Knowledgeable Oklahoma Homeowners Are More Secure
At Oklahoma Foundation Solutions (OFS), we believe that peace of mind starts with providing homeowners with the knowledge to make the best decisions for their homes. This includes potential crawl space repair. When homeowners are equipped with the necessary information, they are able to thoroughly evaluate their options, identify the positives and negatives, and anticipate potential outcomes. This is part of the reason why we delivered plenty of facts and details about Oklahoma crawl spaces in Part One.
Knowledge allows Oklahoma homeowners to make choices that align with their individual needs and situation. Knowing what signs to look for and which foundation repair service best suits the needs of their unique home reduces uncertainty and fosters confident decision making. Having covered how homes with a crawl space are built in part one of this blog, we’ll now discuss causation and signs of potential foundation related issues.
What Causes Foundations To Settle?
Foundation issues and problems reveal themselves in a variety of different ways. As the trusted foundation repair experts for Oklahoma City’s KFOR, we addressed this topic in a recent Ask The Expert article.
Just as Oklahomans battle both heavy rain and tremendous dry periods in the summer, so do their homes. The expansion and contraction of Oklahoma’s expansive clay soil is a common effect of settlement of homes. The soil expands when it receives moisture (i.e.: rainfall), and it contracts when it experiences moisture loss (i.e.: extreme heat with little rainfall). This can cause structural imbalances and visible signs of foundation-related issues.
Earthquakes can also cause damage to a home’s foundation. The powerful forces unleashed during an earthquake can lead to subtle yet impactful shifts to the structure. With the recent 5.1 magnitude earthquake in February, the 4.1 magnitude earthquake in mid-January, and the numerous earthquakes in between, we have received a lot of questions from homeowners that are concerned about their home’s foundation.
Plumbing issues can lead to settlement by eroding the soil around a home’s foundation. Water from leaks can introduce excess moisture in the surrounding soil and produce an environment that is oversaturated. This can cause foundations to settle over time.
Inadequate support, particularly with homes that have a crawl space, can lead to foundation related issues. For example, one of the most common causes of sloped or spongy floors in houses that have crawl spaces occurs when the span between the center beam or center stem wall and the exterior stem wall is too great. When this occurs, there is either no support or inadequate support between the span. Over time, the floor joists and framing can warp, which can be a cause of sloped or spongy floors.
Common Signs of Foundation Related Issues With Crawl Spaces
With all of these causes around us, how do we know that there may be an issue or problem? There are some common, telltale signs to look out for in and around your home.
Exterior Signs
Just like with homes that have a concrete slab foundation, following are several common exterior signs of foundation related movement:
- Cracks in the brick and/or mortar. You may notice horizontal, vertical, and even stair-step cracks on your home’s exterior walls.
- Separation gaps between brick and windows. There can be space developing or widening between your window frame and the surrounding brick wall.
- Separation gaps between brick and garage trim. One of the most noticeable signs of foundation-related issues on garage walls, the gaps indicate that the wall may have rotated laterally.
- Displacement of the frieze boards. The frieze board is the wood trim that sets between a home’s soffit and exterior walls. Sometimes, the displacement is easiest to detect on the corners of homes.
The most common foundation repair service for these exterior issues is the installation of hydraulically-driven steel piers. For more information about this engineer-approved service that is backed by a lifetime transferable warranty, click here.
Interior Signs
When it comes to homes with a crawl space, following are several common interior signs of foundation related movement:
- Sloped or uneven floors. Usually easily identified with the naked eye, one of the most noticeable signs of foundation related movement is sloped or uneven floors.
- Spongy or bouncy feeling when walking. An indication that issues may exist with the foundation or floor support system occurs when the floors feel unstable or springy.
- Slanted door facings. Slanted door facings may appear out of alignment and sometimes cause doors to stick or not close properly.
- Sheetrock cracks on ceilings and on interior walls. Noticeable cracking in the sheetrock is a common sign of settling. Diagonal cracks often angle above door facings and across walls. While not all diagonal cracks warrant repair, they can be an indication of a foundation-related issue.
- Wood rot. Often only detectable from inside the crawl space, wood rot can play a major role in contributing to structural instability.
Two Common Crawl Space Repair Services
Engineer Approved Pier and Beam Systems
When addressing homes with inadequate support, the most common crawl space foundation repair service is the pier and beam system. To address inadequate support, we install a pier and beam system between the center beam or center stem wall and the exterior stem wall. The pier and beam system our company, OFS, uses is an engineered-approved process that consists of 6x6x10 treated beams. Each treated beam is supported by three concrete block supports or by three steel screw jacks that are placed on approximately 18x18x8-inch steel reinforced poured concrete bases. In some instances, the concrete block supports or the steel screw jacks are placed on precast concrete bases.
The new support provided by a pier and beam system can usually, but not always, enhance the cosmetic appearance of the flooring by giving the appearance of being more level. The primary intent of the installation of the pier and beam system, however, is to protect against future movement or settling by stabilizing the affected areas.
Sill Plate Replacement
While addressing how homes with a crawl space foundation are built in part one of this blog, we covered the importance of the sill plate and the role it plays in supporting a house. At OFS, we offer services to replace the sill plate in order to provide lasting structural support. Following are additional reasons why the integrity of the sill plate matters and why replacing the sill plate can prevent damage to a home’s foundation:
- Uneven, Sloped, or Spongy Floors. A damaged or deteriorating sill plate can lead to uneven and sagging floors. If your floors feel spongy or slopes have appeared, the sill plate could be a culprit.
- Foundation Stability. A sound sill plate ensures the home’s weight is evenly distributed to the foundation. If it’s compromised, it can affect the home’s structural integrity.
- Preventing Further Damage. Timely sill plate replacement can prevent more extensive structural issues in the future.
To find out more about the engineer-approved services OFS provides in crawl spaces, click here: Crawl Space Repair in Oklahoma City | OK Foundation Solutions
Conclusion
Many homes with a crawl space have an aesthetic beauty and charm that is often surreal. While maintaining these homes can take some work, a lot of homeowners feel the rewards are well worth it. Having a general understanding of how these homes are built, knowing the signs of foundation issues, and getting familiar with common crawl space repair services empowers homeowners to make the best decisions for their homes.
