Home Foundation Maintenance Tips

Watering your foundation

The primary objective of a foundation maintenance program should be to keep the soil under the house in a uniform and constant moisture condition. This is best achieved by keeping water from accumulating near the foundation to keep the soil from getting too wet (see below) and by adding moisture during periods of dry weather to keep the soil from getting too dry. Dry, cracked soil near the foundation is an indication of both lack of moisture and the presence of expansive soils. Water should be added to soil around the foundation before the soil drys, shrinks and cracks. This is best accomplished by a watering program during periods of dry weather.

A watering program can be accomplished with a sprinkler system or, especially during periods of extremely dry weather, soaker hoses. Remember, however, that soil that is too wet can be just as damaging as soil that is to dry, so monitor the soil so that it doesn’t get too wet and muddy or too dry and cracked or pulled away from the foundation. Other watering tips include watering at night to limit evaporation and watering more often rather than longer to reduce run-off and conserve water.

Planting Beds and Downspouts

Downspouts are designed to channel water from the roof away from the structure. If the downspouts drain next to the structure, especially into planting beds, water can pond near the foundation and cause soil swelling. Make certain that downspouts drain more than 5 feet from the structure and past the edges of planting beds. Also, planting bed edging can trap water near the foundation. Make sure rainwater drains from planting beds by including spaces between brick, stone, and landscape timber edging or by drilling holes at ground level in metal edging.

Grading

When making changes to the grading surrounding your home make certain that water can not pool near the foundation. Also, make certain that a 5% grade is maintained at all times.

Renovations/Additions

Additions and renovations may disturb the run-off and drainage from your home. Make certain that all drainage and grading is properly maintained to keep water from improperly soaking into the soil near the foundation of the home and the addition.

Air Conditioner Condensation

Air conditioners generate water through the discharge of condensation. Check regularly to make certain that your condensation piping is not clogged. If city codes allow have it drain into your sewer line or at a minimum well away from the house.

Plumbing

Undetected plumbing leaks can insert undue water into the soil. If you suspect that your plumbing is leaking into the soil, have it tested and if necessary, repaired as soon as possible. Consult your foundation specialist to assist you in determining if the leak affected the foundation.

Landscaping

Bushes and trees remove water from the soil. Trees can soak up to 150 gallons per day. Before making changes to your landscaping make certain that you follow a few simple rules: Keep the future drip line of the mature tree no closer than the edge of the eaves of the roof.

For more information on foundation maintenance you can download the following publications:

“Foundation Maintenance” by W. Tom Witherspoon, P.E., Foundation Repair Association, www.repairfoundation.org