Foundation settlement: why a building sinks and what to do
Settlement means part of a building has sunk into the soil beneath it.
If part of your building has dropped, the soil under that part is no longer holding it up evenly.
Settlement is common and does not always mean damage. Even settlement across a whole building is usually less harmful than uneven settlement, where one part drops more than another.
Uneven settlement is what causes cracks, sloping floors and doors that stick. If you are seeing those signs, a sinking foundation is a likely suspect.
- Understand what causes settlement
- Recognize the warning signs
- Know what to do next
- Serving Corpus Christi, the Rio Grande Valley and South Texas
Common causes of settlement
- Soft or poorly compacted fill
- Soil that was not properly compacted before construction can compress over time.
- Washed-out soil
- Leaks and poor drainage can carry soil away from under a foundation.
- Dry spells
- Clay soil shrinks when it dries and can leave a foundation unsupported.
- Tree roots
- Large trees near a building can pull moisture from the soil and dry it out.
- Heavy loads
- Added weight or heavy equipment can push a foundation down.
- Original construction issues
- Footings or fill that were not built for the load or the soil.
Signs of a sinking foundation
- Cracks in walls, brick, floors or the slab
- Floors that slope or feel uneven
- Doors and windows that stick or no longer close
- Gaps between walls and floors, ceilings or door frames
- A visible tilt or a corner that appears lower
What to do next
Photograph the damage, write down the date and keep track of whether it changes. Fix water issues like clogged gutters and leaks. Then call us.
We will look at the building and the site, explain what is happening and send a written quote for the repair.
Common questions
Is foundation settlement normal?
Some minor settling happens in many new buildings in the first years. Ongoing or uneven settlement that causes cracks, sloping floors or sticking doors is not normal and should be checked.
Can settlement stop on its own?
Sometimes it slows when soil conditions settle down. But if there is visible damage or the movement continues, have it assessed instead of waiting.
What is the difference between settlement and a sinking foundation?
They describe the same idea. Settlement means part of the building has dropped into the soil. 'Sinking foundation' is the everyday way people describe it, especially when it is uneven.
Does fixing the foundation fix the cause?
A lasting repair addresses both the foundation and the cause, such as drainage or leaks. Otherwise the soil can keep changing.
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.