Foundation Settling: What It Is, Why It Happens & How to Fix It

Ever notice a door that used to close easily now squeaks or sticks? That could be a sign your house is settling. Foundation settling is when the soil beneath your home shifts, causing the concrete slab or footings to move. It’s a quiet problem that can turn into a big headache if you ignore it.

Common Signs Your Home Is Settling

First clue: cracks in walls or ceilings that start at the corners and spread outward. They’re often hairline at first, then widen over months. Look at doors and windows – if they stick, won’t latch, or have gaps that change size, the frame is likely moving. Uneven floors are another giveaway; you might feel a bounce or see a noticeable dip in one corner.

Check the exterior too. Brick or siding that no longer lines up, or a porch that leans, points to a shifting base. If you have a garage, notice if the garage door tracks become misaligned or the door hangs lower on one side. Those issues are usually easy to spot and can save you time and money later.

Why Foundations Settle

So why does soil move? Water is the main culprit. Heavy rain, poor drainage, or a burst pipe can saturate the earth, making it swell or shrink. Clay soils are especially prone to expanding when wet and cracking when dry. Another factor is load – adding a heavy shed, large tree, or even extra floors can stress the original footing.

Older homes often have shallow footings that weren’t designed for today’s weather patterns. If the soil beneath was never compacted properly, it can settle unevenly over time. In short, any change in moisture, weight, or soil composition can set the stage for settlement.

Fixing Foundation Settling

The first step is to stop the water problem. Make sure gutters direct water at least six feet away from the house, and consider adding a French drain or improving the grading around the foundation. If you spot a leak, repair it right away.

Next, you’ll need a professional inspection. A structural engineer can measure how much the foundation has moved and recommend the right repair method. Common fixes include:

• Underpinning: Adding new concrete piers deeper into stable soil to lift and support the existing foundation.
• Helical piers: Screw‑in steel rods that brace the foundation without a massive excavation.
• Slab jacking: Pumping a cement mixture beneath a concrete slab to raise it back to level.

For garage doors, once the foundation is stable, you may need to realign the tracks or adjust the springs. A missing or warped door can be a sign that the settlement is still active, so double‑check after any repair.

Don’t try to DIY a major foundation fix unless you have experience. Small crack repairs can be done with epoxy, but larger movement requires professional equipment and expertise.

Keeping Settlement at Bay

Prevention is cheaper than repair. Keep the soil around your home dry, especially during heavy rain. Install proper drainage, maintain the landscaping so roots don’t pull at the footing, and avoid putting heavy objects directly on the foundation.

Schedule a yearly inspection if you live in an area with expansive clay or experience frequent weather swings. Early detection means you can act before doors start sticking or cracks widen.

In short, foundation settling is a silent issue that can affect everything from your walls to your garage door. Spot the signs, fix the moisture source, get a professional assessment, and choose the right repair. Your home will stay level, safe, and functional for years to come.