When we live in our homes day after day, we become accustomed to the things we see and hear. It’s all part of being comfortable with where we live.
Sometimes, however, problems can happen right under our feet and we don’t recognize them until more significant issues occur. A key example of this is when we notice that the concrete porch is pulling away from the house.
If you notice that your concrete porch is pulling away from the house, it should not be ignored. It is often a sign that other issues are taking place, and should be addressed as soon as possible.
Why Is My Concrete Porch Pulling Away from the House?
When a person is sick, it is often discovered because they begin showing symptoms. Something similar may also be true of your home, and having this problem with your concrete porch is just a sign that there are more significant problems happening under the surface.
Having this issue addressed by a professional is an essential part of the process. They will look for the following, which you can keep an eye out for as well:
Water: One of the most significant issues associated with damage to the home is water. Even a little bit of water can cause issues that can build up over time and could eventually cause the porch to separate from the rest of the structure.
This is often associated with the ground shifting, perhaps because of expansive soil. It may also happen if the foundation is damaged due to hydrostatic pressure, which can push the foundation in and cause it to buckle.
Differential settlement: If the soil cannot properly support the foundation, it can settle–and even sink. Settling is common, but if the foundation continues to do so (often at a different rate), it can lead to problems that include the porch separating from the home.
You are likely noticing other issues resulting from the sinking foundation, such as sticking windows and doors, cracks in the walls, floors, and ceilings, or uneven and buckling floors. This is a problem that needs to be addressed by a foundation professional immediately.
The porch may also be settling, even if the rest of the home is not experiencing the same problem. Perhaps the foundation under the porch is not as secure as the rest of the home or, as is often the case, the porch may be built on a separate foundation.
Common Signs of Foundation Settlement
If you suspect you are experiencing a problem with foundation settlement, it’s essential to look for other signs that may lead to the same conclusion. One problem is not necessarily going to mean that the foundation is failing, but multiple issues can raise red flags.
The following are some of the most common signs of foundation settlement:
Sticking windows and doors: As the foundation settles, it puts a significant amount of strain on the house’s frame. This includes the smaller frames, such as the door and window frames.
As the door and window frames are under pressure, they may stick when you try to open and close them.
Cracks near the windows and doors: The pressure associated with the sinking foundation can also cause cracks in the drywall near the windows and doors. Additionally, it can cause cracks in concrete or cinder blocks, originating from those areas.
Sloping floors: Unless you take a level and check the floor directly, it is unlikely that you will know for sure that your floor is sloping. Often, this issue is noticed because people feel like they are falling or have vertigo as they walk across the room. The floors may also buckle as a result of a sinking foundation.
Floor, ceiling, and wall cracks: It is not unusual to have small cracks form–but if they are larger and continue to expand, it is a problem worth watching. Some cracks may extend from the wall to the ceiling, and you may have separation where the walls meet the ceiling, floor, or a corner.
Repair Options for Foundation Settlement
The porch is one of the first areas of the home that people see. It provides more than curb appeal, however, and can be a comfortable place to relax or visit with guests.
If the foundation is sinking (leading to the porch separating from the home), it could eventually lead to a failure and collapse. Recognizing the issue early on and getting help from a foundation professional is the first step in rectifying the issue.
The process of lifting and leveling porches is often done using underpinning. Helical piers–which are steel pipes similar to a screw–are inserted into the ground until they reach stable soil. They can then be attached to the foundation or the porch and provide stability.
After the pins are inserted and attached, the porch can be lifted hydraulically. It is not possible to lift the porch to its original height, but it can often be lifted to an acceptable level.
Another option that may help to raise the porch and stabilize it is polyjacking. A high-density polyurethane foam can be injected under the porch to lift and stabilize the area. Although underpinning is used more often, polyjacking can be used where limited access to the porch makes underpinning difficult, or there are no footings or foundation below.
Polyjacking is also a preferred method when the porch is a single layer of concrete, with no footings or foundation supporting it. Lifting the slab is possible with polyurethane foam, but if there is a structure on top of it (such as a sunroom), then underpinning may be necessary.
How to Prevent Foundation Settlement
They sometimes say that an ounce of prevention is worth a pound of cure, and that is certainly true when it comes to preventing problems with the foundation. Considering how many serious issues are involved, taking some preventative measures is vital for any homeowner.
The following are some of the steps that can be done to correct the issue and prevent problems from occurring. Some of these can be done by a homeowner, but all of them are best handled by a professional.
Yard Grading: If the yard is not graded correctly, then water may flow toward the home and have an impact on the foundation. Regrading the yard properly allows the water to drain and reduces the possibility of foundation damage.
Downspout Extensions: The gutters and downspouts on your home take water runoff from the roof and bring it to the ground. Most downspouts deposit the water directly by the foundation, which can cause problems with expansive soil. Downspout extensions also channel water runoff from the roof, but they do so underground. As the water runs down the downspout, it enters the downspout extension and is taken at least 15 feet away from the home to a low-lying area.
Maintenance: Maintaining the gutter system is an integral part of the process. This would include cleaning any leaves or debris from the gutters to avoid having them clog the downspout extension. Gutter screens or leaf guards can also be installed for this purpose.
French Drain: In some cases, installing a French drain around the perimeter of the foundation is a good option. The French drain is a perforated pipe that is buried and collects excess water to channel it away from the foundation walls.
Landscaping: Having bushes planted too close to the foundation or having large trees in the area can cause issues.
These preventative measures can reduce the possibility of foundation problems and help keep your concrete porch in good shape. By getting a professional involved, you can ensure that any work done will have the biggest impact.
