Houses talk, if you know how to listen. A door that suddenly sticks in its frame. A crack that zigzags up from the corner of a window. A marble that rolls across the kitchen floor all by itself. On their own, these quirks are easy to shrug off as the normal character of an older home. Together, they can be signs that something is happening beneath your feet.
Foundation problems rarely fix themselves, and they tend to get worse and more expensive the longer they are ignored. Knowing the early warning signs, and getting professional advice about house foundation repairs when they appear, can save homeowners a great deal of money and stress.
Why foundations move
All buildings move slightly over time. Soil expands and contracts with changes in moisture, and many parts of Australia, including large areas of Melbourne, have reactive clay soils that swell when wet and shrink when dry.
Other causes include poor drainage, leaking pipes, tree roots drawing moisture from the soil, inadequate original construction and deterioration of timber stumps in older homes. Prolonged drought followed by heavy rain can be particularly hard on foundations.
Cracks in walls
Cracks are the most common warning sign, but not all cracks are cause for alarm. Fine hairline cracks in plaster are often cosmetic and related to normal settling or temperature changes.
More concerning are cracks that are wider, growing over time, or forming distinctive patterns. Diagonal cracks running from the corners of doors and windows, stair-step cracks in brickwork and cracks wider at one end than the other can indicate movement in the foundations.
Keeping an eye on cracks by marking their ends with a pencil and dating them can help you see whether they are getting worse.
Doors and windows that stick
If doors and windows that used to open smoothly start to jam, rub or refuse to latch, the frames may have shifted out of square. Gaps appearing above doors or around window frames are another clue.
Seasonal sticking can sometimes be caused by humidity, but persistent problems are worth investigating.
Uneven or sloping floors
Floors that slope, bounce or feel springy can point to problems with stumps or the subfloor in raised homes. In slab homes, cracks in floor tiles or uneven surfaces may indicate movement.
You might notice furniture rocking, gaps under skirting boards or a general sense that the floor is not level.
Gaps and separation
Look for gaps between walls and ceilings, between walls and floors, or where internal walls meet external walls. Cornices pulling away and skirting boards separating can be signs of movement.
Outside, check for gaps between the house and attached structures such as verandahs, steps or garages.
External signs
Walk around the outside of your home. Look for cracked or bulging brickwork, leaning walls, cracked paths and driveways near the house, and areas where soil has pulled away from the foundations.
Pay attention to drainage. Water pooling near the house, blocked gutters and downpipes discharging too close to foundations can all contribute to soil movement.
What to do if you notice signs
If you spot warning signs, do not panic, but do not ignore them either. Start by addressing simple issues such as faulty drainage and leaking taps or pipes.
Then seek a professional assessment. A structural engineer or experienced foundation specialist can determine the cause and severity of the problem and recommend appropriate solutions.
Common repair options
Repairs depend on the type of construction and the cause of the problem.
For homes on stumps, restumping replaces deteriorated timber or concrete stumps with new ones, often concrete or steel. Re-levelling adjusts floors to correct sagging.
For slab and masonry homes, underpinning strengthens and deepens foundations to provide better support. Various techniques are available depending on soil conditions and the extent of movement.
Improving drainage and managing moisture around the home is often part of any long-term solution.
Prevention is cheaper than repair
While some foundation movement is unavoidable, there is plenty homeowners can do to reduce the risk. Keep gutters and downpipes clear, and make sure stormwater is directed well away from the house. Fix leaking taps and pipes promptly. Avoid planting large trees close to the building, especially in reactive clay areas. Keep garden beds and paving from blocking subfloor vents in homes on stumps. During long dry periods, some experts suggest maintaining reasonably consistent moisture in the soil around the house. These small habits help keep the ground beneath your home stable.
Do not wait too long
Foundation problems can affect the structural integrity, safety and value of a home. Addressing issues early is generally less disruptive and more affordable than waiting until damage becomes severe.
By paying attention to the small signs your house gives you, you can protect your investment and keep your home safe and solid for years to come.
