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Missouri is known for soil problems with it's clay-based soil. Sinking foundations, cracked and buckled walls and uneven floors are problems commonly faced annually by homeowners.

Structures situated on unstable soils settle when their foundations are subjected to extreme moisture conditions or lack of proper drainage. A shifting foundation may result in structural damage to structure and a loss of your investment.

Some common things to look for:

Cracks in exterior walls
Bowed foundation walls (Walls pushing inward)
Windows and doors that stick
Cracks in foundation walls
Cracks in interior sheetrock walls and ceilings
Sunken interior floors.

No matter what the reaon for the foundation problems, the effects can be devastating to the integrity of the structure and it's value.

Foundation settlement and movement typically in Missouri is caused by building on expansive clay, improperly compacted fill soils, or improper maintenance around foundations.

In most cases, water typically is the culprit.

Observing soil moisture changes around your foundation is possible, but what about under it? Moisture can move from outside to under your foundation through a property of soils known as suction. Soil suction is similar to placing just a corner of a dry, compressed sponge in contact with a puddle of water. In a short time, the sponge has drawn water throughout itself and grown in volume. While a water source is present, the sponge will continue to absorb water until it is saturated. If the water source is cut-off, then water already in the sponge will distribute itself evenly, but the sponge will not reach saturation.

Water can move horizontally and vertically through the soils under your foundation in a similar manner. As clayey soils draw water to themselves, they too grow in volume (swell or heave) causing your foundation to move. Drying outside your foundation reverses the process. The moist soils will lose volume (shrink) as soil moisture moves out from under your foundation causing the foundation to settle. Shrinking and swelling soil motions can lead to damaging your foundation and structure. Uniform changes in soil moisture are less damaging to your structure than localized changes.  We know the soils varies from location to location.  For example Jefferson City may have more rock based soils while Warrenton would hold more clay soils.

You should review the list below and possible actions to control or minimize the various sources. Begin practicing the suggested actions as soon as possible to improve your foundation and structure performance. Many of these actions can become a routine part of your ongoing conscientious owner maintenance activities.

Annually inspect the area within 5 feet of all sides of your foundation after a rain to determine if proper drainage is maintained away from your structure. Monitor existing cracks for progressive or seasonal movements.

Rainfall Non-uniform runoff from roof may result in localized heave. Maintain soil sloping away from all sides of the foundation for a distance of at least 5 feet, use gutters with downspouts that discharge at least 3 feet from the foundation.

Gutter Down Spout Concentrated sources of water may lead to non-uniform foundation movements. Extend dichharge a minimum of 3 feet from the foundation and use splash blocks to avoid erosion or use flexible discharge tubes.

Poor Drainage Localized source of water from rainwater flowing or ponding next to the foundation may lead to localized heave of the foundation. Slope ground away from all sides of the foundation for a distance of at least 5 feet, create drainage swales to divert water away from the foundation, keep dirt line several inches below the brick line, use clay soil fill to create positive slope away from the foundation. Do not use SANDY SOILS for fill next to foundation, use CLAYS. Compact the fill to shed water, not absorb it.

Flower Beds Localized source of water not on all sides of foundation, may result in non-uniform foundation movements. Do not flood or pond irrigation water, slope ground surface away from the foundation, do not trap water near the foundation with edging, use mulch to slow evaporation.

Sprinkler Valves Valves frequently leak and joints may leak with time, resulting in localized water sources which may cause non-uniform foundation movements. Locate at least 5 feet from foundation and inspect valves frequently.

Over Watering Provides excess source of soil water for suction to draw moisture under foundation which may cause a stable area to begin heaving and damaging your structure. Water just enough to keep plants and grass alive and growing, not thriving and lush through saturating the ground.

A/C Unit Condensation Concentrated source of water which can result in non-uniform foundation movements. Direct the discharge line to drip on a concrete pad or splash block which has been properly sloped away from the foundation.

Hot and Dry Climate Loss of soil moisture from under foundation edges may cause foundation settlement. Uniformly water landscape planting and area next to all sides of the foundation, install automatic sprinkler systems, add sidewalks adjacent to the foundation.

Excess Drying on the West Side / Non-uniform Moisture Loss Non-uniform drying on all sides of foundation from the sun or failure to provide watering on all sides of the foundation may cause non-uniform foundation movements. Apply more landscape water on drier sides of the foundation, use mulch to slow evaporative drying, plant quality shade trees along with installation of a tree root/vertical moisture barrier.

Trees Tree roots grow under foundation and dry out soils causing non-uniform foundation settlements. Plant tree a distance greater than their mature height from the foundation. If existing trees are closer-install an approximately 4- foot deep tree root/vertical moisture barrier system near the foundation and possibly prune trees (to limit moisture stress) if barrier system is under the drip line of the tree. Water tree roots away from the foundation.

Landscape Planting Drying from roots, transpiration and soil suction may cause non-uniform foundation movements. Plant bushes and shrubs away from the foundation, uniformly water plants, do not flood or pond water next to the foundation.

Landscape / Retaining Walls Non-uniform drying on all sides of foundation may result in non-uniform foundation settlements. Apply more landscape water than other sides of the foundation, use mulch to slow evaporation.

Plumbing Line Leaks Leaks in sewer or water lines provides localized source of water that may lead to localized foundation movements. Monitor water bills, get leak detection plumber to isolate and repair leaks, verify repairs with pressure tests.

Many studies have shown the health issues surrounding moisture problems in our basements and crawl spaces are becoming an epidemic in this country.

We specialize in drying wet basements and leaking cracks and can guarantee the results with a full warranty, so you can stop worrying every time it rains. A dry basement will protect your families' health as well as the investment you have in your home. In addition your basement becomes usable living space or additional storage space

Gibbons Basement Systems has been a dealer in the Basement Systems network of International dealers since 1995. Their patented award winning products allow us to solve water problems and provide a dry basement all the time. Finding a responsible and trustworthy contractor is challenging, but you'll find that Basement Systems dealers adhere to the guidelines of respect, integrity, and responsibility. Simply showing up on time for appointments, performing the work that we contract to do, and standing behind our warranty help demonstrate to homeowners that we will be there when you need us. Homeowners should expect this, and we as contractors need to earn your business.