Shallow soil is generally the most affected by seasonal moisture
changes. If the load bearing soil consists of expansive clays which are
subjected to changes in moisture content, differential foundation
movement can occur if it does not happen uniformly throughout the entire
slab.
This differential movement can result in “dishing” or “doming” of
the foundation, and can become quite pronounced, especially in areas
where the local climatic conditions include extended seasonal periods of
both hot, dry weather and cooler, wetter weather (Just like ours!). In either
case (consolidation or differential shrinking/swelling movement), poor
design and/or construction can result in unacceptable performance.
Effective irrigation is best accomplished with an underground foundation watering system. Automated systems
that monitor soil moisture and irrigate as needed are available from several different local contactors. Soaker hoses will
provide you with many of the same benefits, if utilized properly.
The best way to use a soaker hose is to bury it about three inches deep, one foot from the edge of your
foundation. Placing the hose a short distance from the foundation allows the water to soak into the soil evenly. Be sure to
check it periodically to verify that it is working properly. If the soil is starting to pull away from the concrete, it needs
more water. Also, don’t neglect to water during the winter months. We sometimes experience periods without rain during that season as well . Please see maintenance guide https://mbrgfr.com/home-foundation-maintenance/
– Customer responsibility:
Remove paintings or anything hanging on walls near where foundation work is being performed. If you have
any questions as to whether or not to remove something, please remove it to be safe. Remove items from shelving or
mantles near where foundation work is being performed.
MASTER BUILDERS, REMODELERS and GUARANTEED FOUNDATION REPAIRS will not be responsible for
broken personal items that break during a foundation installation.
Plants – We will be glad to remove plants if they are in the way or cut them back, but we do not expect them to
live because of the strain that is put on them in the process of installing piers. If you want, you can hire a landscaper to
remove plants near the installation area, and replace them after we have left. This will help raise the chance of their survival.
Water – Please water around the perimeter of the foundation in the areas that are being worked on the day before
we are to arrive until the ground is fully saturated. It will help the digging process as well as the press of the piers
(and therefore the lift of the slab) and give you a better installation.
It is our goal to close any brick cracks that exist, but there may be limitations during the lift that can prevent the
cracks from closing. Sometimes there is a horizontal shift which will rarely come back, or sometimes the grade beam is
too weak to lift the amount we would like, therefore causing more damage than good to lift the home further. Either
way, brick cracks may close, and they may not close.
We recommend you wait until after a lift to determine whether you will want to hire a mason to tuck and point
your brick work. While we do not do tuck and point work, we will be glad to help you locate a good mason. You can
have mortar work done directly after slab repair, but wait at least 2 to 6 weeks for all settling to occur before you do any
drywall repair or painting. The amount of the lift will determine the proper amount of time to wait for repairs.
Window/door alignment, and closure of interior drywall cracks is the same as above. The goal will be to get all
of those area’s cosmetically or visually appealing, but there may be some limitations. Doors especially can present problems
since many times customers or previous owners may have shaved the doors to be able to open and close. When we
lift a home it can reverse that. We do not reset doors or guarantee that they will be aligned after a lift. You may need to
hire a carpenter to re hang the doors if you would like them to be square.
Sink Holes – When we dig to install piers it will loosen the dirt. We will pack it back down after the lift, but
sink holes will likely develop after a good rain or two. It is the customer’s responsibility to fill those in as needed. We
will leave enough dirt to do that from the nearby piers. We do not haul off dirt without extra charges. If you request us to
haul of dirt and it is agreed upon, we will not bring dirt back after sink holes develop.
Flooring – If there are concrete break outs, we will use a jack hammer to break out the concrete and we will fill
it back after the job is done.
Interior Piers – All furniture must be completely removed from the room where any interior piers are
being installed. There must also be a clear pathway to and from the interior piers to the outside of the house. You may
need to rent a portable storage unit to hold things if you do not have enough room in other areas of the house or garage.
We do NOT remove or relay carpet. If you want your carpet to be professionally removed, cut, or relayed, you are
responsible for hiring a carpet company to perform that work. You will need to wait three days after the foundation work
has been performed to allow the concrete to cur before having your flooring replaced or relayed.
Watering – After your foundation has been worked on, you will still need to maintain a watering program for
your foundation. This includes Slab foundations as well as Pier-&-Beam foundations. Please see watering guideline and
suggestions. https://mbrgfr.com/home-foundation-maintenance/
When it comes to home renovation or construction projects, hiring the right person can make all the difference. While it may be tempting to save money by doing it yourself or hiring a friend, choosing a professional contractor ensures your project is completed safely, efficiently, and to the highest standards.
Professional contractors bring years of experience to every job. They understand how to plan, budget, and execute a project from start to finish. Whether it’s managing permits, sourcing materials, or coordinating with other trades, their experience helps prevent costly mistakes and delays.
A professional contractor takes pride in their craft. They have the skills, tools, and training to ensure every detail meets professional standards. From proper framing and wiring to finishing touches, you can expect lasting results that not only look great but also stand the test of time.
Home improvement projects often involve electrical systems, plumbing, and structural changes — all of which require knowledge of building codes and safety regulations. A licensed contractor knows how to meet these requirements, keeping your project safe and up to code.
Managing a construction project can be overwhelming. By hiring a professional, you can focus on your daily life while they handle the logistics. Professional contractors know how to stay on schedule and manage challenges so you don’t have to.
Working with a licensed and insured contractor gives you protection and peace of mind. You’ll know the work is backed by experience, professionalism, and accountability — something you won’t get from an unlicensed or inexperienced worker.
Choosing a professional contractor isn’t just about getting the job done — it’s about getting it done right. With the right team on your side, you can enjoy a smooth process, high-quality results, and the confidence that your investment will last for years to come.
Sandy soil (left) and sandy loam soils (middle) expand and contract very little with moisture changes. They can be very reliable when supporting a foundation.
Clay soils (right) expand and shrink in volume dramatically with moisture changes and can cause significant foundation damage.
Sandy Soils & Your Foundation
Water passes through sandy soils rather than being absorbed. This fact makes sandy soils very stable. Instead of expanding as they absorb moisture and contracting as they dry out, sandy soils maintain a fairly consistent volume and density.
Because of their stability and good load-bearing qualities, sandy soils are less likely to shift and settle, so they rarely cause foundation problems. Unfortunately, sandy soils are less commonly found than other more problematic soil types.
How Clay Soils Affect Your Foundation
Soils rich in clay and silt have the greatest potential to damage a foundation. Clay absorbs water easily, expanding in volume as it becomes more saturated. So-called “expansive clays” can cause foundations to crack, heave and shift.
When clay soils dry out, they shrink and crack, leaving gaps around a house where water from the next storm can penetrate easily and deeply to repeat the expansion cycle. Clay-rich soils usually cause more foundation damage by expanding than by contracting.
Sandy Loam Soils
Loamy soils are usually a very stable soil that shows little change with the increase or decrease of moisture temperature.
The primary concern with foundations built on loamy soils is erosion. When soils underneath your foundation erode, they may begin to be inappropriate strata for sustaining the weight of a foundation and home structure.
Call MBRGFR Today for a Free No Hassle Evaluation 817-469-1090
To make repairs last, the property owner must change the conditions that caused the problem. Soil swelling can usually be stopped by cutting off the moisture supply. Plumbing leaks are major causes of soil swelling. If water leaks do occur, they must be repaired immediately to prevent damage to the foundation.
Poor drainage near the foundation is another cause of soil heaving. The owner may have to regrade his lot to make sure rainwater drains away from the foundation. Downspouts for gutters should carry water well away from the foundation and there should be no places where water ponds near the house during rains.
Brick cracks may close, and they may not close. It is our goal to close any brick cracks that exist, but there may be limitations during the lift that can prevent the cracks from closing. Sometimes there is a horizontal shift, and that will rarely come back. Sometimes the grade beam is too weak to lift the amount we would like, and it would cause more damage than good to lift further, and the cracks cannot close.
If you are planning any post foundation repair cosmetic repairs, please consider waiting 10-14 days for the foundation to settle before beginning any masonry , sheet rock, roofing repairs, or painting.
Post foundation repair tips are similar to the items mentioned in for prevention: http://www.mbrgfr.com/maintenance/
Follow these suggestions to minimize the chance of a re-occurrence of your foundation problem or for new problems developing.
Call MBRGFR Today for a Free No Hassle Evaluation 817-469-1090
Here in Texas with our long, hot, dry summers, most people know that drought conditions can damage foundations. The dry soil and clay shrinks out from under your home removing the foundation’s proper support.
But actually, ground moisture is a double edged sword. While too little water content in the soil around your home can be hazardous, too MUCH water can be harmful too. Especially if surface water pools in only one or two areas around your home. As the dirt and clay begins to adsorb the water it begins to expand causing your foundation to heave, or rise above it’s proper level. If the clay doesn’t expand evenly around the perimeter of your house, the rising during wet periods and the settling during dry spots causes undue stress on the foundation as it goes above and below its normal position.
Furthermore, plumbing leaks beneath your home can also cause the same problem. Even a leak slow enough not to notice on your water bill can be more than enough to damage your foundation. In addition to the normal seasonal damage we see from Texas summers, we frequently see homes with problems due to plumbing leaks both in and out of season.
Therefore we advise you ensure your home has proper drainage, where no water pools around the foundation for at least 6 to 10 feet, and your gutters drain onto splash blocks which moves runoff away from your foundation and helps control unsightly erosion. We also recommend that you have your plumbing checked regularly to catch any leaks as early as possible.
Remember, it’s infinitely easier and less costly to maintain your drainage, plumbing, and foundation now, than to wait until you have problems.
Think you may have a Foundation Problem?, Call us 817-469-1090 For Your Free Evaluation
Crawl Space Ventilation is very important to making sure that your pier and beam foundation stays dry. If all of the soil beneath the foundation swells uniformly or shrinks uniformly, it is unlikely to cause a problem. But when only part of the foundation heaves or settles, differential movement causes cracks, wood rot and other damage to an understructure. The right amount of hydration is very important.
One of the best ways to ensure that the moisture content under your pier and beam foundation stays consistent is by checking the efficiency of your vents. These vents allow outside air to circulate through the understructure to prevent the moisture buildup. Another alternative to promote adequate crawl space ventilation is by installing a humidistat fan. It will monitor the moisture and temperature levels under your house and keep the levels consistent to be in order to prevent foundation movement.
If you think that your foundation is moving or has ventilation issues, locusdemo.com/mbrgfr/ inspects both slab and pier and beam foundations. Don't hesitate to give us a call at our office (817) 469-1090
Keeping water drained away from home foundations is important for two main reasons. First, if there is living space on the other side, the owner will want it to stay dry. Good drainage is the first step toward accomplishing that, then waterproofing. Second, soils supporting a foundation need to stay at a consistent moisture level to prevent settlement, heave, or differential movement.
Here are a few things to keep in mind
Think you may have a Drainage or Foundation Problem?, Call us 817-469-1090 For Your Free Evaluation
