I came across some good foundation maintenance tips in a class at my office. I've heard most of it before, but I'm in the business (so I hear this type of stuff all the time from inspectors). I though that many of you might not be as aware and might find the info. useful (see below). I don't know much about the particular inspection company that provided this handout, but they at least have the good sense to hand out helpful/useful information with their name on it. Since you don't typically get a "Homeowner's manual" when you buy a pre-owned home, I thought I'd share their info. in that spirit:
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From:
Professional Property Inspections, Inc.
1235 CR 278
Melissa, Texas 75454
Office 214-726-1335
Fax 214-544-2177
inspector@dfwair.net
Foundation Maintenance
Dallas is known for its highly plastic [elastic?] clay soils. These soils expand and contract according to the moisture content of the soil. There are three factors that account for almost eighty percent of all foundation movement on expansive soil. Controlling these factors can help in reducing differential movement of your foundation.
1. Water the foundation equally in a systematic manner.
a. Never water directly into a crack in the soil. Watering directly into a crack can cause the water to settle at the bottom of the concrete and make the soil too wet to support the wall. Watering every other day for approximately 10 minutes should be enough to keep the soil moist. Keep a close eye on the soil directly next to the foundation. If the soil starts to pull away from the foundation, more water is needed. Be careful not to over-water and create a muddy condition.
b. Sprinkler systems work great for achieving uniform watering. The ideal time to water is between 4:00 & 5:00 in the morning. You should inspect the sprinkler system in the manual mode at least once a month to ensure that all heads are spraying properly and are not leaking.
c. Soaker hoses work great in place of a sprinkler system. Simply place the hose approximately 18 inches from the foundation and water for 20 minutes every other day. Note: You may have to water more often when temperatures are hot and dry with little rainfall.
2. Drainage plays an important role in keeping the soil from being excessively moist.
a. The soil should slope gently away from the foundation and into a swale that is between two properties.
b. In some cases where there is not adequate space for a gentle slope, drains will need to be installed to drain surface water. A landscaped drainage professional should be consulted if you have this situation.
c. Weep holes are small openings in the bricks found at the lower section of the wall where the brick veneer and concrete slab meet. Often times these weep holes are covered by high soil in the flowerbeds. Covering these weep holes creates a conducive condition for termites and traps moisture in the wall. Ideally, there should be two inches of slab exposed above the soil line.
3. Planting certain types of trees and shrubs to close to the foundation causes foundation failure.
a. Trees should not be planted closer than their expected mature height. Roots will extend out to the drip line of the tree. Roots seek moisture from under the slab and can cause either an upheaval or settlement.
b. Red-tipped photinias grow fast and consume large amounts of water. This type of a bush has been associated with the cause of foundation movement.
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I hope that helps save a few foundations...
Ryan Cave, The "Caveman"
Truth, Honor & Personal Integrity
214-789-9366
www.CaveRealty.com
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