My House Is Settling: What can I do?

My House is Settling. What Can I Do?

Owning an older home in Washington County comes with its share of unique challenges.  One common issue homeowners encounter is a sagging house. This can manifest in a variety of ways, from slightly sloping floors to more severe structural problems.

Understanding the root cause of the settling is crucial for determining the best course of action. Here are some of the most common reasons for a house that is settling:

Aging Foundation: Over time, foundations can settle or shift due to a variety of factors:

Soil Settlement: The soil beneath the foundation can compress or shift, especially in areas with clay soils that expand and contract with moisture changes. 

Frost Heave: Water in the soil can expand when it freezes, pushing the foundation upwards and inwards.

Erosion: Soil erosion around the foundation can undermine its support. 

Insufficient Support:  Sometimes houses are built on foundations that aren’t properly designed to support the loads required.

Deteriorating Structural Members: The wooden skeleton of your house, including beams, joists, and posts, can weaken over time due to:

Rot: Water intrusion from leaks, poor drainage, or high humidity can lead to wood rot, significantly weakening structural members.

Insect Damage: Termites and other wood-boring insects can weaken the structural integrity of the house.

Overloading: Adding weight to the house, such as a second story, heavy appliances, or even a significant amount of furniture, can overload the existing structure.

Poor Initial Construction: In some cases, the original construction may have been inadequate.

Signs of a Sagging House

Recognizing the signs of a sagging house early on is crucial for timely intervention and minimizing potential damage. Here are some common indicators:

Sloping Floors: This is perhaps the most obvious sign. A ball rolling across the floor should travel in a straight line. If it veers off course, it means the floor is sloping.

Sticking Doors and Windows: Difficulty opening and closing doors and windows can be a sign of a slightly out-of-square structure.

Cracked Walls and Ceilings: Cracks in interior and exterior walls, as well as cracks in ceilings, can indicate structural movement.  Diagonal cracks in walls in particular indicate settling of the structure or foundation beneath.  

Sagging Rooflines: A noticeable dip or sag in the roofline is a clear sign of underlying structural issues.

Gaps Around Doors and Windows:  Gaps around windows and doors that get bigger with time are a surefire sign of settling.

What Can I Do?

Addressing a sagging house often requires professional intervention. Here are some common solutions:

Foundation Repair:

Proper Drainage:  Ensuring proper drainage is the top of the list.  Make sure water drains away from the house and the foundation.

Jacking: lifting and supporting the foundation so repairs can be made to the structure.

Masonry Repairs:  Repairing the stone foundation and/or pouring sections of new concrete wall.

Structural Repairs:

Beam Reinforcement: Installing new support beams or reinforcing existing ones can strengthen the structure and prevent further sagging.

Sistering: Attaching new pieces of lumber to existing beams to increase their strength.

Steel Beams: Installing steel beams for added support, especially in areas of high stress.

Posts: Adding additional posts and to support sagging beams.

Moisture Control:

Proper Drainage: I mentioned this earlier but I will mention it again because it is so important.

Grading: Correcting any slope around the foundation to direct water away from the house.

Roof and Gutter Repair: Addressing any leaks in the roof and ensuring proper gutter function to prevent water damage.  It’s so easy to forget all about your gutters and find out they have been chock full of leaf debris for the last ten years and leaking into your basement

Regular Inspections:

Take a walk around your house from time to time.  Look at the roof line, eaves, and gutters.  Where is that water going?  Don’t be a stranger to your basement!  Water comes in seasonally but just because its always been that way doesn’t mean it should be.

Finding the Right Professionals

Choosing the right contractor for your foundation or structural repair project is crucial. Here are some tips:

Seek Recommendations: Ask for referrals from trusted sources, such as other homeowners, architects, or local historical societies.

Read Reviews: Research online reviews and testimonials from previous clients.

Ask Questions: Don't hesitate to ask questions about their experiences, their proposed solutions, and their warranty or guarantee.

Preventive Measures

While you can't always turn back the clock on a house that has been sagging, taking proactive measures now can help stop the damage.