation problems in cities such as Dallas, Forth Worth, Plano, Garland,  Arlington, Grand Prairie, Frisco, Denton and the surrounding metroplex:

  1. Keep soil uniformly moist – never squishy.
  2. Assure that the land slopes away from the house for proper drainage.
  3. Fill any low places that might collect water near the house.
  4. Route the air conditioner drip line away from the house.
  5. Install gutters to route rainwater away from the house.
  6. Adjust sprinkler areas based upon water need.
  7. Is your neighbor over-watering.. tell him to stop!

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How much should I water my foundation to avoid foundation repair or problems?

Wednesday, September 2nd, 2009

The goal is to maintain uniformly moist soil to maintain a properly supported foundation.

Each side of your house may require a different amount of water.    The southwest side of a Dallas Fort Worth house in the summer may require 50% more water than the northeast side.

Trees and bushes absorb water, but also shade the soil from drying hot summer sun.

In areas where there is less than 20 feet between houses, you also have to take into account how much your neighbor waters.  If you neighbor won’t turn down the sprinkler system and is creating a marsh around your house, a french drain or surface drainage system may be needed.

To avoid foundation problems from over or under watering, always keep the soil moist, and never alow it to dry or become muddy.  This requires year around maintenance to avoid foundation problems.

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Should I water my foundation in the winter to avoid foundation problems?

Wednesday, September 2nd, 2009

One of the easiest ways to avoid foundation problems is by keeping the soil uniformly moist throughout the year. Foundation problems often arise from the expansion and contraction of  clay soils.  Hold the moisture constant and the soil won’t swell or contract, so it won’t bend or break the foundation.

In the Dallas Fort Worth area, winter watering may only be 20% of what is needed in August, but still, it is needed.  Most sprinkler systems have a nifty percentage setting, which allows you to reduce the overall watering without adjusting each individual sprinkler setting. Water in the winter as summer to minimize foundation problems.

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How do I use a soaker hose to water my concrete slab foundation?

Wednesday, September 2nd, 2009

Soaker hoses are often used to provide water around a foundation.  Place the soaker hose 12-18 inches away from house and turn it on to prevent the soil from drying.

Three items to avoid with a soaker hose.

1)   Never place a soaker hose in contact with the foundation.  Water will run down the side of the concrete beam and pool, turning our firm clay soil into mud. When that happens, the soil loses its ability to support the foundation.

2)   Never overwater. If the water is pooling or the ground is mushy, turn the water off.

3)   Don’t connect several soaker hoses.   Doing so causes uneven watering.  The further from the faucet, the lower the water pressure.

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