Overview
Settlement happens when the soil under part of a foundation compresses or shifts, allowing that section to sink. It is often uneven, which is what causes cracking and other signs of distress. Common causes include poorly compacted fill, soil that softens when wet, soil that shrinks as it dries, and leaks or drainage problems that saturate soil near the house.
Signs of settlement can show up throughout a house: cracks in foundation walls or drywall, doors and windows that stick or no longer latch, sloping floors, gaps between walls and ceilings, and separation where a porch or chimney meets the house.
Not every sign requires a major repair. Some homes settle early and then stabilize. When movement is ongoing or significant, repairs often involve piers that transfer the load to more stable soil or bedrock, along with drainage improvements to reduce future movement.
What the work usually involves
- An inspection of the interior and exterior, looking for cracks, gaps and sloping floors.
- Measuring floor elevations to map how the foundation has moved.
- Recommending monitoring, drainage changes or structural repairs.
- Installing piers where appropriate and, in some cases, lifting the foundation.
- Documenting the work for your records.
Before you decide
- Settlement and heave can look similar. Expansive soils can push parts of a foundation up rather than down.
- Permits are often required for structural foundation work.
- Ask about warranties and whether they transfer to a new owner.
- An independent engineer's report can help compare proposals.
- Piers may support only part of the house. Ask how the rest of the foundation will behave.
Local notes for Colorado's Front Range
Parts of Colorado's Front Range are known for expansive clay soils and claystone bedrock that swell when wet and shrink as they dry. That movement can affect foundations, basement slabs, driveways and sidewalks, and it is one reason many local homes are built with deep foundations or floating basement slabs.
Front Range weather brings freeze-thaw cycles, spring snowmelt and summer storms. Keeping water away from the foundation with working gutters, extended downspouts, grading that slopes away from the house and careful irrigation near the foundation is a common first step before or alongside any repair.
We take inquiries from Fort Collins, Boulder, Denver, Colorado Springs, Pueblo.
Before you send an inquiry
- Mention any doors or windows that stick, no longer latch or show new gaps.
- Say whether you are buying or selling the home, since timelines may matter.
- Describe whether water shows up in the basement, crawl space or against the foundation, and when.
- Have any inspection or engineer reports handy, such as from a home purchase.
- Note when you first noticed the problem and whether it seems to be getting worse.
Red flags to watch for
- No plan for restoring landscaping, walkways or finishes disturbed by the work.
- No mention of permits for structural work where your jurisdiction requires them.
- Unwillingness to explain the cause of the problem before recommending repairs.
- Recommending major structural repairs without looking at drainage and grading.
- Refusal to let you get a second opinion or an engineer's review.
What to ask before you commit
- Is the movement ongoing, and how can we tell?
- Is this settlement, heave or something else?
- Will you attempt to lift the foundation, and what risks does that carry?
- What repair do you recommend, and why that approach?
- Will drainage improvements be part of the plan?
Quick answers
- What is the difference between settlement and heave?
- Settlement is downward movement. Heave is upward movement, often from expansive soils that swell when wet.
- Can a settled foundation be lifted back to level?
- Sometimes, partially or fully. It depends on the structure, the repair method and how much movement there has been.
- Will fixing drainage stop settlement?
- It can help, especially when water is a cause, but it may not reverse movement that has already happened.
Related topics
- Foundation Inspections: What a foundation evaluation usually includes, who performs it, and how to use the results.
- Bowing Basement Walls: Why basement walls bow or lean, the warning signs, and the bracing and anchoring options homeowners often hear about.
- Basement Waterproofing: Interior and exterior basement waterproofing approaches, what each addresses, and questions to ask before hiring.
Tell us a little about what you need, and we'll get back to you about foundation settlement.