Have you been noticing small cracks appearing in your foundation lately? Or water puddling around your home after heavy rains even though your lawn was graded properly? If so, there is a good chance your home is dealing with improper drainage issues that could be causing serious foundation damage if left unaddressed.
Poor drainage around your home’s foundation places unnatural pressure on the structure and allows water to seep into areas it should not be. Over time, this excess moisture can cause cracks to form and spread if the root issue of improper drainage is not fixed.
What Causes Poor Foundation Drainage?
Before we can understand how poor drainage causes foundation cracks, we must first understand what typically causes poor drainage around a home’s foundation in the first place. Common causes of poor foundation drainage include:
- Clogged or damaged gutters and downspouts
- Improper lawn or yard grading
- Blocked window wells and basement windows
- Aging or broken drainage pipes
- Poorly installed sump pumps
- Certain types of moisture-retentive soil
Anything that prevents water from properly flowing away from your home’s foundation and instead allows it to pool close to or touch the structure can degrade the foundation over time through constant moisture exposure.
How Does Poor Drainage Lead to Cracks?
How exactly does excess water exposure create cracks in foundations? Poor drainage allows excess, unchecked water access to a foundation which then degrades the structure through pressure, freezing, swelling, intrusion and damage over time until cracks form. There are a couple of reasons for this phenomenon:
Hydrostatic pressure – When soil becomes oversaturated with water, its weight increases dramatically and places tremendous pressure on any below-grade walls and floors. This causes bowing and cracking over time.
Frost heave – In colder regions, trapped water in soil or foundations can freeze, expand, and actually lift and crack heavy concrete blocks right out of the ground.
Soil swelling – Certain clay-based soils swell enormously when wet and exert pressure on structure walls, leading to cracks as the soil shifts and changes volume.
Concrete porosity – Concrete, while incredibly strong, is still porous. Constant moisture allows water to seep in through tiny holes, expand when frozen, and cause interior cracking and spalling.
Organic growth – Where there is water there is often algae, plant roots, or mold growth which can penetrate cracks and further wedge them open over the seasons.
Signs Your Home May Have Drainage Issues
At what point should you suspect your home has a drainage problem putting your foundation at risk? Here are some common warning signs to look out for:
- Standing water near your foundation, windows, or in low spots after it rains
- Cracks forming in basement walls or around windows/doors
- musty smell indicating humidity issues inside
- Window wells or sidewalks heaving visibly above floor level
- Water stains on exposed foundation walls
- Plant or tree roots growing into/through cracks
- Sump pump running frequently even when it’s not raining
Does Your Foundation Need Repair or Just Drainage Fixes?
If you notice any signs of poor drainage or cracking, it’s time to call in the professionals. A foundation contractor can perform an inspection to determine the damage level and advise the best course of action.
Minor cracks may just require repair/sealing plus improved drainage to prevent further issues. But larger or multiple cracks could indicate an unstable foundation requiring reinforced supports, piers, or projects such as mudjacking to level the structure before waterproofing solutions. Either way, drainage upgrades will be crucial to any long term fix.
Improving Drainage to Repair Foundations
Once damage is assessed and any necessary structural work complete, focusing your efforts on proper drainage solutions will be key to preventing further problems down the road. Making these drainage improvements after repairing cracks not only prevents future water damage but also protects any investment made to stabilize a shifting foundation. Some common upgrades to consider:
-Redirecting Downspouts – Extend downspouts at least 6 feet from foundation with underground pipes if possible.
-Regrading Yard – Slope the ground away from your home’s perimeter at a minimum 6 inch drop over 10 feet.
-Sump Pump Installation – Remove standing water in the basement with this automated pump system.
-Window Well Replacement – Ensure wells are structurally sound and drain water away properly.
-Gutter Cleaning – Inspect and clear gutters/downspouts of debris regularly, especially in fall.
-Perimeter Drains – French or footer drains help redirect underground water away from basement walls.
-Interior Drains – Catch seepage with a perimeter drain tape/pipe system before it causes issues.
-Vapor Barriers – Create a moisture-proof seal on inside foundation walls with poly sheeting.
A little drainage TLC goes a long way!
Preventing Poor Drainage Before Cracks Occur
It’s always best to get ahead of drainage issues rather than playing catchup after cracks form. During initial home construction or for existing owners, consider implementing these preventative solutions:
- Use non-expansive, well-draining soils during backfilling around foundations
- Grade the entire property to slope at minimum 1% away from the house
- Encase gutters and downspouts in extensions that direct water 10+ feet out
- Install perimeter and interior drainage systems during basement finishing
- Waterproof exposed foundation walls before backfilling
- Maintain positive drainage away using low spots, swales, french drains
- Inspect the system annually and make prompt repairs to spouting, grading, etc.
Should You Handle Drainage Solutions Yourself?
It’s perfectly reasonable to clear gutters or regrade your yard yourself with some effort. However, when it comes to making lasting repairs or installing professional drainage systems, most homeowners will want the expertise and guarantee provided by hiring knowledgeable foundation and drainage contractors.
Reasons include:
- Extensive excavation/installation requiring proper tools, materials and technique
- Ensuring correct pitch, connections and extent of perimeter/interior lines
- Addressing drainage on a whole-property scale rather than piecemeal
- Warranties on workmanship for boosted system effectiveness
- Foundation expertise to fully restore balance, drainage and structure integrity
- Permits/inspections for basement remodeling, sump systems and more
How long will drainage upgrades and repairs last?
With quality materials and professional installation, as well as regular maintenance, a drainage system will protect your foundation for 20+ years. Many decades of moisture-free integrity are possible if the drainage system is installed by a professional drainage system professional.
Addressing Drainage Issues for Different Foundation Types
While the causes and effects of poor drainage are similar for all foundations, the appropriate solutions may differ depending on your home’s specific design. Here’s a brief overview of drainage considerations for some common types:
Basement Foundations
A poured concrete basement is the most likely area to experience cracks and leaks from excess moisture. In addition to perimeter and interior drainage systems, basement foundations require powerful sump pumps designed for the flow rate needed. They also benefit greatly from waterproofing membranes on walls to prevent seepage.
Crawlspace Foundations
Consisting of concrete footings with vents and perforated pipes, crawlspaces are susceptible to high moisture levels that promote mold growth. Improving crawlspace ventilation, grading around the perimeter, and installing vapor barriers are essential here. Vents should be sealed or redirected during storms to keep water out.
Slab-On-Grade Foundations
Having no basement walls means slab foundations have little protection from wet soil. Strategic water diversion is critical, like outward sloping soil, driveway crownings, and surface runoff solution swales. Cracks require epoxy injection and topical sealants as a repair.
Block or Brick Basements
These require specialized drainage due to mortar joints that allow seepage. Perimeter drainage channels catch water, and dimple board/coatings are applied to the inside for a watertight barrier. Pay close attention to small cracks before they spread.
Bi-Level and Tri-Level Homes
With multiple floor heights and walk-outs, unique grading is needed for complex sloping. Terraced retaining walls, subsurface drain tiles behind, and splash blocks safely transport water away.
Treated Wood Foundations
More vulnerable to rot, wooden foundations demand directed downspouts, gutters, and drainage slopes using gravel. For repairs, replace damaged boards and sealrecurrent areas with protectant.
No matter your home style, partnering with qualified foundation and drainage experts ensures customized solutions address all your type’s particular concerns, preventing future problems through proper long-term drainage maintenance.
In Conclusion – Act Now to Stop Crack Before They Start
Homeowners have to make themselves aware of how poor drainage undermines foundations overtime. It is necessary to address even minor pooling areas or small cracks now rather than later. The time, money and hassle saving rewards far outweigh any immediate costs when it comes to protecting your most important structural investment – your home’s foundation.
Think you may have drainage issues putting your home at risk? Contact a qualified foundation and drainage contractor today for an assessment. It could save you from costly cracks, repairs, and extensive waterproofing down the road. Identify problems early and let the experts implement customized solutions engineered to keep that critical foundation in solid condition for the life of your home.