Some Causes of Settlement In Central MO
Rainfall Non-uniform runoff from roof may result in localized heave. Maintain soil sloping away from all sides of the foundation for a distance of at least 5 feet. Use gutters with downspouts that discharge at least 3 feet from the foundation.
Gutter Down Spout Concentrated sources of water may lead to non-uniform foundation movements. Extend discharge a minimum of 3 feet from the foundation. Use splash blocks to avoid erosion or use flexible discharge tubes.
Poor Drainage Localized source of water from rainwater flowing or ponding next to the foundation may lead to localized heave of the foundation. Slope ground away from all sides of the foundation for a distance of at least 5 feet. Create drainage swales to divert water away from the foundation. Keep the dirt line several inches below the brick line and use clay soil fill to create positive slope away from the foundation. Do not use SANDY SOILS for fill next to foundation, use CLAYS. Compact the fill to shed water, not absorb it.
Flower Beds Localized source of water not on all sides of foundation, may result in non-uniform foundation movements. Do not flood or pond irrigation water. Slope ground surface away from the foundation. Do not trap water near the foundation with edging and use mulch to slow evaporation.
Sprinkler Valves Valves frequently leak and joints may leak with time, resulting in localized water sources which may cause non-uniform foundation movements. Locate at least 5 feet from foundation and inspect valves frequently.
Over Watering Provides excess source of soil water for suction to draw moisture under foundation which may cause a stable area to begin heaving and damaging your structure. Water just enough to keep plants and grass alive and growing, not thriving and lush through saturating the ground.
A/C Unit Condensation Concentrated source of water which can result in non-uniform foundation movements. Direct the discharge line to drip on a concrete pad or splash block which has been properly sloped away from the foundation.
Hot and Dry Climate Loss of soil moisture from under foundation edges may cause foundation settlement. Uniformly water landscape planting and area next to all sides of the foundation. Install automatic sprinkler systems. Add sidewalks adjacent to the foundation.
Excess Drying on the West Side/Non-uniform Moisture Loss Non-uniform drying on all sides of foundation from the sun or failure to provide watering on all sides of the foundation may cause non-uniform foundation movements. Apply more landscape water on drier sides of the foundation. Use mulch to slow evaporative drying. Plant quality shade trees along with installation of a tree root/vertical moisture barrier.
Trees Tree roots grow under foundations and dry out soils causing non-uniform foundation settlements. Plant the tree a distance greater than their mature height from the foundation. If existing trees are closer, install an approximately 4-foot deep tree root/vertical moisture barrier system near the foundation and possibly prune trees (to limit moisture stress) if barrier system is under the drip line of the tree. Water tree roots away from the foundation.
Landscape Planting Drying from roots, transpiration and soil suction may cause non-uniform foundation movements. Plant bushes and shrubs away from the foundation. Uniformly water plants and do not flood or pond water next to the foundation.
Landscape/Retaining Walls Non-uniform drying on all sides of foundation may result in non-uniform foundation settlements. Apply more landscape water on retaining wall than other sides of the foundation. Use mulch to slow evaporation.
Plumbing Line Leaks Leaks in sewer or water lines provides localized source of water that may lead to localized foundation movements. Monitor water bills. Get leak detection plumber to isolate and repair leaks, and verify repairs with pressure tests.