Types of Foundation Problems

• Without a well-executed foundation, buildings may crack, damage and crumble. Kathrin Ziegler/Digital Vision/Getty Images

  A foundation is the part of a building that is below the ground which transfers and distributes the weight of the building onto the ground. A foundation provides the support for the structure above it and without a proper foundation, a building can crack, crumble and other components reliant on it, like plumbing systems, can be damaged. Foundation issues can occur during building or be sown during the time of construction and occur later down the road.

Soil-Related Problems

• Soil-related foundation problems are caused by the uneven saturation or over-saturation of water in the soil below the foundation. These types of problems result in foundation cracks and uneven, unsettled foundations. Foundation problems resulting from the excessive presence of water in the soil can be caused by plumbing leaks, subsurface water or surface water.

Pre-Construction Compaction

• Pre-construction compaction of the building pad must be executed properly to avoid foundation problems. The slab-on-grade foundation relies on the topsoil layers to lend weight-bearing capacity to support structure and maintain a foundation. When the uppermost soil layers are not properly compacted during grading, the foundation will settle while the supporting soil consolidates, leaving irregularities and unevenness an integral part of the building foundation. This leads to cracks in the foundation. During compaction, a foundation built on varying soil types, like half clay on one side and half rock on another, creates an unsettled foundation, which will crack, damage internal structures and disrupt plumbing systems. The underlying foundation system must be thoroughly designed if foundation and structural problems are to be avoided.

Settlement and Upheaval

• Foundation problems can be caused by settlement or upheaval. Settlement is when a part of the foundation has dropped below the original foundation elevation. This can happen when there is a loss of soil-bearing capacity which can be caused by improper compaction, loss of moisture in the weight-bearing soil or erosion of the supporting soil. During upheaval issues, the foundation soil slab has risen above the original foundation elevation. This can be caused by plumbing issues.

Signs of Foundation Issues

• Exterior or interior signs can demonstrate foundation problems. Some examples of exterior signs of foundational issues include diagonal wall cracks near corners of doors and windows, doors that will not open or close properly and cracks in bricks or mortar. Interior indications of foundation problems include unlevel floors, cabinets that will not shut, leaks and cracks near the fireplace and gaps above kitchen cabinets.