An Expert’s Guide to Spotting Home Foundation Issues in Texas

Seasonal cycles and expansive clay soils are to blame for Texas’ foundation problems.

When shopping for a home, most buyers have a list of criteria they’re looking for: a new kitchen, a nice yard, and the appropriate number of bedrooms, for example. But too often, homebuyers forget to look at one of the most important parts of a home: its foundation. Thanks to unique soil structure and seasonal cycles, homes in Texas are particularly susceptible to foundation issues. Call us immediately for a free and friendly consultation and estimate.

Why does Texas have foundation issues, and how do they compare to other areas of the country?

The most prominent difference from the rest of the country is Texas’ combination of variable seasonal cycles and expansive clay soils—in other words, soil that is prone to large volume changes. Some other areas of the country have similarly expansive soil, but they don’t generally experience the wide range of seasonal fluctuation that Texas does. In the Lone Star State, it’s not unusual to have a very cold winter followed by a hot and dry summer, and then the next summer could be cool and wet. This kind of fluctuation in the soil’s moisture content causes it to expand and contract greatly. This constant heaving and shrinking can compromise the foundation of a home, much like a piece of wire that’s been bent too many times.

For prospective homebuyers, what are some warning signs to look for when viewing a home?

Foundational issues are easy to spot when you know what to look for. Here are a few of the most obvious warning signs:

• Cracks. Cracks are the most obvious and commonly known indication of foundation issues.

• Jammed doors and windows. We recommend testing windows and doors throughout the house to make sure they open and close smoothly. Large openings such as these are usually the first points of pressure with a moving foundation. If doors and windows are sticking or showing gaps, it could signify a problem.

• Sloping floors. When a foundations shifts, floor sloping can occur near the point of the foundation failure.

• Nail heads protruding from the walls. As the foundation of a home settles, the framing will begin to distort, as this happens strain is placed on the interior finish and can work the nail heads out of the sheetrock.

• Separation around garage door, windows, and/or walls. Often as a foundation settles, it will also rotate outward or longitudinally. This is evident at the corners and along weak points in the structure such as windows and doors.

• Drainage. Look for areas where water can pond against the homes foundation.

• Plumbing leaks. Plumbing leaks, on the drainage side, are one of the most common causes of foundation failure. Make sure and have a plumbing static leak test performed to rule out any plumbing issues.

Are there any types of homes that are more susceptible to foundation problems?

There are an infinite number of variables that can lead to foundation failure. Typically any home built on uncompacted fill soil will be more susceptible to foundation settlement and failure, this includes both pier & beam and slab homes. The soils that support the foundation are the same soils which fluctuate due to seasonal cycles.

Also, a brand new home is just as likely to move as a 100-year-old one. From personal experience, new homes can suffer some of the worst damage, and it certainly can be devastating to the homebuyer.

If a potential homebuyer suspects that a house does have foundation problems, what should they do?

If you suspect that a home has foundation problems, the best thing to do is get a foundation repair company out IMMEDIATELY for further inspection. Reyna Foundation Repair will do this for free and will provide you with a thorough understanding of the seriousness of the problem and what it will cost to repair. You may even consider doing this before placing an official offer, as this could save you from potential buying into a serious money pit.

Figuring out early how much a home’s foundation problems will end up costing could play a large role in determining whether or not a home is right for you.

What are a buyer’s options if foundation problems are found?

It’s best to identify damage before an offer is made, however it’s not too late even then. Texas offers a “Special Inspection” period where a homebuyer may bring in professionals to examine the property. If there is anything found unsatisfactory at that time, a buyer may still withdraw the contract or re-negotiate. Schedule your option period foundation inspection today.

What about a home that’s had foundation issues in the past?

Keep in mind that if you find a house that has had foundation repairs or piers put in, that doesn’t mean it’s a bad house. In fact, it could make it better. Most foundation companies warranty their work for the lifetime of the home, and the warranty is transferable to each owner. However, this is a common trap that homeowners run into. Not only should you closely scrutinize the warranty and what it covers, you should also remember that a warranty is only as good as the company behind it. Ask if a company has insurance such as a “warranty trust” that protects you if in the future they are not around. Reyna Foundation Repair offers a lifetime warranty and is fully insured and registered with the State of Texas.

After purchasing a home are there any steps a new homeowner should take to prevent future foundation issues?

The best thing a homeowner can do to try and mitigate any future settlement is to manage drainage and vegetation. Trees and large shrubbery can be very detrimental to a foundation by causing dry pockets and differential settlement, keep them away from the house. Gutters are also very important to keep the roof runoff from gathering around the foundation, be sure gutters are installed, clean, and the downspouts lead far away from the house.