Dallas "foundation problems"?

Question

What am I hearing so much about foundation problems in the Dallas area? I am told you have to water your foundation because it is a slab and is on clay that drys up to much in the summer. Has anyone ever had or know of anyone that has had a foundation problem in the Dallas area, or any other area? Usually the average cost to fix this problem is around $7,000

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Great analysis, Ken.

I happen to live in probably the worst location for foundation problems in Dallas County - Las Colinas.    This area is built upon a band of gummy clay soil.  When it gets wet, it expands significantly.  When allowed to dry, it contracts.   The challenge is keeping the moisture level as close to consistent at possible.  I use a network of timers and soaker hoses around the slab.  I also ensure the sprinkler system keeps the soil from cracking in summer months.  It's not easy...you can water in the zone surrounding the house for an hour in the middle of the night and chasms may open up in the heat of mid-day.   Don't even want to talk about my water bills.  There's no other option, however.

Every foundation in this area has either 1) been repaired at least once, 2) needs repair, or 3) will someday need repair.   How long before that "someday" comes is proportional to one's effort (or lack thereof) in keeping it maintained.

I too have a brick wall that is leaning due to the soil around here.

PS:  Just heard a timer valve turn on!  Yes, I'm talking year-round!

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Not all of Texas is like I described.  In fact, not all of Dallas is, either.  There are sections of town that experience very little foundation movement even though the climate is identical.  It's all in the soil.

There are no state taxes in Texas.   There are, however, rather exhorbitant property taxes.

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There are areas more prone to foundation issues due to the moisture contnet of the soil. However, if you noticed in my last post, plumbing leaks are a bigger source than anything and those could happen on any home. Working with an experience real estate agent in the area can help you avoid parts of Dallas with more issues.

Property values are low as a result of property taxes, an over-abundance of land, and average household income.  In places like southern California, property values increase because there is very little undeveloped land left. One thing we have an abundance of in Dallas is land. Property taxes combined with household incomes create a problem for homeownership and the fact that taxes grow proportionately with property values while income does not is another factor.

Ken Hicks · Answer

Is this why the properties have stayed low in Texas? between the utility bills, foundation, and state taxes. I can see why they stayed cheap. thanks for your input. are there any parts around the dallas area that don't see this foundation problem?

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mach

I'm not sure where you are from, but apparently NOT Dallas. Foundation problems in Dallas are like termite problems in Dallas. If you own a home long enough you will have this problem. That said, there is a tremendous amount of variety in the soils across the DFW area so it does depend on where your property is located in more specificity then just "Dallas".

That said, the foundation risk is a factor of the moisture in the soil below the home's foundation. Typically, a lack of moisture isn't the biggest problem but issues arise when you have different soil moisture levels under different parts of the foundation. Swelling due to a plumbing leak or bad drainage can make the clay soils swell. If this happens coupled with a lack of moisture elsewhere - say 100 degree heat in Dallas in August - then the foundation will bulge and buckle.

If the moisture is consistent across the foundation, the home will sink or raise, sometimes several inches. I have a brick facade along my driveway that in summer separates from the driveway by as much as 3 inches in some places but right now is flush with the driveway.

The cost to cure is also a wide variable because it depends on several factors.

1) Is the foundation a slab or pier & beam. Pier & beam can be easier to replace/repair depending on how many piers need to be replaced or repaired.
2) How much damage was done to the slab before the repair job. I've seen people pay over $40,000 on foundation repair due to extreme negligence
3) What other issues need to be corrected to prevent a reoccurrence? If you have a plumbing leak under the slab, you need a plumbing repair in addition to a foundation repair.

Hope this sheds some light on the subject.

Ken Stampe
Bank of America
Mortgage Lending

Dallas &quot;foundation problems&quot;?

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Dallas "foundation problems"?