What Homeowners Need To Know About Older Homes and Foundation Repairs

What happens when an old home has a foundation problem? Foundation issues can affect any home, however, older homes are more susceptible. When shifting, cracks, and years of wear impact a decades or even centuries old home, it may seem like you don't have a lot of options. But this isn't necessarily true. Take a look at what you need to know about older homes and the foundation repair options that can save your investment.

Why Might an Older Home Have Foundation Damage?

Over time the foundation of a home can shift or settle. This happens when the foundation begins to sink deeper into the ground. While some minor settlement immediately after construction is normal and may not cause problems, shifts that happen over time (or secondary settlement) can cause serious structural issues.

There isn't one cause of foundation damage. Instead, your home could have one of several possible foundation settlement issues. Excessive moisture levels in the soil under the home can increase the hydrostatic pressure. This causes the soil to press against the foundation and may cause cracks and shifting.

The type of soil your home is built on and the amount of compaction can also affect the foundation. Clay or peat soil can easily expand and poorly compacted soil may make it easier for the heavy structure built on top to shift over time. Along with these issues, poor drainage, uncorrected plumbing leaks, tree roots, and natural shifts in the ground under the home can also cause foundation damage.

What Happens to Foundation Damage Over Time?

If left untreated, cracks and minor shifts can grow with time. The result is an unstable structure and serious symptoms that you can see throughout the house. Common signs of foundation damage and uneven settlement include slanted or sloped floors, cracks in floors or walls, doors that stick, windows that stick, bowed walls, molding or baseboards that separate from the walls, or exterior parts of the home (such as the chimney or porch) separating from the outside walls.

Many of these signs may mimic other age-related issues that happen to older homes. This makes it important to contact a professional foundation contractor. Only an experienced professional should assess signs of foundation damage and diagnose a problem. The professional can help you to determine the cause of the foundation shift and recommend repairs that can correct the problem and prevent further damage.

How Can a Professional Correct Foundation Damage in an Old Home?

Foundation damage may seem scary. Even though this is a serious problem that you need to address as soon as possible, it doesn't necessarily mean that you will need to replace your entire foundation. There are ways that a professional can repair a damaged foundation and the root cause of the problem while leaving the remainder of the decades-old or even century-old home intact. This means you won't lose the home you love or the historic value of the structure.

The specific repair that works for your older home depends on the problem. If plumbing leaks (which are common in homes with older piping systems) are at fault, you will need to correct this issue before you address the foundation. A foundation repair that doesn't go along with a plumbing repair will leave you with a repeat problem.

Like plumbing repairs, you may also need to correct soil-related issues. The foundation repair contractor can address the type of soil and how well it is compacted as part of the overall treatment plan.

After correcting the cause, the contractor will need to decide what type of foundation service best matches your older home's needs. If your goal is to preserve the historic aspects of your home (such as wooden floors or exterior features), talk to the contractor about ways this can be done safely.

Common repairs for damaged foundations include additional support from steel piers, helical piers, concrete piles, or poured concrete piers. If you want to learn more about these repairs and other ways to correct an older damaged foundation, contact the Texas Foundation Experts.