How to assess, repair, and prevent foundation issues
If you've ever owned or shopped for a home East of Mopac, you're probably familiar with the structural issues some homes in the area experience. Let's dive in:
Assessment
It's important to note that some home settlement is normal. It's not unusual to see thin, straight cracks along what are known as "tape joints". These are areas where two pieces of sheetrock are connected together, and spackle and tape are placed over them to hide the seams. A small amount of movement will create separations and visible cracks in the spackle.
It's also not unusual to find cracks along the bottom portion of the exterior foundation. Typically there is a super-thin coating put on the outside of the foundation, purely for aesthetic reasons. This is known as a "parge coat" and will most definitely have cracks in a short time, regardless of how it's applied.
You'll also often find cracks on the corners of the foundation. These are colloquially referred to as "corner pops". These are considered aesthetic and not typically indicative of any major issues.
What's more cause for concern are jagged cracks, particularly the ones emanating from doors and windows.
What to do if you find indications of foundation issues
As a real estate agent, the only thing I'm going to do is point and say "we should probably have this looked at" because I am not a structural specialist.
If you are shopping for a home and it is listed in the MLS, ask your agent to look at the attachments to the listing. Sometimes you'll find an assessment, an estimate, or a warranty card in there from past repairs. If they've had it repaired previously, these typically come with a lifetime warranty, but only for the areas where work was performed, and only so long as the company who honors them still exists.
If it's not addressed in the listing, you need to contact the listing agent and inquire about it.
Before making a purchase, I would make the offer contingent on an assessment from a structural engineer. If you only want a verbal assessment, they will offer a considerable discount for that, and that's all you need. Written assessments can be several hundred dollars.
Don't make the mistake of calling a foundation repair company to assess the property. They have a conflict of interest, because they want to sell someone repairs. Call a certified structural engineer.
It's important to note that if you are financing the home (which most of you will be), that the lender may not finance a property with major foundation issues with a conventional loan. You can inquire about acquiring a construction loan to finance the repairs. The lender can't give you money to buy a home that is in immediate need of major repairs.
Hydrostatic Testing
Any time foundation work is completed on a home, the plumbing is often moved around with it, which can cause damage and leaks. These leaks can quickly cause significant foundation issues as well, as the water can erode the soil. In a hydrostatic test, the plumbing system is pressurized to inspect for leaks. This should always accompany a foundation repair.
It's important to note that this test itself can cause issues that weren't present prior in aged and compromised plumbing. This is a stress test for the plumbing components. If an issue rears it's head, it likely would have otherwise presented itself in a less ideal symptom and environment in the future.
For this reason, you need to acquire written permission from the current homeowner to perform this test.
How to prevent foundation issues
It's all about the soil. Shifting is caused by the expansion and contraction of the soil under the home. When the soil absorbs water, it expands. When it dries up, it contracts. So the goal is to keep a consistent moisture level in the soil year-round. Or as consistent as possible. You can't keep the soil completely dry year-round but you can keep it consistently moist. Gutters keep water from running off the roof and onto the most sensitive areas of the soil, and carry it away from the foundation. A sprinkler system is ideal for keeping the soil around the entire home a consistent moisture level. Alternatively, a drip line can be laid or buried around the perimeter to at least keep the soil in the immediate vicinity moist. A drip line is basically a hose with a bunch of holes in it that "leaks" water as it moves through it. Make sure the soil is graded properly such that water drains away from the home and there is no pooling.