Foundation heave: causes, signs and repair
When part of a foundation is pushed up instead of sinking.
Most people picture a foundation sinking. Heave is the opposite: part of the foundation is pushed up.
On clay soil, wet ground swells and can lift the part of a foundation above it. The result can look a lot like settlement, with cracks, sticking doors and uneven floors, but the cause and the repair can be different.
- Learn the causes
- Recognize the signs
- Know what to do next
- Corpus Christi, the Rio Grande Valley and South Texas
What causes heave
- Swelling clay
- Clay soil expands when it takes on water, especially after a long dry spell followed by heavy rain.
- Plumbing leaks
- A leak under a slab can soak and swell the soil in one spot.
- Poor drainage
- Water that collects beside the foundation can swell the soil there.
- Gutters and downspouts
- Water that is dumped next to the foundation instead of away from it.
- Tree removal
- Taking out a large tree can let the nearby soil rewet and swell.
- Storms and flooding
- A lot of water in a short time can lift parts of a foundation.
Signs of heave
- A raised area or hump in the floor
- Doors that stick or won't close, especially at the top
- Cracks at the corners of walls and ceilings
- Tile or flooring that cracks or lifts
- Gaps below walls or around trim
What to do
Photograph what you see, write down the dates and look for leaks and drainage problems. Then call us for an assessment.
Heave and settlement can happen in the same building, so it helps to have the whole structure checked rather than a single spot.
Common questions
What is foundation heave?
Heave is upward movement of part of a foundation. It usually happens when the soil underneath swells and pushes the structure up.
Can a foundation heave and settle?
Yes. Different parts of a structure can move in different ways, especially on clay soil, so one area can rise while another sinks.
Is heave common in South Texas?
It can happen anywhere expansive clay and water problems come together, including after heavy rain, a tropical storm or a leak.
How is heave repaired?
The repair depends on what is causing it and how far it has gone. We assess the structure and the water conditions and explain your options in a written quote.
Do you offer a warranty on foundation work?
Yes. Our foundation work carries a 30-day warranty. What it covers is stated in your written quote or agreement.
Get a foundation quote
972-535-9023Call or text, or send the form and we'll get back to you during business hours.
- Email[email protected]
- HoursMon–Fri 8am–5pm. Weekends by appointment only.
- AreaCorpus Christi, the Rio Grande Valley and South Texas.
- PaymentTerms are listed on your written quote and invoice.