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In a typical year in the United States, expansive soils cause damage to more homes than earthquakes, floods, hurricanes and tornadoes combined. Most homeowners insurance does not cover damage from expansive soils.
Expansive soils contain a significant amount of clay which can expand when wet and shrink when dry. These volume changes can generate enormous forces which can damage foundations, underground utilities, sidewalks, driveways and other parts of a home which necessitates foundation repair, under slab plumbing repairs as well as concrete repair work and other repairs.
The United States Department of Agriculture estimates that one half of the homes in the United States are built on expansive soils and one half of these will have some damage. The states that are most affected by expansive clay soils are Texas, Louisiana, Mississippi, Florida, Kansas, Missouri, Colorado, and Tennessee but the reality is expansive clay soils impact homes in all 50 states.
What is an “Expansive Soil”?
Expansive soils contain minerals such as smectite clays that are capable of absorbing water. When they absorb water they increase in volume. The more water they absorb the more their volume increases. This works just like a sponge, expanding when wet and shrinking when it’s dry. Expansions of ten percent or more are not uncommon. This change in volume can exert enough force on a building or other structure to cause damage.
Cracked foundations, floors and basement walls that are unlevel, doors that don’t open and close properly are all signs of typical damage done by shrinking and swelling soils. In 2011 the drought throughout much of the US caused significant damage for many property owners. As the weather patterns change and moisture returns it produces a cycle of shrinkage and swelling that places repetitive stress on structures
How Many Areas are at Risk?
Expansive soils are present in every state. Each year they cause billions of dollars in damage. The American Society of Civil Engineers estimates that 1/4 of all homes in the United States have some damage caused by expansive soils.
Even though expansive soils cause enormous amounts of damage most people have never heard of them. This is because their damage is done slowly and cannot be attributed to a specific event. The damage done by expansive soils is then attributed to poor construction practices or a misconception that all buildings experience this type of damage as they age
What can I do to Prevent problems related to expansive soils?
When expansive soils are present they will generally not cause a problem if their water content remains constant. The situation where greatest damage occurs is when there are significant or repeated moisture content changes. The key is to water around your foundation during dry periods and to make sure yard drainage and down spout extensions keep any water from accumulating around your foundation after rain or during snow melt.
The best solution for any homeowner living on expansive soils is to be vigilant. If you see signs of a problem contact a professional foundation repair contractor or waterproofing repair contractor.