Common Causes of Foundation Problems in Hawaii
In Hawaii, we often see foundation issues arising from a condition known as differential settlement. This happens when different parts of your foundation settle unevenly into the ground, often due to variations in the soil's moisture content or composition.
Here’s how it happens…
The majority of buildings experience a small amount of foundation settlement after they’re built. This is normal, and usually nothing to worry about so long as the settling is uniform. Uniform settlement means the entire building is settling into the soil at the same rate. The problems start when the structure settles into the soil unevenly. In other words, different parts of the structure are settling at different rates. This is called differential settlement.
Differential settlement can be caused by:
Soil that hasn’t been properly prepared before construction. For example, soil that has been disturbed or soil that’s used for fill needs to be compacted before construction begins. Compaction increases the soil’s density and its ability to support a structure’s load. If this isn’t done correctly, there could be settlement later, and all the problems that accompany it. Almost all construction projects begin by mechanically compacting the soil.
Expansive soil under the foundation. Expansive soils expand in volume as they soak up moisture, and shrink in volume as they dry out. This movement in the soil stresses the foundation because the swelling and shrinking of the soil never happens uniformly. The damage is caused by the fact that the foundation is not moving as one unit.
Weather. If a foundation was built atop expansive soil during the summer when the soil was dry, it will experience movement during the wet season as the soil soaks up moisture and expands. When the dry season comes around again, the soil shrinks, causing movement once more. This back and forth, swelling and shrinking, puts a lot of stress on a foundation and can lead to differential settlement.
Digging next to the foundation. If someone starts digging too close to your foundation, it can cause a loss of support. This could be the removal of a large neighboring tree or fruit tree. Picture digging a hole close to a chair on the beach. At some point, the chair will fall into the hole.
Earthquakes. It goes without saying that seismic activity can cause serious problems for a foundation.
Flooding. Water is a powerful force. Even slowly moving water can cause a building to separate from its foundation. It can also cause piers under the foundation to shift if they haven’t been drilled down deep into load-bearing soil.
Common Signs of Foundation Problems
Signs of differential settlement include…
Windows and doors that stick, or are hard to open
Uneven, sloped floors
Walls that have separated from the ceiling and/or the floor
Cracks in walls, floors, and ceilings
Bowed walls
Diagonal cracks extending upward from the corners of doors and windows toward the ceiling. (If these are extremely thin, hairline cracks, there probably isn’t anything to worry about.)
Torn wallpaper. This can happen if the wall behind the wallpaper moves.
Drywall cracks or nail pops
Rotated walls
Moldings that have separated from walls or ceilings
Stairstep cracks in brick or mortar
Chimneys and porches that are separating from the rest of the building
If your home is experiencing differential settlement, it’s important to immediately contact our experienced foundation repair professional. They’ll do an inspection, and then discuss the various foundation repair options available to you.
