A homeowner in Dallas, TX was having some concerns with the performance of their home’s foundation. They contacted Lange Engineering to have a structural foundation engineer come do a foundation inspection. The home was less than 10 years old and was having significant problems with the hardwood floors throughout half of the downstairs living area and master bedroom. The floors had swollen causing them to buckle and crack, lifting up off of the slab foundation. The issue began developing in the fall of 2018; a season with record breaking rainfall. This excess moisture had made its way inside the home, causing thousands of dollars in damages.
Lange Engineering conducted an elevations survey of the foundation and determined that little movement to the foundation had occurred. Typical foundation repairs of installing piers would have no value in correcting the problem and would likely cause additional problems in the future. The cause of the problem became more evident after inspecting the outside drainage around the foundation. The gutter system on the backside of the home was undersized for amount of water coming off of the roof. During heavy rain, the gutters would overflow and cause erosion of the soil and allowing excess moisture to seep into the ground and eventually into the home. To address the issue, new higher capacity gutters and additional downspouts were needed to handle the large water flow from the roof. A discharge tube was suggested to direct the water away and down to the alley. Soil and grass was recommended in areas where erosion had occurred, creating a positive slope away from the home.
After all the drainage improvements have been implemented, the moisture in the soil should be greatly reduced near the foundation. However, it was also recommended to seal the concrete slab and foundation cracks with a water proof sealant. This will ensure the no moisture can enter the home through the ground in the future and cause significant damage to the floor again. Drainage improvements can play just as an important role in addressing foundation issues as underpinning a foundation or installing piers in some cases. The importance of proper drainage in the health of a home’s foundation is often over looked and is typically a very cost effect way to improve the stability of your home. If you are in need of a foundation inspection in Dallas Fort Worth or an engineers report, Lange Engineering is happy to answer any questions you might have.
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